606 W 10th St · Lynn Haven, FL 32444

$144,700

2 bd · 1.0 ba · 876 sqft · SingleFamily public records · 49 Days on market

Built 1945 5,000 sqft lot Est $180k · 19% 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.1/10.0
• 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

LYNN HAVEN-1 or 2 BEDROOM, 1.5 Bath, OPEN LIVING ROOM & DINING RM, CHAIN LINK FENCED YARD, WOULD MAKE NICE LITTLE RENTAL or 1ST HOME. LISTING AGENT IS RELATED TO SELLER

Key facts

• 5,000 sq ft lot
• Built 1945
• Listed 48 days

Tags

• ALL ELECTRIC CENTRAL HEAT
• NEW LAMINATE KITCHEN FLOOR
• NEW FLORIDA ROOM CARPET

Property features AI

Finance

• Other: Lot dimensions approximately 50 x 100; Lot size about 0.11 acres; Zoned for residential single family

Exterior

• Utilities: Electricity available; Public sewer
• Home design: Single-family residence; City street frontage
• Construction: Metal siding; Metal roof
• Exterior features: Covered porch

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 1 bedroom (first level)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Florida room; Bonus room
• Laundry & utility: Laundry room (first level); Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $140k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 1 comparable units currently listed for rent nearby; 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 $4k 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 49 days — a 3% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $145k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $140,359 (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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.11% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.99%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $179,580
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
918 Virginia Ave	0.02mi	2/1.0	955 (+9%)	22mo	$196,000	$205	66

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,696
• Equity at exit: $21,575

10-year hold

• IRR: 7.4%
• Equity multiple: 1.55×
• Total profit: $22,180
• Equity at exit: $12,511

Cash invested: $40,516 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$759
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $338

Break-even live

Break-even rent $1,178

Max offer price $144,700

Occupancy floor 74%

Sensitivity live

Price	-10% $420	-5% $379	+0% $338	+5% $297	+10% $256
Rent	-10% $211	-5% $275	+0% $338	+5% $402	+10% $465
Rate	-1.0pp $411	-0.5pp $375	base $338	+0.5pp $301	+1.0pp $263

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: $36,175
• Closing costs: $4,341
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1409 Florida Ave Lynn Haven, FL	2.0	1.0	800	$1,276	$1.59	21d	1	0.59mi

Listing history 24 events

1. 2026-06-03
   days on market $144,700 Active 49 DOM
2. 2026-06-02
   remarks 667-char remark
3. 2026-06-02
   pricedays on market $144,700 Active 48 DOM
4. 2026-06-01
   days on market $149,800 Active 47 DOM
5. 2026-05-31
   days on market $149,800 Active 46 DOM
6. 2026-05-30
   days on market $149,800 Active 45 DOM
7. 2026-05-16
   status Active
8. 2026-05-16
   price $149,800
9. 2026-04-05
   price $1,499,800
10. 2026-04-03
    status Active
11. 2026-04-03
    price $149,900
12. 2025-11-30
    price $159,900
13. 2025-11-25
    status Active
14. 2025-11-06
    price $148,000
15. 2025-11-04
    status Active
16. 2025-10-30
    status Active
17. 2025-10-09
    historical
18. 2025-10-08
    status Active
19. 2025-09-12
    status Active
20. 2025-08-24
    listed $159,900 Active
21. 2004-04-01
    soldstatus $62,500
22. 2004-03-31
    soldstatus $62,500 174-char remark

    Show marketing remark (174 chars)

    LYNN HAVEN-1 or 2 BEDROOM, 1.5 Bath, OPEN LIVING ROOM & DINING RM, CHAIN LINK FENCED YARD, WOULD MAKE NICE LITTLE RENTAL or 1ST HOME. LISTING AGENT IS RELATED TO SELLER

23. 2003-12-18
    listed $64,900 174-char remark

    Show marketing remark (174 chars)

    LYNN HAVEN-1 or 2 BEDROOM, 1.5 Bath, OPEN LIVING ROOM & DINING RM, CHAIN LINK FENCED YARD, WOULD MAKE NICE LITTLE RENTAL or 1ST HOME. LISTING AGENT IS RELATED TO SELLER

24. 1997-12-01
    soldstatus $25,000

ⓘ 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: $541 · $45/mo
• Projected year-2 tax: $1,201 · $100/mo
• Expected delta: +$660/yr (+$55/mo · 122.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 74% 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: $19,274
• − Mortgage interest: −$8,105
• − Property taxes: −$541
• − Insurance: −$1,521
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$4,209
• Taxable income: $1,813
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $3,624/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

+499.2% since first listed

18 events — show timeline

• 2026-05-16 Relisted — CPARMLS
• 2026-05-16 Price Changed $149,800 CPARMLS
• 2026-04-05 Price Changed $1,499,800 CPARMLS
• 2026-04-03 Relisted — CPARMLS
• 2026-04-03 Price Changed $149,900 CPARMLS
• 2025-11-30 Price Changed $159,900 CPARMLS
• 2025-11-25 Relisted — CPARMLS
• 2025-11-06 Price Changed $148,000 CPARMLS
• 2025-11-04 Relisted — CPARMLS
• 2025-10-30 Relisted — CPARMLS
• 2025-10-09 Listing Removed — CPARMLS
• 2025-10-08 Relisted — CPARMLS
• 2025-09-12 Relisted — CPARMLS
• 2025-08-24 Listed $159,900 CPARMLS
• 2004-04-01 Sold (Public Records) $62,500 Public Records
• 2004-03-31 Sold (MLS) $62,500 CPARMLS
• 2003-12-18 Listed $64,900 CPARMLS
• 1997-12-01 Sold (Public Records) $25,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $541 · +4.7% YoY. Source: county tax records.