709 Williams Ave · Panama City, FL 32401

$209,900

3 bd · 1.0 ba · 1,245 sqft · SingleFamily public records · 101 Days on market

Built 1952 7,405 sqft lot $169/sqft · 20% above area Est $175k · 20% over

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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).

• Cash flow +18.7/30.0
• DSCR +5.9/10.0
• 1% rule +4.4/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this fully remodeled 3-bedroom, 2-bath single-family home located in the heart of Panama City. This move-in-ready property offers the perfect combination of modern updates, comfort, and convenience. Step inside to discover new flooring throughout, an abundance of windows that fill the home with natural sunlight, and a bright, inviting layout designed for everyday living. The remodeled kitchen features updated appliances and stylish cabinetry, creating a functional and attractive space for cooking and entertaining. Both bathrooms have been tastefully updated, and the home also includes newly installed central air conditioning for year-round comfort. Additional improvements such as a newer roof and updated windows provide added efficiency and peace of mind. Perfectly situated in the center of town, this home offers easy access to fine dining, schools, parks, shopping, and hospitals, making daily living incredibly convenient. Best of all, the property has no HOA, giving you added flexibility and freedom. With its extensive updates, bright interior, and prime location, this charming home is a fantastic opportunity for buyers looking to enjoy everything Panama City has to offer. And for this price, there is simply nothing else quite like it in the area.

Key facts

• Updated appliances
• Fully remodeled
• Updated windows

Tags

• FULLY REMODELED
• REMODELED KITCHEN
• UPDATED APPLIANCES
• UPDATED WINDOWS
• NEWER ROOF
• NO HOA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (6.2% below list).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.7% in Panama City — 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 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: Jinks Middle School (math 41% / reading 42%, grade F, #348 of 571 statewide, top 62%, 570 students, 70% FRL); Bay High School (math 37% / reading 34%, grade F, #367 of 667 statewide, top 57%, 1,255 students, 53% FRL).
• Zoned-school proficiency averages 38% at this address vs 51% district-wide (-12 pts) — the specific schools serving this property underperform the Bay average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 262 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k 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 101 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 8y 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.
• Current owner paid $121k; list at $210k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $191,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (median comp): $174,953
• List price: $209,900
• Delta: 19.98%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 Williams Ave	0.10mi	2/1.0 (-1)	1,172 (-6%)	1mo	$91,200	$78	80
1409 E 6th Ct	0.13mi	3/2.0	1,320 (+6%)	3mo	$249,000	$189	78
363 Mercedes Ave	0.53mi	3/1.5	1,200 (-4%)	0mo	$295,000	$246	67
2101 E 8Th St	0.54mi	3/2.0	1,256 (+1%)	5mo	$225,000	$179	65
706 Kirklin Ave	0.28mi	3/2.0	1,380 (+11%)	1mo	$265,000	$192	64
729 Kirklin Ave	0.26mi	3/2.0	1,402 (+13%)	1mo	$245,900	$175	62
1807 E 9th St	0.37mi	3/2.0	1,375 (+10%)	2mo	$320,000	$233	60
825 E 12th St	0.67mi	3/2.0	1,204 (-3%)	3mo	$230,000	$191	56
605 Maple Ave	0.36mi	3/2.0	1,405 (+13%)	2mo	$268,000	$191	56
910 E 9th Ct	0.43mi	3/2.0	1,111 (-11%)	5mo	$225,000	$203	54
909 Louisiana Ave	0.67mi	3/2.0	1,137 (-9%)	5mo	$240,000	$211	46
2212 E 8th St	0.69mi	3/2.0	1,125 (-10%)	2mo	$219,000	$195	46

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 · 0.45% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.56×
• Total profit: $-25,808
• Equity at exit: $31,297

10-year hold

• IRR: -7.5%
• Equity multiple: 0.58×
• Total profit: $-24,863
• Equity at exit: $18,148

Cash invested: $58,772 (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 32401

• Home prices YoY: -32.9%
• Rents YoY: 0.5%
• Active inventory: 262
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$161 /mo · $1,926/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $207

Break-even live

Break-even rent $1,707

Max offer price $209,900

Occupancy floor 84%

Sensitivity live

Price	-10% $326	-5% $266	+0% $207	+5% $147	+10% $88
Rent	-10% $51	-5% $129	+0% $207	+5% $284	+10% $362
Rate	-1.0pp $312	-0.5pp $260	base $207	+0.5pp $152	+1.0pp $97

