216 Carol Pl · Laguna Beach, FL 32413

$415,000

4 bd · 3.0 ba · 1,399 sqft · SingleFamily public records · 60 Days on market

Built 1970 3,049 sqft lot $297/sqft · 5% below area Est $486k · 15% under ↓ 17% 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 +14.1/15.0
• Cash flow +8.2/30.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn-key beach house just 2 blocks from the Gulf on the highly sought-after West End of PCB, just off 30A! This fully furnished 4BR/2.5BA home is rental-ready and already producing $32K in 2025 from just peak months, used for personal use 9 months of the year, huge upside as a full-time rental. Open-concept layout with 3 bedrooms and 2 baths on the main level, plus a loft with bunks, full bed, and half bath making the property perfect for large groups. Enjoy outdoor living on both sides with seating areas and a fire pit. Additional features include an AC-equipped storage shed, golf cart parking, new HVAC with added ductwork (2024), and a new metal roof (2023) for lower maintenance and insurance. Ideal as an income-producing investment or personal beach getaway, start generating revenue immediately!

Key facts

• 3,049 sq ft lot
• 3 parking spots
• Built 1970

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $-394 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $345k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (28.5% below list).
• Recommended offer: $297k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 0.9% in Laguna Beach — 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 74/100 on livability (#283 in FL, #4,522 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: schools F, amenities 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 flat; 1249 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).
• This rent runs 44% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 60 days — a 3% lower offer ($403k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask has dropped $30k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $296,710 (28.5% 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. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.71% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• GRM: 11.7

CMA / ARV

• ARV (median comp): $486,407
• List price: $415,000
• Delta: -14.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Malaga Pl	0.01mi	3/2.0 (-1)	1,444 (+3%)	12mo	$700,000	$485	75
211 Lake Pl	0.05mi	3/2.5 (-1)	1,512 (+8%)	11mo	$480,000	$317	68
311 Venado Pl	0.18mi	3/2.0 (-1)	1,408 (+1%)	17mo	$575,000	$408	67
623 16Th St	0.54mi	3/2.0 (-1)	1,336 (-4%)	12mo	$418,000	$313	48
404 Paradise Blvd	0.52mi	3/2.0 (-1)	1,272 (-9%)	20mo	$440,000	$346	34

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 · 0.52% rent growth · sell at horizon

5-year hold

• IRR: -25.8%
• Equity multiple: 0.14×
• Total profit: $-99,575
• Equity at exit: $61,878

10-year hold

• IRR: -32.2%
• Equity multiple: -0.27×
• Total profit: $-147,339
• Equity at exit: $35,882

Cash invested: $116,200 (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 32413

• Home prices YoY: -34.4%
• Rents YoY: 0.5%
• Active inventory: 1249
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,967 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$388 /mo · $4,660/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $-394

Break-even live

Break-even rent $3,465

Max offer price $345,475

Occupancy floor —

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Rose Ln Unit A Panama City Beach, FL	3.0	1.0	1280	$2,175	$1.70	13d	1	0.58mi
238 Oleander Dr Unit 1462121P Panama City, FL	4.0	4.0	1732	$4,298	$2.48	13d	1	0.65mi
121 Christmas Tree Ln Unit 1511625P Panama City Beach, FL	3.0	2.0	1496	$11,089	$7.41	20d	1	0.79mi
100 Downing St #13 Panama City Beach, FL	3.0	2.5	1360	$1,950	$1.43	20d	1	1.14mi
17735 Front Beach Rd Unit 1447171P Panama City Beach, FL	3.0	2.0	1227	$4,925	$4.01	20d	1	1.28mi

Listing history 46 events

1. 2026-06-19
   days on market $415,000 Active 60 DOM
2. 2026-06-18
   days on market $415,000 Active 59 DOM
3. 2026-06-17
   days on market $415,000 Active 58 DOM
4. 2026-06-16
   days on market $415,000 Active 57 DOM
5. 2026-06-15
   days on market $415,000 Active 56 DOM
6. 2026-06-14
   days on market $415,000 Active 54 DOM
7. 2026-06-13
   pricedays on market $415,000 Active 53 DOM
8. 2026-06-10
   days on market $435,000 Active 51 DOM
9. 2026-06-09
   days on market $435,000 Active 50 DOM
10. 2026-06-08
    days on market $435,000 Active 49 DOM
11. 2026-06-07
    days on market $435,000 Active 48 DOM
12. 2026-06-05
    days on market $435,000 Active 45 DOM
13. 2026-06-03
    days on market $435,000 Active 44 DOM
14. 2026-06-02
    days on market $435,000 Active 43 DOM
15. 2026-06-01
    days on market $435,000 Active 42 DOM
16. 2026-05-31
    days on market $435,000 Active 41 DOM
17. 2026-05-30
    days on market $435,000 Active 40 DOM
18. 2026-05-13
    price $435,000 809-char remark

