1606 Montana Ave · Lynn Haven, FL 32444

$175,000

3 bd · 2.0 ba · 1,668 sqft · SingleFamily public records · 49 Days on market

Built 1965 0.35 ac lot $105/sqft · 46% below area Est $325k · 46% under

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Why this score? — see what drove the B 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).

• Cash flow +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home in the heart of Lynn Haven, conveniently located just minutes from Highway 390 with easy access to shopping, dining, and everyday amenities. This 1,668-square-foot home sits on a spacious 0.35-acre lot (100x150) and offers a rare combination of space, flexibility, and functionality--with no HOA restrictions. Built in 1965, the home features a versatile layout that includes a large office, screened-in room, and covered back porch--perfect for enjoying Florida living year-round. The property also includes a carport and massive outbuildings, including a powered workshop/barn-style structure with lights, ideal for hobbies, storage, or a home-based business. Plus there's additional storage and a screened porch right in front of the attached carport Additional highlights include a chain-link fenced yard, newer roof, and solar panels for improved energy efficiency. While the home does need some updating, it presents an excellent opportunity for investors or buyers looking to customize and add value in a desirable and growing area. Located near parks, schools, and outdoor recreation, this property offers both convenience and potential in one of Lynn Haven's most sought-after communities.

Key facts

• Newer roof
• Powered workshop
• Solar panels

Tags

• EASY ACCESS TO SHOPPING
• COVERED BACK PORCH
• POWERED WORKSHOP
• CHAIN-LINK FENCED YARD
• NEWER ROOF
• SOLAR PANELS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.5% in Lynn Haven — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#96 in FL, #1,472 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities D+, 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.
• Market conditions: Rents rising (+2.5%/yr); 196 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $142k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.38%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (median comp): $324,969
• List price: $175,000
• Delta: -46.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1402 New Hampshire Ave	0.26mi	3/2.0	1,630 (-2%)	11mo	$279,000	$171	75
801 W 17th St	0.22mi	3/2.0	1,597 (-4%)	12mo	$308,227	$193	72
1614 Carolina Ave	0.14mi	3/2.5	1,772 (+6%)	21mo	$335,000	$189	63
705 W 14th St	0.33mi	4/2.0 (+1)	1,590 (-5%)	15mo	$317,000	$199	59
1700 Connecticut Ave	0.42mi	3/2.0	1,781 (+7%)	13mo	$317,000	$178	58
1601 Alabama Ave	0.44mi	3/2.0	1,557 (-7%)	17mo	$353,900	$227	54
2002 Geralo Ln	0.65mi	3/2.0	1,558 (-7%)	18mo	$285,000	$183	44
1115 Connecticut Ave	0.64mi	3/2.0	1,444 (-13%)	7mo	$309,900	$215	42
1102 New Jersey Ave	0.71mi	3/2.0	1,775 (+6%)	18mo	$292,500	$165	41
1309 Connecticut Ave	0.46mi	3/2.0	1,855 (+11%)	23mo	$350,000	$189	40
1308 Carolina Ave	0.33mi	3/1.0	1,420 (-15%)	18mo	$235,000	$165	40
1114 New York Ave Ave	0.74mi	3/2.0	1,852 (+11%)	18mo	$399,900	$216	32

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 · 2.52% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $5,414
• Equity at exit: $26,093

10-year hold

• IRR: 12.0%
• Equity multiple: 1.92×
• Total profit: $45,318
• Equity at exit: $15,131

Cash invested: $49,000 (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 →

ZIP-level market 32444

• Home prices YoY: -29.1%
• Rents YoY: 2.5%
• Active inventory: 196
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,052 high
• Mortgage (P&I): −$918
• Tax from tax record: −$84 /mo · $1,009/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $547

Break-even live

Break-even rent $1,360

Max offer price $175,000

Occupancy floor 68%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1307 Pennsylvania Ave Unit 1 Lynn Haven, FL	3.0	1.0	1256	$1,500	$1.19	13d	1	0.87mi
604 Mallory Dr Panama City, FL	3.0	2.0	1799	$2,500	$1.39	13d	1	0.94mi
1125 Bradley Cir Lynn Haven, FL	3.0	2.0	1190	$1,850	$1.55	13d	1	0.97mi
3938 Solano Rd Unit 3938 Panama City, FL	3.0	2.5	1450	$1,800	$1.24	21d	1	1.00mi
3900 Arbor Trace Dr Lynn Haven, FL	2.0–3.0	2.0	1520	$1,854	$1.22	13d	34	1.13mi
2305 Minnesota Ave Lynn Haven, FL	4.0	2.0	1692	$1,950	$1.15	13d	1	1.20mi
1345 Capri Dr Panama City, FL	3.0	2.5	1572	$1,925	$1.22	13d	1	1.48mi
3502 Jenks Ave Panama City, FL	1.0–3.0	1.0–2.0	1176	$1,850	$1.57	13d	24	1.49mi

Listing history 7 events

1. 2026-05-04
   price $175,000 1231-char remark

   Show marketing remark (1231 chars)

   Charming 3-bedroom, 2-bath home in the heart of Lynn Haven, conveniently located just minutes from Highway 390 with easy access to shopping, dining, and everyday amenities. This 1,668-square-foot home sits on a spacious 0.35-acre lot (100x150) and offers a rare combination of space, flexibility, and functionality--with no HOA restrictions. Built in 1965, the home features a versatile layout that includes a large office, screened-in room, and covered back porch--perfect for enjoying Florida living year-round. The property also includes a carport and massive outbuildings, including a powered workshop/barn-style structure with lights, ideal for hobbies, storage, or a home-based business. Plus there's additional storage and a screened porch right in front of the attached carport Additional highlights include a chain-link fenced yard, newer roof, and solar panels for improved energy efficiency. While the home does need some updating, it presents an excellent opportunity for investors or buyers looking to customize and add value in a desirable and growing area. Located near parks, schools, and outdoor recreation, this property offers both convenience and potential in one of Lynn Haven's most sought-after communities.