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
725 Sherman Ave Unit B Panama City, FL	3.0	1.0	878	$1,250	$1.42	22d	1	0.43mi
329 N Palo Alto Ave Panama City, FL	3.0	2.0	1300	$1,950	$1.50	15d	1	0.70mi
300 Mercedes Ave Unit 1523335P Panama City, FL	3.0	2.0	1194	$3,807	$3.19	22d	1	0.73mi
540 E 4th Ct Panama City, FL	2.0	2.0	1196	$1,800	$1.51	22d	1	0.83mi
388 Massalina Dr Panama City, FL	2.0	2.0	800	$1,800	$2.25	15d	1	0.92mi
606 E 13th St Unit 1 Panama City, FL	2.0	1.0	700	$1,250	$1.79	22d	1	0.96mi
603 E 2nd St Panama City, FL	2.0	1.0	900	$1,300	$1.44	22d	1	1.12mi
1114 Mc Kenzie Ave Unit 1 Panama City, FL	2.0	1.0	880	$1,850	$2.10	22d	1	1.14mi
316 Cherry St #24 Panama City, FL	2.0	2.0	860	$1,800	$2.09	15d	1	1.35mi
2623 E 16th St Unit A Panama City, FL	3.0	2.0	1250	$1,625	$1.30	22d	1	1.41mi

Listing history 50 events

1. 2026-06-21
   days on market $209,900 Active 101 DOM
2. 2026-06-19
   days on market $209,900 Active 99 DOM
3. 2026-06-18
   days on market $209,900 Active 98 DOM
4. 2026-06-17
   days on market $209,900 Active 97 DOM
5. 2026-06-16
   days on market $209,900 Active 96 DOM
6. 2026-06-15
   days on market $209,900 Active 95 DOM
7. 2026-06-14
   days on market $209,900 Active 93 DOM
8. 2026-06-13
   days on market $209,900 Active 92 DOM
9. 2026-06-10
   days on market $209,900 Active 90 DOM
10. 2026-06-09
    days on market $209,900 Active 89 DOM
11. 2026-06-08
    days on market $209,900 Active 88 DOM
12. 2026-06-07
    days on market $209,900 Active 87 DOM
13. 2026-06-05
    pricedays on market $209,900 Active 84 DOM
14. 2026-06-03
    days on market $218,500 Active 83 DOM
15. 2026-06-02
    days on market $218,500 Active 82 DOM
16. 2026-06-01
    days on market $218,500 Active 81 DOM
17. 2026-05-31
    days on market $218,500 Active 80 DOM
18. 2026-05-30
    days on market $218,500 Active 79 DOM
19. 2026-04-30
    price $218,500 1279-char remark

    Show marketing remark (1279 chars)

    Welcome to this fully remodeled 3-bedroom, 2-bath single-family home located in the heart of Panama City. This move-in-ready property offers the perfect combination of modern updates, comfort, and convenience. Step inside to discover new flooring throughout, an abundance of windows that fill the home with natural sunlight, and a bright, inviting layout designed for everyday living. The remodeled kitchen features updated appliances and stylish cabinetry, creating a functional and attractive space for cooking and entertaining. Both bathrooms have been tastefully updated, and the home also includes newly installed central air conditioning for year-round comfort. Additional improvements such as a newer roof and updated windows provide added efficiency and peace of mind. Perfectly situated in the center of town, this home offers easy access to fine dining, schools, parks, shopping, and hospitals, making daily living incredibly convenient. Best of all, the property has no HOA, giving you added flexibility and freedom. With its extensive updates, bright interior, and prime location, this charming home is a fantastic opportunity for buyers looking to enjoy everything Panama City has to offer. And for this price, there is simply nothing else quite like it in the area.

20. 2026-04-03
    price $218,900 1279-char remark

    Show marketing remark (1279 chars)

    Welcome to this fully remodeled 3-bedroom, 2-bath single-family home located in the heart of Panama City. This move-in-ready property offers the perfect combination of modern updates, comfort, and convenience. Step inside to discover new flooring throughout, an abundance of windows that fill the home with natural sunlight, and a bright, inviting layout designed for everyday living. The remodeled kitchen features updated appliances and stylish cabinetry, creating a functional and attractive space for cooking and entertaining. Both bathrooms have been tastefully updated, and the home also includes newly installed central air conditioning for year-round comfort. Additional improvements such as a newer roof and updated windows provide added efficiency and peace of mind. Perfectly situated in the center of town, this home offers easy access to fine dining, schools, parks, shopping, and hospitals, making daily living incredibly convenient. Best of all, the property has no HOA, giving you added flexibility and freedom. With its extensive updates, bright interior, and prime location, this charming home is a fantastic opportunity for buyers looking to enjoy everything Panama City has to offer. And for this price, there is simply nothing else quite like it in the area.