    Show marketing remark (809 chars)

    Turn-key beach house just 2 blocks from the Gulf on the highly sought-after West End of PCB, just off 30A! This fully furnished 4BR/2.5BA home is rental-ready and already producing $32K in 2025 from just peak months, used for personal use 9 months of the year, huge upside as a full-time rental. Open-concept layout with 3 bedrooms and 2 baths on the main level, plus a loft with bunks, full bed, and half bath making the property perfect for large groups. Enjoy outdoor living on both sides with seating areas and a fire pit. Additional features include an AC-equipped storage shed, golf cart parking, new HVAC with added ductwork (2024), and a new metal roof (2023) for lower maintenance and insurance. Ideal as an income-producing investment or personal beach getaway, start generating revenue immediately!

19. 2026-05-13
    price $435,000 809-char remark

    Show marketing remark (809 chars)

    Turn-key beach house just 2 blocks from the Gulf on the highly sought-after West End of PCB, just off 30A! This fully furnished 4BR/2.5BA home is rental-ready and already producing $32K in 2025 from just peak months, used for personal use 9 months of the year, huge upside as a full-time rental. Open-concept layout with 3 bedrooms and 2 baths on the main level, plus a loft with bunks, full bed, and half bath making the property perfect for large groups. Enjoy outdoor living on both sides with seating areas and a fire pit. Additional features include an AC-equipped storage shed, golf cart parking, new HVAC with added ductwork (2024), and a new metal roof (2023) for lower maintenance and insurance. Ideal as an income-producing investment or personal beach getaway, start generating revenue immediately!

20. 2026-05-04
    status Active 809-char remark

    Show marketing remark (809 chars)

    Turn-key beach house just 2 blocks from the Gulf on the highly sought-after West End of PCB, just off 30A! This fully furnished 4BR/2.5BA home is rental-ready and already producing $32K in 2025 from just peak months, used for personal use 9 months of the year, huge upside as a full-time rental. Open-concept layout with 3 bedrooms and 2 baths on the main level, plus a loft with bunks, full bed, and half bath making the property perfect for large groups. Enjoy outdoor living on both sides with seating areas and a fire pit. Additional features include an AC-equipped storage shed, golf cart parking, new HVAC with added ductwork (2024), and a new metal roof (2023) for lower maintenance and insurance. Ideal as an income-producing investment or personal beach getaway, start generating revenue immediately!

21. 2026-05-02
    status Active 809-char remark

    Show marketing remark (809 chars)

    Turn-key beach house just 2 blocks from the Gulf on the highly sought-after West End of PCB, just off 30A! This fully furnished 4BR/2.5BA home is rental-ready and already producing $32K in 2025 from just peak months, used for personal use 9 months of the year, huge upside as a full-time rental. Open-concept layout with 3 bedrooms and 2 baths on the main level, plus a loft with bunks, full bed, and half bath making the property perfect for large groups. Enjoy outdoor living on both sides with seating areas and a fire pit. Additional features include an AC-equipped storage shed, golf cart parking, new HVAC with added ductwork (2024), and a new metal roof (2023) for lower maintenance and insurance. Ideal as an income-producing investment or personal beach getaway, start generating revenue immediately!

22. 2026-04-23
    historical Active Under Contract 809-char remark

    Show marketing remark (809 chars)

    Turn-key beach house just 2 blocks from the Gulf on the highly sought-after West End of PCB, just off 30A! This fully furnished 4BR/2.5BA home is rental-ready and already producing $32K in 2025 from just peak months, used for personal use 9 months of the year, huge upside as a full-time rental. Open-concept layout with 3 bedrooms and 2 baths on the main level, plus a loft with bunks, full bed, and half bath making the property perfect for large groups. Enjoy outdoor living on both sides with seating areas and a fire pit. Additional features include an AC-equipped storage shed, golf cart parking, new HVAC with added ductwork (2024), and a new metal roof (2023) for lower maintenance and insurance. Ideal as an income-producing investment or personal beach getaway, start generating revenue immediately!

23. 2026-04-20
    listed $445,000 Active 809-char remark

    Show marketing remark (809 chars)

    Turn-key beach house just 2 blocks from the Gulf on the highly sought-after West End of PCB, just off 30A! This fully furnished 4BR/2.5BA home is rental-ready and already producing $32K in 2025 from just peak months, used for personal use 9 months of the year, huge upside as a full-time rental. Open-concept layout with 3 bedrooms and 2 baths on the main level, plus a loft with bunks, full bed, and half bath making the property perfect for large groups. Enjoy outdoor living on both sides with seating areas and a fire pit. Additional features include an AC-equipped storage shed, golf cart parking, new HVAC with added ductwork (2024), and a new metal roof (2023) for lower maintenance and insurance. Ideal as an income-producing investment or personal beach getaway, start generating revenue immediately!

