7398 Charles Loring Jr Rd · Panama City, FL 32404

$249,900

4 bd · 2.0 ba · 1,439 sqft · SingleFamily · 106 Days on market

Built 2026 Excellent condition 5,663 sqft lot $174/sqft · at area comps Est $260k · at est. $78/mo HOA · 3% of rent ↓ 3% since listing

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Why this score? — see what drove the C- 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 +16.0/30.0
• ARV discount +9.2/15.0
• DSCR +4.9/10.0
• 1% rule +4.8/10.0
• Schools +4.8/10.0
• Condition / age +4.8/5.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Sutton Plan, one of our new plans at Liberty in Panama City, Florida. The Sutton is a spacious single-story home with 1,439 square feet of comfortable living. This beautiful home offers 4 bedrooms with 2 bathrooms, and a 1-car garage. As you enter the home, the foyer welcomes you with beautiful EVP flooring which spans throughout the home in the main areas and bathrooms. Right by the front door are the 3 guest bedrooms, a full bathroom, and down the hallway is the laundry room and storage area leading into the kitchen and living room. Each bedroom boasts plenty of space and sizeable closets for organization with soft carpet flooring. The kitchen is equipped with beautiful granite countertops, stainless steel appliances, and beautiful white cabinetry. The pantry is located next to the laundry room across from the linen and coat closets. Natural light illuminates this main area for your family and friends to enjoy. The back yard features a back patio located by the primary bedroom and the dining area. The spacious primary bedroom features its own bathroom complete with granite countertops, a large walk-in closet, and a relaxing shower. Both bathrooms feature beautiful granite countertops and white cabinetry. In addition to all the features and amenities our Sutton plan offers, each is built with our Smart Home technology package, designed to bring the ease and convenience of life right to your fingertips. On the outside of this popular plan, you will see durable vinyl siding, a rear patio to enjoy the spacious back yard. Sidewalks line the neighborhood streets for you to enjoy the beautiful Florida weather. Our Liberty community features underground utilities making it less susceptible to damage from severe weather leading to fewer outages and more reliable service. Residents of Liberty can enjoy exclusive access to two amenity centers, complete with two pools, a children's splash pad, two playgrounds for endless fun, a well-equipped fitness center, two pickleball courts and a basketball court to name a few things. To learn more about this home for yourself, call us to get connected today!

Key facts

• Durable vinyl siding
• Walk-in closet
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WHITE CABINETRY
• WALK-IN CLOSET
• SMART HOME TECHNOLOGY
• DURABLE VINYL SIDING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $122 ($1k/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 $244k (2.4% below list).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 4.3% 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: Deer Point Elementary School (math 55% / reading 49%, grade C-, #990 of 2,144 statewide, top 48%, 705 students, 55% 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) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 1365 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).
• This rent runs 39% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $7k 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 106 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $227,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.98% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 8.5

CMA / ARV

• ARV (median comp): $259,900
• List price: $249,900
• Delta: -3.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7410 Charles Loring Jr Rd	0.00mi	4/2.0	1,439 (0%)	0mo	$239,900	$167	100
7378 Charles Loring Jr Rd	0.00mi	4/2.0	1,439 (0%)	1mo	$244,900	$170	99
7303 Charles Loring Jr Rd	0.00mi	4/2.0	1,439 (0%)	2mo	$239,900	$167	98
7394 Charles Loring Jr Rd	0.00mi	3/2.0 (-1)	1,443 (+0%)	1mo	$249,900	$173	94
7402 Charles Loring Jr Rd	0.00mi	4/2.0	1,504 (+4%)	1mo	$249,900	$166	91
7350 Charles Loring Jr Rd	0.00mi	4/2.0	1,504 (+4%)	2mo	$245,000	$163	91
7422 Charles Loring Jr Rd	0.00mi	4/2.0	1,504 (+4%)	2mo	$259,900	$173	91
7370 Charles Loring Jr Rd	0.00mi	4/2.0	1,504 (+4%)	2mo	$229,900	$153	91
7414 Charles Loring Jr Rd	0.00mi	4/2.0	1,504 (+4%)	3mo	$259,900	$173	90
7355 Charles Loring Jr Rd	0.00mi	4/2.0	1,504 (+4%)	3mo	$244,900	$163	90
7386 Charles Loring Jr Rd	0.00mi	3/2.0 (-1)	1,281 (-11%)	1mo	$239,900	$187	76
7339 Charles Loring Jr Rd	0.00mi	3/2.0 (-1)	1,281 (-11%)	2mo	$239,900	$187	75

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 · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.47×
• Total profit: $-37,175
• Equity at exit: $37,261

10-year hold

• IRR: -10.3%
• Equity multiple: 0.43×
• Total profit: $-39,927
• Equity at exit: $21,607

Cash invested: $69,972 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 29 under contract
• Months of supply: 0.2 mo (633%/mo absorbed)
• Median asking: $299,999 ($170/sqft)
• Median days on market: 69 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +6.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32404

