20105 Alta Vista Dr · Laguna Beach, FL 32413

$359,999

3 bd · 2.0 ba · 1,768 sqft · Manufactured public records · 272 Days on market

Built 2011 6,081 sqft lot $204/sqft · 53% below area

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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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION! LOCATION! LOCATION! Beautiful doublewide mobile home situated on a large corner lot, only two blocks from the Gulf of Mexico. Whether you are looking for your own personal beach retreat or an investment property, this home is in an ideal location. If you have a large family or just want to invite lots of guests, no worries, with 4 bedrooms you can accommodate the entire crowd. This home features two separate family sitting areas, office space, laundry/utility room and a large kitchen with a center island and plenty of storage. The master bedroom can easily accommodate king size furnishings and has a large walk-in closet. The master bathroom offers a double vanity, separate water closet and garden tub. At the opposite end of the home, a full bath and three additional bedrooms Roof and siding replaced in 2022, sceptic inspected and cleaned out 2025

Key facts

• Office space
• Plenty of storage
• Large corner lot

Tags

• LARGE CORNER LOT
• OFFICE SPACE
• LAUNDRY UTILITY ROOM
• LARGE KITCHEN
• CENTER ISLAND
• PLENTY OF STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $360k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/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 $320k (11.0% below list).
• Recommended offer: $317k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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; 1272 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• At $3,204/mo this rent would consume 48% of the median local household income ($80k/yr) (locally 531% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 272 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 21y ago; this cycle's ask has dropped $40k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $240k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $316,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.55%
• DSCR: 1.11
• GRM: 9.4

CMA / ARV

• ARV (median comp): $767,452
• List price: $359,999
• Delta: -53.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
688 Malaga Pl	0.56mi	3/2.0	1,560 (-12%)	4mo	$258,000	$165	50
617 Malaga Pl	0.55mi	3/2.0	1,512 (-14%)	2mo	$215,000	$142	49

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: -14.9%
• Equity multiple: 0.48×
• Total profit: $-52,565
• Equity at exit: $53,677

10-year hold

• IRR: -10.8%
• Equity multiple: 0.42×
• Total profit: $-58,915
• Equity at exit: $31,126

Cash invested: $100,800 (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: 1272
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,204 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$279 /mo · $3,348/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$673
• Net cashflow: $214

Break-even live

Break-even rent $2,933

Max offer price $359,999

Occupancy floor 88%

Sensitivity live

Price	-10% $418	-5% $316	+0% $214	+5% $112	+10% $10
Rent	-10% $-39	-5% $87	+0% $214	+5% $341	+10% $467
Rate	-1.0pp $395	-0.5pp $306	base $214	+0.5pp $121	+1.0pp $26

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	14d	1	0.23mi
238 Oleander Dr Unit 1462121P Panama City, FL	4.0	4.0	1732	$4,298	$2.48	14d	1	0.25mi
121 Christmas Tree Ln Unit 1511625P Panama City Beach, FL	3.0	2.0	1496	$11,089	$7.41	22d	1	0.44mi
100 Downing St #13 Panama City Beach, FL	3.0	2.5	1360	$1,950	$1.43	22d	1	0.74mi
223 E Lakeshore Dr Unit 1511640P Panama City Beach, FL	4.0	3.5	2594	$7,599	$2.93	22d	1	0.79mi
21101 Panama City Beach Pkwy Panama City Beach, FL	1.0–3.0	1.0–2.0	1004	$1,956	$1.95	14d	12	1.16mi
21310 Pompano Ave Unit 1511639P Panama City Beach, FL	3.0	2.0	1883	$6,011	$3.19	14d	1	1.31mi

Listing history 48 events

1. 2026-06-21
   days on market $359,999 Active 272 DOM
2. 2026-06-19
   days on market $359,999 Active 270 DOM
3. 2026-06-18
   days on market $359,999 Active 269 DOM
4. 2026-06-17
   days on market $359,999 Active 268 DOM
5. 2026-06-16
   days on market $359,999 Active 267 DOM
6. 2026-06-15
   days on market $359,999 Active 266 DOM
7. 2026-06-14
   days on market $359,999 Active 264 DOM
8. 2026-06-13
   days on market $359,999 Active 263 DOM
9. 2026-06-10
   days on market $359,999 Active 261 DOM
10. 2026-06-09
    days on market $359,999 Active 260 DOM
11. 2026-06-08
    days on market $359,999 Active 259 DOM
12. 2026-06-07
    days on market $359,999 Active 258 DOM
13. 2026-06-05
    days on market $359,999 Active 255 DOM
14. 2026-06-03
    days on market $359,999 Active 254 DOM
15. 2026-06-02
    days on market $359,999 Active 253 DOM
16. 2026-06-01
    days on market $359,999 Active 252 DOM
17. 2026-05-31
    days on market $359,999 Active 251 DOM
18. 2026-05-30
    days on market $359,999 Active 250 DOM
19. 2025-11-12
    soldstatus $240,000
20. 2025-10-08
    price $359,999 869-char remark

    Show marketing remark (869 chars)