24. 2026-04-20
    listed $445,000 Active 809-char remark

    Show marketing remark (809 chars)

    Turn-key beach house just 2 blocks from the Gulf on the highly sought-after West End of PCB, just off 30A! This fully furnished 4BR/2.5BA home is rental-ready and already producing $32K in 2025 from just peak months, used for personal use 9 months of the year, huge upside as a full-time rental. Open-concept layout with 3 bedrooms and 2 baths on the main level, plus a loft with bunks, full bed, and half bath making the property perfect for large groups. Enjoy outdoor living on both sides with seating areas and a fire pit. Additional features include an AC-equipped storage shed, golf cart parking, new HVAC with added ductwork (2024), and a new metal roof (2023) for lower maintenance and insurance. Ideal as an income-producing investment or personal beach getaway, start generating revenue immediately!

25. 2026-04-02
    historical
26. 2026-03-24
    price $465,000
27. 2026-03-24
    price $465,000
28. 2026-03-16
    price $475,000
29. 2026-03-16
    price $475,000
30. 2026-02-14
    price $475,001
31. 2026-02-14
    price $475,001
32. 2025-12-29
    price $499,000
33. 2025-12-29
    price $499,000
34. 2025-12-04
    price $546,000
35. 2025-12-04
    price $546,000
36. 2025-11-02
    listed $549,000 Active
37. 2025-11-02
    listed $549,000 Active
38. 2023-04-28
    soldstatus $501,000
39. 2023-04-24
    soldstatus $501,000 Closed
40. 2023-04-24
    soldstatus $501,000 Sold
41. 2023-04-10
    status Pending
42. 2023-04-07
    status Pending
43. 2023-04-04
    listed $525,000 Active
44. 2023-04-04
    status Active
45. 2023-04-03
    listed $525,000 Active
46. 2023-04-03
    historical

ⓘ 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: $4,660 · $388/mo
• Projected year-2 tax: $4,660 · $388/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $35,605
• − Mortgage interest: −$23,246
• − Property taxes: −$4,660
• − Insurance: −$2,075
• − Repairs & maintenance: −$2,848
• − Management: −$2,848
• − Depreciation: −$12,073
• Taxable loss: −$12,146
• Est. tax savings @ 24.0%: +$2,915
• After-tax cash flow: $-1,808/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 — Laguna Beach

• Score: 74/100
• State rank: #283
• US rank: #4522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laguna Beach, FL
• County: Bay County · 163,593 people
• Metro: Panama City, FL
• Population (ZIP): 15,453
• Household income: $80,039
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 531.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% Russian/Polish/Slavic 0%

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: ▼ -185.97%
• Current HPI: 354.7469
• Rent YoY: ▲ 0.52%
• 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

-17.1% since first listed

29 events — show timeline

• 2026-05-13 Price Changed $435,000 CPARMLS
• 2026-05-13 Price Changed $435,000 ECAR
• 2026-05-04 Relisted — ECAR
• 2026-05-02 Relisted — CPARMLS
• 2026-04-23 Contingent — CPARMLS
• 2026-04-20 Listed $445,000 ECAR
• 2026-04-20 Listed $445,000 CPARMLS
• 2026-04-02 Listing Removed — CPARMLS
• 2026-03-24 Price Changed $465,000 CPARMLS
• 2026-03-24 Price Changed $465,000 ECAR
• 2026-03-16 Price Changed $475,000 ECAR
• 2026-03-16 Price Changed $475,000 CPARMLS
• 2026-02-14 Price Changed $475,001 ECAR
• 2026-02-14 Price Changed $475,001 CPARMLS
• 2025-12-29 Price Changed $499,000 ECAR
• 2025-12-29 Price Changed $499,000 CPARMLS
• 2025-12-04 Price Changed $546,000 ECAR
• 2025-12-04 Price Changed $546,000 CPARMLS
• 2025-11-02 Listed $549,000 ECAR
• 2025-11-02 Listed $549,000 CPARMLS
• 2023-04-28 Sold (Public Records) $501,000 Public Records
• 2023-04-24 Sold (MLS) $501,000 ECAR
• 2023-04-24 Sold (MLS) $501,000 CPARMLS
• 2023-04-10 Pending — ECAR
• 2023-04-07 Pending — CPARMLS
• 2023-04-04 Listed $525,000 ECAR
• 2023-04-04 Relisted — CPARMLS
• 2023-04-03 Listing Removed — CPARMLS
• 2023-04-03 Listed $525,000 CPARMLS

Property tax history

+15.4%/yr

Latest (2025): $4,660 · +3.9% YoY. Source: county tax records.