5878 N Tyndall Pkwy · Callaway, FL 32404

$219,850

3 bd · 2.5 ba · 1,554 sqft · Land · 21 Days on market

Built 2026 Excellent condition 1,760 sqft lot Garage $141/sqft · 9% below area Est $242k · 9% under $42/mo HOA · 2% of rent ↓ 8% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +11.7/15.0
• Cash flow +11.1/30.0
• Condition / age +5.0/5.0
• 1% rule +3.5/10.0
• Schools +3.3/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Community closeout! Only 3 remaining! NEW construction opportunity awaits in this classy 3 bedroom, 2 ½ bath townhome with its own one car garage. Features include ColorPlus Hardiboard siding, 9' ceilings, quartz countertops, tray ceilings, and fans in the living and primary bedroom. With clean lines and attention to detail, the Towne is sure to impress. You'll enjoy all Panama City has to offer with its white, sandy beaches, tourist attractions, shopping, and savory restaurants. Your new townhome provides the perfect work/life balance and is within miles of Tyndall Air Force Base.

Key facts

• Quartz countertops
• Community dog park
• $42 HOA

Tags

• COLORPLUS HARDIBOARD SIDING
• QUARTZ COUNTERTOPS
• COMMUNITY DOG PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $220k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (15.1% below list).
• Recommended offer: $187k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.6% in Callaway — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#690 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Bay (suburban): math 51% / reading 51% proficiency, ranked #29 of 73 in FL (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Parker Elementary School (math 24% / reading 32%, grade F, #1,951 of 2,144 statewide, top 91%, 496 students, 74% FRL); Rutherford High School (math 24% / reading 29%, grade F, #489 of 667 statewide, top 74%, 1,337 students, 63% FRL) — zoned schools average 69% FRL vs 48% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 51% district-wide (-24 pts) — the specific schools serving this property underperform the Bay average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.1%/yr); 1368 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Bay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $186,682 (15.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 9.8

CMA / ARV

• ARV (median comp): $242,303
• List price: $219,850
• Delta: -9.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Transmitter Rd	1.22mi	3/2.0	1,524 (-2%)	0mo	$203,900	$134	59
7118 Fox Meadow Dr	1.22mi	3/2.0	1,503 (-3%)	2mo	$273,400	$182	56
635 N 11th St	1.44mi	4/2.0 (+1)	1,487 (-4%)	2mo	$300,000	$202	50
5203 E 4th St	0.52mi	3/1.5	1,875 (+21%)	2mo	$345,000	$184	45
7165 Fox Meadow Dr	1.34mi	3/2.0	1,379 (-11%)	1mo	$236,133	$171	43
5320 Lake Dr	1.46mi	3/2.0	1,368 (-12%)	2mo	$316,000	$231	42
131 H L Sudduth Dr	0.94mi	3/2.0	1,816 (+17%)	0mo	$260,000	$143	38
136 Harlem Ave	1.44mi	3/2.0	1,215 (-22%)	1mo	$200,000	$165	37
3720 E 7th St	1.43mi	3/2.0	1,264 (-19%)	1mo	$260,000	$206	37
230 Viola Ave	1.22mi	3/2.0	1,248 (-20%)	1mo	$199,900	$160	37
5036 E 14th St	1.37mi	4/2.0 (+1)	1,888 (+22%)	0mo	$190,000	$101	33
7320 Chipewa St Unit 6B	1.47mi	2/1.5 (-1)	1,216 (-22%)	1mo	$165,000	$136	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.28×
• Total profit: $-44,550
• Equity at exit: $32,780

10-year hold

• IRR: -19.9%
• Equity multiple: 0.04×
• Total profit: $-59,369
• Equity at exit: $19,009

Cash invested: $61,558 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

Active competition Active MLS

• For sale now: 0 active · 2 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32404

• Home prices YoY: -16.1%
• Rents YoY: 1.1%
• Active inventory: 1368
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,867 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$42
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-87

Break-even live

Break-even rent $1,976

Max offer price $207,327

Occupancy floor 100%

Sensitivity live

Price	-10% $65	-5% $-11	+0% $-87	+5% $-163	+10% $-238
Rent	-10% $-234	-5% $-160	+0% $-87	+5% $-13	+10% $61
Rate	-1.0pp $24	-0.5pp $-31	base $-87	+0.5pp $-144	+1.0pp $-201