    LOCATION! LOCATION! LOCATION! Beautiful doublewide mobile home situated on a large corner lot, only two blocks from the Gulf of Mexico. Whether you are looking for your own personal beach retreat or an investment property, this home is in an ideal location. If you have a large family or just want to invite lots of guests, no worries, with 4 bedrooms you can accommodate the entire crowd. This home features two separate family sitting areas, office space, laundry/utility room and a large kitchen with a center island and plenty of storage. The master bedroom can easily accommodate king size furnishings and has a large walk-in closet. The master bathroom offers a double vanity, separate water closet and garden tub. At the opposite end of the home, a full bath and three additional bedrooms Roof and siding replaced in 2022, sceptic inspected and cleaned out 2025

21. 2025-09-22
    listed $399,999 Active 869-char remark

    Show marketing remark (869 chars)

    LOCATION! LOCATION! LOCATION! Beautiful doublewide mobile home situated on a large corner lot, only two blocks from the Gulf of Mexico. Whether you are looking for your own personal beach retreat or an investment property, this home is in an ideal location. If you have a large family or just want to invite lots of guests, no worries, with 4 bedrooms you can accommodate the entire crowd. This home features two separate family sitting areas, office space, laundry/utility room and a large kitchen with a center island and plenty of storage. The master bedroom can easily accommodate king size furnishings and has a large walk-in closet. The master bathroom offers a double vanity, separate water closet and garden tub. At the opposite end of the home, a full bath and three additional bedrooms Roof and siding replaced in 2022, sceptic inspected and cleaned out 2025

22. 2021-12-14
    historical
23. 2021-12-14
    historical
24. 2021-12-14
    historical
25. 2021-12-09
    historical
26. 2021-12-09
    historical
27. 2021-12-09
    historical
28. 2021-12-09
    historical
29. 2021-12-09
    historical
30. 2019-04-15
    soldstatus $210,000
31. 2019-04-09
    soldstatus $210,000
32. 2019-04-09
    soldstatus $210,000
33. 2018-11-16
    listed $219,000
34. 2018-11-16
    listed $219,000
35. 2016-01-19
    historical
36. 2015-05-04
    listed $159,900
37. 2014-07-21
    listed $174,900
38. 2014-02-20
    listed $174,900
39. 2011-08-08
    soldstatus $50,000
40. 2007-01-06
    listed $190,000
41. 2007-01-06
    listed $190,000
42. 2006-01-10
    listed $219,000
43. 2005-11-11
    historical
44. 2005-07-01
    listed $239,900
45. 2005-07-01
    listed $239,900
46. 2005-07-01
    listed $239,900
47. 2005-01-11
    listed $239,900
48. 2005-01-11
    listed $249,900

ⓘ 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: $3,348 · $279/mo
• Projected year-2 tax: $3,348 · $279/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 3/10 Moderate
• 🌡 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: $38,443
• − Mortgage interest: −$20,166
• − Property taxes: −$3,348
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,075
• − Management: −$3,075
• − Depreciation: −$10,473
• Taxable loss: −$3,494
• Est. tax savings @ 24.0%: +$839
• After-tax cash flow: $3,406/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

+0.0% since first listed

30 events — show timeline

• 2025-11-12 Sold (Public Records) $240,000 Public Records
• 2025-10-08 Price Changed $359,999 ForSaleByOwner.com
• 2025-09-22 Listed $399,999 ForSaleByOwner.com
• 2021-12-14 Listing Removed — CPARMLS
• 2021-12-14 Listing Removed — CPARMLS
• 2021-12-14 Listing Removed — CPARMLS
• 2021-12-09 Listing Removed — CPARMLS
• 2021-12-09 Listing Removed — CPARMLS
• 2021-12-09 Listing Removed — CPARMLS
• 2021-12-09 Listing Removed — CPARMLS
• 2021-12-09 Listing Removed — CPARMLS
• 2019-04-15 Sold (Public Records) $210,000 Public Records
• 2019-04-09 Sold (MLS) $210,000 ECAR
• 2019-04-09 Sold (MLS) $210,000 NAMLS
• 2018-11-16 Listed $219,000 ECAR
• 2018-11-16 Listed $219,000 NAMLS
• 2016-01-19 Listing Removed — CPARMLS
• 2015-05-04 Listed $159,900 CPARMLS
• 2014-07-21 Listed $174,900 CPARMLS
• 2014-02-20 Listed $174,900 CPARMLS
• 2011-08-08 Sold (Public Records) $50,000 Public Records
• 2007-01-06 Listed $190,000 CPARMLS
• 2007-01-06 Listed $190,000 CPARMLS
• 2006-01-10 Listed $219,000 CPARMLS
• 2005-11-11 Listing Removed — NAMLS
• 2005-07-01 Listed $239,900 NAMLS
• 2005-07-01 Listed $239,900 ECAR
• 2005-07-01 Listed $239,900 CPARMLS
• 2005-01-11 Listed $249,900 CPARMLS
• 2005-01-11 Listed $239,900 CPARMLS

Property tax history

+7.7%/yr

Latest (2025): $3,348 · +8.9% YoY. Source: county tax records.