8010 Campflowers Rd · Panama City, FL 32466

$5,000

4 bd · 3.0 ba · 2,006 sqft · SingleFamily public records · 5 Days on market

Built 2008

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.7/10.0

Listing remarks

Foreclosure Auction Ends June 24, 2026 at 12:00 PM EST. Discover this inviting 4-bedroom, 3-bathroom single-family home, offering a great opportunity in the desirable Youngstown area. The list price is the opening bid for the online auction. Sold As-is. Explore more details and submit your bid through Federa.

Key facts

• Garage
• Built 2008
• Listed 5 days

Property features AI

Finance

• Other: Directions: From US 231 head north, turn left onto County Rd 2301, then right onto Campflowers Rd to reach the property

Exterior

• Parking: One-car garage
• Home design: Residential property; Single-story
• Exterior features: Lot approximately 0.67 acres; Zoned R-2

Interior

• Bathrooms: Three full bathrooms
• Interior features: Single-story layout

🔨 Auction listing. The $5,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $345,032 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $-602 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).

Location & tenants

• Location reads 72/100 on livability (#350 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, 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: Waller Elementary School (math 42% / reading 42%, grade F, #1,403 of 2,144 statewide, top 67%, 439 students, 75% FRL); Merritt Brown Middle School (math 38% / reading 38%, grade F, #388 of 571 statewide, top 69%, 701 students, 55% FRL); A. Crawford Mosley High School (math 51% / reading 55%, grade C-, #148 of 667 statewide, top 23%, 1,901 students, 36% FRL).
• Market conditions: 111 active listings in the ZIP; 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Bay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 103.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $5,000

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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.65% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.48%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $345,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8812 Corey Pl	0.21mi	4/2.0	1,773 (-12%)	10mo	$305,000	$172	59
8103 Greyling Cir	0.25mi	4/2.0	1,773 (-12%)	9mo	$303,990	$171	58
8811 Corey Pl	0.27mi	4/2.0	1,773 (-12%)	10mo	$305,990	$173	55
8021 Greyling Cir	0.27mi	4/2.0	1,773 (-12%)	11mo	$304,500	$172	55
8030 Grebe St	0.50mi	4/2.0	1,773 (-12%)	0mo	$312,000	$176	53
8010 Grebe St	0.48mi	4/2.0	1,773 (-12%)	2mo	$312,000	$176	53
8028 Greyling Cir	0.32mi	4/2.0	1,773 (-12%)	11mo	$303,990	$171	53
8636 Hornbill Dr	0.48mi	4/2.0	1,773 (-12%)	3mo	$290,888	$164	52
8012 Greyling Cir	0.34mi	4/2.0	1,773 (-12%)	12mo	$302,990	$171	51
7526 Morganville Rd	0.61mi	3/2.0 (-1)	1,948 (-3%)	10mo	$330,000	$169	49
8526 Hornbill Dr	0.58mi	4/2.0	1,773 (-12%)	3mo	$305,000	$172	47
8620 Finch Ln	0.60mi	4/2.0	1,773 (-12%)	4mo	$291,888	$165	46

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.55×
• Total profit: $149,590
• Equity at exit: $310,832

10-year hold

• IRR: 17.6%
• Equity multiple: 5.87×
• Total profit: $470,750
• Equity at exit: $670,321

Cash invested: $96,609 (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 32466

• Home prices YoY: 4.4%
• Active inventory: 111
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,256 medium
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,175/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-602

Break-even live

Break-even rent $3,018

Max offer price $257,886

Occupancy floor —

Sensitivity live

Price	-10% $-364	-5% $-483	+0% $-602	+5% $-721	+10% $-841
Rent	-10% $-780	-5% $-691	+0% $-602	+5% $-513	+10% $-424
Rate	-1.0pp $-428	-0.5pp $-514	base $-602	+0.5pp $-692	+1.0pp $-783

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: $86,258
• Closing costs: $10,351
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $5,000 Active 5 DOM
2. 2026-06-19
   days on market $5,000 Active 3 DOM
3. 2026-06-18
   days on market $5,000 Active 2 DOM
4. 2026-06-16
   remarks 310-char remark
5. 2026-06-16
   listed $5,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,071
• − Mortgage interest: −$19,327
• − Property taxes: −$5,175
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,166
• − Management: −$2,166
• − Depreciation: −$10,037
• Taxable loss: −$13,525
• Est. tax savings @ 24.0%: +$3,246
• After-tax cash flow: $-3,981/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 — Panama City

• Score: 72/100
• State rank: #350
• US rank: #5823

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 91,445
• Population (ZIP): 5,837

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 (89%)
• Race & ethnicity: White 89% Two or more races 7% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Portuguese 3% Serbian 2%
• Foreign-born: 2% · Canada

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: ▲ 11.68%
• Current HPI: 274.7988
• Rent YoY: —
• Metro: —
• 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

-66.7% since first listed

4 events — show timeline

• 2026-06-16 Listed $5,000 NFMLS
• 2021-12-09 Listing Removed — CPARMLS
• 2008-06-10 Listed $169,000 CPARMLS
• 2007-11-01 Sold (Public Records) $15,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,533 · +3.8% YoY. Source: county tax records.