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $54,962
• Closing costs: $6,596
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5817 Jasmine Ct Panama City, FL	4.0	2.5	1633	$2,000	$1.22	109d	1	0.06mi
315 Gabrielle Ln Panama City, FL	3.0	2.0	1121	$1,795	$1.60	6d	1	0.07mi
420 Raven Ln Panama City, FL	3.0	2.0	1251	$1,750	$1.40	117d	1	0.10mi
229 Callaway Chase Ln Panama City, FL	3.0	2.5	1200	$1,650	$1.38	109d	1	0.22mi
526 Camellia Ave Panama City, FL	3.0	2.0	1375	$1,950	$1.42	117d	1	0.35mi
528 Camellia Ave Panama City, FL	3.0	2.0	1375	$1,850	$1.35	6d	1	0.35mi
6121 Harvey St Unit 8 Panama City, FL	2.0	1.5	1200	$1,050	$0.88	117d	1	0.38mi
6101 Harvey St #3 Panama City, FL	2.0	1.5	1108	$1,050	$0.95	117d	1	0.38mi
5940 Callaway Cir Panama City, FL	3.0	2.0	1519	$1,775	$1.17	6d	1	0.50mi
5972 Callaway Cir Panama City, FL	3.0	2.5	1500	$1,650	$1.10	6d	1	0.50mi
6415 Wildwood Ct Panama City, FL	4.0	2.0	1750	$2,150	$1.23	6d	1	0.60mi
5101 Willow St Panama City, FL	3.0	2.0	1099	$1,500	$1.36	109d	1	0.64mi
208 North Highway 22 A Unit 33 Panama City, FL	3.0	2.0	1080	$1,350	$1.25	117d	1	0.72mi
129 Seneca Ave Panama City, FL	3.0	2.0	1449	$1,495	$1.03	109d	1	0.72mi
112 Parker Village Cir Panama City, FL	2.0	2.5	1149	$1,500	$1.31	6d	1	0.78mi
114 S Kimbrel Ave Panama City, FL	3.0	2.0	1400	$1,850	$1.32	117d	1	0.82mi
163 Lauren Ln Panama City, FL	4.0	2.0	1731	$2,300	$1.33	117d	1	0.83mi
175 N Berthe Ave Panama City, FL	4.0	2.0	1498	$1,975	$1.32	6d	1	0.92mi
215 S Kimbrel Ave Panama City, FL	3.0	2.0	1568	$1,800	$1.15	6d	1	0.96mi
7009 Edwardian Ct Panama City, FL	3.0	2.5	1341	$1,650	$1.23	6d	1	0.98mi
6328 Olokee St Panama City, FL	3.0	2.0	1131	$1,850	$1.64	109d	1	0.99mi
116 Christie Ln Panama City, FL	3.0	2.0	1092	$1,550	$1.42	117d	1	1.00mi
906 Kevin Ct Panama City, FL	3.0	2.0	1266	$1,795	$1.42	117d	1	1.08mi
5813 Hickory St Panama City, FL	3.0	2.0	1200	$1,950	$1.62	117d	1	1.13mi
7122 Fox Meadow Dr Panama City, FL	4.0	2.0	1503	$2,000	$1.33	0d	1	1.21mi
7126 Fox Meadow Dr Panama City, FL	3.0	2.0	1434	$1,895	$1.32	0d	1	1.22mi
160 N Fox Ave Panama City, FL	1.0–2.0	1.0–2.5	926	$1,330	$1.44	6d	4	1.22mi
509 Phillips Ct Panama City, FL	3.0	2.0	1411	$1,700	$1.20	109d	1	1.23mi
5717 Rebecca Ct Unit B Panama City, FL	2.0	1.0	1612	$1,350	$0.84	117d	1	1.26mi
607 N Star Ave Panama City, FL	4.0	3.0	1846	$2,350	$1.27	6d	1	1.34mi
4141 E 15th St Panama City, FL	1.0–3.0	1.0–2.0	973	$1,825	$1.88	6d	32	1.35mi
4837 S Lakewood Dr Panama City, FL	2.0	1.5	1116	$1,500	$1.34	117d	1	1.36mi

Property features AI

Finance

• HOA & community: Located in the Tyndall Station community

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public waterPublic sewerElectric service
• Home design: Townhome style2 storiesEntry level: first floor
• Construction: Built in 2026Fiber cement / hardboard sidingRoof information not providedFoundation information not provided
• Exterior features: Lot dimensions approximately 20 x 88Subdivision: Tyndall StationUnderground utilities

Interior

• Kitchen: Kitchen on the first floorDishwasherDisposalMicrowave
• Bedrooms: 3 bedrooms totalPrimary bedroom on the second floor with walk-in closet and double vanity
• Bathrooms: 3 bathrooms total: 2 full baths and 1 half bath
• Heating & cooling: Central heatingCentral airCeiling fans
• Interior features: Central air and ceiling fansElectric heatingElectric water heater6 total rooms
• Laundry & utility: Electric water heater