21. 2026-03-12
    listed $219,900 Active 1279-char remark

    Show marketing remark (1279 chars)

    Welcome to this fully remodeled 3-bedroom, 2-bath single-family home located in the heart of Panama City. This move-in-ready property offers the perfect combination of modern updates, comfort, and convenience. Step inside to discover new flooring throughout, an abundance of windows that fill the home with natural sunlight, and a bright, inviting layout designed for everyday living. The remodeled kitchen features updated appliances and stylish cabinetry, creating a functional and attractive space for cooking and entertaining. Both bathrooms have been tastefully updated, and the home also includes newly installed central air conditioning for year-round comfort. Additional improvements such as a newer roof and updated windows provide added efficiency and peace of mind. Perfectly situated in the center of town, this home offers easy access to fine dining, schools, parks, shopping, and hospitals, making daily living incredibly convenient. Best of all, the property has no HOA, giving you added flexibility and freedom. With its extensive updates, bright interior, and prime location, this charming home is a fantastic opportunity for buyers looking to enjoy everything Panama City has to offer. And for this price, there is simply nothing else quite like it in the area.

22. 2025-12-11
    historical
23. 2025-08-21
    price $209,000
24. 2025-06-27
    price $210,000
25. 2025-06-11
    listed $215,000 Active
26. 2025-03-10
    historical
27. 2025-03-04
    listed $215,000 Active
28. 2024-11-17
    historical
29. 2024-09-20
    price $229,900
30. 2024-09-05
    price $238,900
31. 2024-08-08
    price $245,900
32. 2024-07-17
    listed $249,900 Active
33. 2024-04-30
    soldstatus $121,000
34. 2024-04-29
    soldstatus $121,000 Closed
35. 2024-04-21
    status Pending
36. 2024-03-01
    listed $139,000 Active
37. 2024-01-26
    historical
38. 2023-11-11
    status Active
39. 2023-10-30
    historical Active Under Contract
40. 2023-10-26
    price $139,000
41. 2023-08-23
    status Active
42. 2023-08-23
    price $149,000
43. 2023-08-17
    status Pending
44. 2023-07-26
    price $169,000
45. 2023-07-11
    price $170,000
46. 2023-06-19
    listed $175,000 Active
47. 2019-05-29
    soldstatus $121,000
48. 2019-05-24
    soldstatus $121,000
49. 2019-04-08
    listed $124,900
50. 2019-01-25
    soldstatus $33,000

ⓘ 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: $1,926 · $161/mo
• Projected year-2 tax: $1,926 · $161/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 1/10 Low
• 🌡 Heat 10/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,627
• − Mortgage interest: −$11,758
• − Property taxes: −$1,926
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$6,106
• Taxable loss: −$993
• Est. tax savings @ 24.0%: +$238
• After-tax cash flow: $2,719/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

• Census place: Panama City, FL
• County: Bay County · 163,593 people
• City population: 91,445
• Metro: Panama City, FL
• Population (ZIP): 18,947
• Household income: $52,523
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 935.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Black 23% Hispanic / Latino 11% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% German/W. Germanic 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: ▼ -142.12%
• Current HPI: 290.3312
• Rent YoY: ▲ 0.45%
• 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

+446.3% since first listed

33 events — show timeline

• 2026-04-30 Price Changed $218,500 CPARMLS
• 2026-04-03 Price Changed $218,900 CPARMLS
• 2026-03-12 Listed $219,900 CPARMLS
• 2025-12-11 Listing Removed — CPARMLS
• 2025-08-21 Price Changed $209,000 CPARMLS
• 2025-06-27 Price Changed $210,000 CPARMLS
• 2025-06-11 Listed $215,000 CPARMLS
• 2025-03-10 Listing Removed — CPARMLS
• 2025-03-04 Listed $215,000 CPARMLS
• 2024-11-17 Listing Removed — CPARMLS
• 2024-09-20 Price Changed $229,900 CPARMLS
• 2024-09-05 Price Changed $238,900 CPARMLS
• 2024-08-08 Price Changed $245,900 CPARMLS
• 2024-07-17 Listed $249,900 CPARMLS
• 2024-04-30 Sold (Public Records) $121,000 Public Records
• 2024-04-29 Sold (MLS) $121,000 CPARMLS
• 2024-04-21 Pending — CPARMLS
• 2024-03-01 Listed $139,000 CPARMLS
• 2024-01-26 Listing Removed — CPARMLS
• 2023-11-11 Relisted — CPARMLS
• 2023-10-30 Contingent — CPARMLS
• 2023-10-26 Price Changed $139,000 CPARMLS
• 2023-08-23 Relisted — CPARMLS
• 2023-08-23 Price Changed $149,000 CPARMLS
• 2023-08-17 Pending — CPARMLS
• 2023-07-26 Price Changed $169,000 CPARMLS
• 2023-07-11 Price Changed $170,000 CPARMLS
• 2023-06-19 Listed $175,000 CPARMLS
• 2019-05-29 Sold (Public Records) $121,000 Public Records
• 2019-05-24 Sold (MLS) $121,000 CPARMLS
• 2019-04-08 Listed $124,900 CPARMLS
• 2019-01-25 Sold (MLS) $33,000 CPARMLS
• 2018-09-24 Listed $40,000 CPARMLS

Property tax history

+42.6%/yr

Latest (2025): $1,926 · -11.8% YoY. Source: county tax records.