2. 2026-04-21
   price $199,900 1231-char remark

   Show marketing remark (1231 chars)

   Charming 3-bedroom, 2-bath home in the heart of Lynn Haven, conveniently located just minutes from Highway 390 with easy access to shopping, dining, and everyday amenities. This 1,668-square-foot home sits on a spacious 0.35-acre lot (100x150) and offers a rare combination of space, flexibility, and functionality--with no HOA restrictions. Built in 1965, the home features a versatile layout that includes a large office, screened-in room, and covered back porch--perfect for enjoying Florida living year-round. The property also includes a carport and massive outbuildings, including a powered workshop/barn-style structure with lights, ideal for hobbies, storage, or a home-based business. Plus there's additional storage and a screened porch right in front of the attached carport Additional highlights include a chain-link fenced yard, newer roof, and solar panels for improved energy efficiency. While the home does need some updating, it presents an excellent opportunity for investors or buyers looking to customize and add value in a desirable and growing area. Located near parks, schools, and outdoor recreation, this property offers both convenience and potential in one of Lynn Haven's most sought-after communities.

3. 2026-04-07
   price $209,500 1231-char remark

   Show marketing remark (1231 chars)

   Charming 3-bedroom, 2-bath home in the heart of Lynn Haven, conveniently located just minutes from Highway 390 with easy access to shopping, dining, and everyday amenities. This 1,668-square-foot home sits on a spacious 0.35-acre lot (100x150) and offers a rare combination of space, flexibility, and functionality--with no HOA restrictions. Built in 1965, the home features a versatile layout that includes a large office, screened-in room, and covered back porch--perfect for enjoying Florida living year-round. The property also includes a carport and massive outbuildings, including a powered workshop/barn-style structure with lights, ideal for hobbies, storage, or a home-based business. Plus there's additional storage and a screened porch right in front of the attached carport Additional highlights include a chain-link fenced yard, newer roof, and solar panels for improved energy efficiency. While the home does need some updating, it presents an excellent opportunity for investors or buyers looking to customize and add value in a desirable and growing area. Located near parks, schools, and outdoor recreation, this property offers both convenience and potential in one of Lynn Haven's most sought-after communities.

4. 2026-04-01
   listed $215,000 Active 1231-char remark

   Show marketing remark (1231 chars)

   Charming 3-bedroom, 2-bath home in the heart of Lynn Haven, conveniently located just minutes from Highway 390 with easy access to shopping, dining, and everyday amenities. This 1,668-square-foot home sits on a spacious 0.35-acre lot (100x150) and offers a rare combination of space, flexibility, and functionality--with no HOA restrictions. Built in 1965, the home features a versatile layout that includes a large office, screened-in room, and covered back porch--perfect for enjoying Florida living year-round. The property also includes a carport and massive outbuildings, including a powered workshop/barn-style structure with lights, ideal for hobbies, storage, or a home-based business. Plus there's additional storage and a screened porch right in front of the attached carport Additional highlights include a chain-link fenced yard, newer roof, and solar panels for improved energy efficiency. While the home does need some updating, it presents an excellent opportunity for investors or buyers looking to customize and add value in a desirable and growing area. Located near parks, schools, and outdoor recreation, this property offers both convenience and potential in one of Lynn Haven's most sought-after communities.

5. 2010-02-02
   soldstatus $142,500
6. 2006-01-18
   soldstatus $125,000
7. 2006-01-18
   soldstatus $125,000

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,009 · $84/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$443/yr (+$37/mo · 43.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 38% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,627
• − Mortgage interest: −$9,803
• − Property taxes: −$1,009
• − Insurance: −$875
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$5,091
• Taxable income: $3,909
• Est. tax owed @ 24.0%: −$938
• After-tax cash flow: $5,620/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.

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

Livability — Lynn Haven

• Score: 81/100
• State rank: #96
• US rank: #1472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lynn Haven, FL
• County: Bay County · 163,593 people
• City population: 21,459
• Metro: Panama City, FL
• Population (ZIP): 21,459
• Household income: $83,160
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 430.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 11% Hispanic / Latino 10% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Romanian 3% Serbian 2%
• Foreign-born: 10% · Canada, Vietnam, South Korea
• Languages at home: 87% English-only · Spanish 8% Russian/Polish/Slavic 1% Other Indo-European 1%

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: ▼ -108.08%
• Current HPI: 263.5418
• Rent YoY: ▲ 2.52%
• Metro: Panama City, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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

Price history

+40.0% since first listed

7 events — show timeline

• 2026-05-04 Price Changed $175,000 CPARMLS
• 2026-04-21 Price Changed $199,900 CPARMLS
• 2026-04-07 Price Changed $209,500 CPARMLS
• 2026-04-01 Listed $215,000 CPARMLS
• 2010-02-02 Sold (Public Records) $142,500 Public Records
• 2006-01-18 Sold (Public Records) $125,000 Public Records
• 2006-01-18 Sold (Public Records) $125,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $1,009 · +13.1% YoY. Source: county tax records.