Listing history 31 events

1. 2026-07-03
   days on market $219,850 Active 21 DOM
2. 2026-07-02
   days on market $219,850 Active 20 DOM
3. 2026-07-01
   price $219,850 Active 19 DOM
4. 2026-07-01
   days on market $223,900 Active 19 DOM
5. 2026-06-30
   days on market $223,900 Active 18 DOM
6. 2026-06-29
   days on market $223,900 Active 17 DOM
7. 2026-06-28
   days on market $223,900 Active 16 DOM
8. 2026-06-28
   days on market $223,900 Active 15 DOM
9. 2026-06-27
   days on market $223,900 Active 14 DOM
10. 2026-06-25
    days on market $223,900 Active 12 DOM
11. 2026-06-23
    days on market $223,900 Active 10 DOM
12. 2026-06-21
    days on market $223,900 Active 9 DOM
13. 2026-06-19
    days on market $223,900 Active 7 DOM
14. 2026-06-18
    days on market $223,900 Active 6 DOM
15. 2026-06-17
    days on market $223,900 Active 5 DOM
16. 2026-06-16
    price $223,900 Active 4 DOM
17. 2026-06-16
    days on market $224,900 Active 4 DOM
18. 2026-06-15
    days on market $224,900 Active 3 DOM
19. 2026-06-13
    days on marketlisting id $224,900 Active 1 DOM
20. 2026-06-10
    days on market $224,900 Active 58 DOM
21. 2026-06-09
    days on market $224,900 Active 57 DOM
22. 2026-06-08
    days on market $224,900 Active 56 DOM
23. 2026-06-07
    days on market $224,900 Active 55 DOM
24. 2026-06-05
    days on market $224,900 Active 52 DOM
25. 2026-06-03
    days on market $224,900 Active 51 DOM
26. 2026-06-02
    days on market $224,900 Active 50 DOM
27. 2026-06-01
    days on market $224,900 Active 49 DOM
28. 2026-05-31
    days on market $224,900 Active 48 DOM
29. 2026-05-30
    days on market $224,900 Active 47 DOM
30. 2026-05-12
    price $224,900 906-char remark
31. 2026-04-12
    listed $239,950 Active 906-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,402
• − Mortgage interest: −$12,315
• − Property taxes: −$3,298
• − Insurance: −$1,099
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − HOA: −$504
• − Depreciation: −$6,396
• Taxable loss: −$4,794
• Est. tax savings @ 24.0%: +$1,151
• After-tax cash flow: $112/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 3 photos

Excellent 100/100 None rehab

This newly constructed townhouse is in excellent condition with no visible repairs or maintenance needed. It offers a great value with modern finishes and a prime location.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Adding smart home features — Improves convenience and adds value to the property. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and adds value to the property. ↑

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Callaway Elementary School F FL #1,513/2,144 Nat'l #19,648/41,679 High Rutherford High School F FL #489/667 Nat'l #12,196/17,239

Schools (NCES district)

• District: Bay
• NCES district ID: 1200090
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $47,740
• Composite: 43.41/100
• National rank: #3014
• State rank: #29 of 73 in FL

C Composite livability gradescore 64/100

Livability — Callaway

• Score: 64/100
• State rank: #690
• US rank: #14384

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment D+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Callaway, FL
• County: Bay County · 206,264 people
• Metro: Panama City, FL
• Population (ZIP): 42,514
• Household income: $74,708
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 10% of renters

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Population outlook (Bay County) Hauer SSP2

• Today (2025): 206,264 people
• By 2030: 217,740 · +5.6%
• By 2040: 238,738 · +15.7%
• By 2050: 255,545 · +23.9%
• By 2075: 288,295 · +39.8%
• By 2100: 288,638 · +39.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 12% Two or more races 10% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, Vietnam, Mexico
• Languages at home: 90% English-only · Spanish 6% Vietnamese 1% Other Asian/Pacific 1%

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Political lean MEDSL · Bay

• 2024 margin: Solid R (+47.4) · D 25.8% · R 73.1% · Other 1.1%
• 2008→2024 swing: -6.6pp toward R · 2008: -40.7pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+43.5 2016: R+46.3 2012: R+43.6 2008: R+40.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.59%
• Current HPI: 263.7178
• Rent YoY: ▲ 1.12%
• Metro: Panama City, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Property features AI

Finance

• HOA & community: Located in the Tyndall Station community

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public waterPublic sewerElectric service
• Home design: Townhome style2 storiesEntry level: first floor
• Construction: Built in 2026Fiber cement / hardboard sidingRoof information not providedFoundation information not provided
• Exterior features: Lot dimensions approximately 20 x 88Subdivision: Tyndall StationUnderground utilities

Interior

• Kitchen: Kitchen on the first floorDishwasherDisposalMicrowave
• Bedrooms: 3 bedrooms totalPrimary bedroom on the second floor with walk-in closet and double vanity
• Bathrooms: 3 bathrooms total: 2 full baths and 1 half bath
• Heating & cooling: Central heatingCentral airCeiling fans
• Interior features: Central air and ceiling fansElectric heatingElectric water heater6 total rooms
• Laundry & utility: Electric water heater

Price history

-8.4% since first listed

7 events — show timeline

• 2026-07-01 Price Changed $219,850 CPARMLS
• 2026-07-01 Price Changed $219,850 ECAR
• 2026-06-16 Price Changed $223,900 CPARMLS
• 2026-06-16 Price Changed $223,900 ECAR
• 2026-06-12 Listed $224,900 ECAR
• 2026-05-12 Price Changed $224,900 CPARMLS
• 2026-04-12 Listed $239,950 CPARMLS

Property tax history

+157.8%/yr

Latest (2025): $259 · -0.2% YoY. Source: county tax records.