• Home prices YoY: -16.1%
• Rents YoY: 1.1%
• Active inventory: 1365
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,439 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$78
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $122

Break-even live

Break-even rent $2,285

Max offer price $249,900

Occupancy floor 90%

Sensitivity live

Price	-10% $295	-5% $208	+0% $122	+5% $36	+10% $-51
Rent	-10% $-71	-5% $26	+0% $122	+5% $218	+10% $315
Rate	-1.0pp $248	-0.5pp $185	base $122	+0.5pp $57	+1.0pp $-9

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: $62,475
• Closing costs: $7,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5140 N Star Ave Panama City, FL	3.0	2.0	1476	$2,200	$1.49	6d	1	1.23mi
7292 Ellie B Dr Panama City, FL	4.0	2.5	1800	$2,100	$1.17	0d	1	1.34mi

HOA detail $78/mo · $936/yr

• Likely covers: landscapingpoolgym

Listing history 50 events

1. 2026-09-24
   days on market $249,900 Active 106 DOM
2. 2026-09-22
   statusdays on market $249,900 Active 105 DOM
3. 2026-07-29
   status $249,900 Pending 103 DOM
4. 2026-07-27
   days on market $249,900 Active 103 DOM
5. 2026-07-25
   days on market $249,900 Active 101 DOM
6. 2026-07-23
   days on market $249,900 Active 99 DOM
7. 2026-07-22
   days on market $249,900 Active 98 DOM
8. 2026-07-21
   days on market $249,900 Active 97 DOM
9. 2026-07-18
   days on market $249,900 Active 94 DOM
10. 2026-07-16
    days on market $249,900 Active 92 DOM
11. 2026-07-16
    days on market $249,900 Active 91 DOM
12. 2026-07-14
    days on market $249,900 Active 90 DOM
13. 2026-07-13
    days on market $249,900 Active 89 DOM
14. 2026-07-12
    days on market $249,900 Active 88 DOM
15. 2026-07-11
    days on market $249,900 Active 87 DOM
16. 2026-07-10
    days on market $249,900 Active 86 DOM
17. 2026-07-09
    days on market $249,900 Active 85 DOM
18. 2026-07-08
    days on market $249,900 Active 84 DOM
19. 2026-07-07
    days on market $249,900 Active 83 DOM
20. 2026-07-06
    days on market $249,900 Active 82 DOM
21. 2026-07-05
    days on market $249,900 Active 81 DOM
22. 2026-07-04
    days on market $249,900 Active 80 DOM
23. 2026-07-03
    days on market $249,900 Active 79 DOM
24. 2026-07-02
    days on market $249,900 Active 78 DOM
25. 2026-07-01
    days on market $249,900 Active 77 DOM
26. 2026-06-30
    days on market $249,900 Active 76 DOM
27. 2026-06-29
    days on market $249,900 Active 75 DOM
28. 2026-06-28
    days on market $249,900 Active 74 DOM
29. 2026-06-28
    days on market $249,900 Active 73 DOM
30. 2026-06-27
    days on market $249,900 Active 72 DOM
31. 2026-06-25
    days on market $249,900 Active 70 DOM
32. 2026-06-23
    days on market $249,900 Active 68 DOM
33. 2026-06-21
    days on market $249,900 Active 67 DOM
34. 2026-06-19
    days on market $249,900 Active 65 DOM
35. 2026-06-18
    days on market $249,900 Active 64 DOM
36. 2026-06-17
    days on market $249,900 Active 63 DOM
37. 2026-06-16
    days on market $249,900 Active 62 DOM
38. 2026-06-15
    days on market $249,900 Active 61 DOM
39. 2026-06-14
    days on market $249,900 Active 59 DOM
40. 2026-06-13
    days on market $249,900 Active 58 DOM
41. 2026-06-10
    days on market $249,900 Active 56 DOM
42. 2026-06-09
    days on market $249,900 Active 55 DOM
43. 2026-06-08
    days on market $249,900 Active 54 DOM
44. 2026-06-07
    days on market $249,900 Active 53 DOM
45. 2026-06-05
    days on market $249,900 Active 50 DOM
46. 2026-06-03
    days on market $249,900 Active 49 DOM
47. 2026-06-02
    days on market $249,900 Active 48 DOM
48. 2026-06-01
    days on market $249,900 Active 47 DOM
49. 2026-05-31
    days on market $249,900 Active 46 DOM
50. 2026-05-30
    days on market $249,900 Active 45 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 4/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,269
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − HOA: −$936
• − Depreciation: −$7,270
• Taxable loss: −$2,616
• Est. tax savings @ 24.0%: +$628
• After-tax cash flow: $2,091/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This move-in-ready home in Liberty, Panama City, Florida, offers a spacious single-story layout with modern finishes and a well-maintained exterior. Potential buyers can expect a fresh paint job and landscaping improvements to further enhance the property's value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers ↑

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Deer Point Elementary School C- FL #990/2,144 Nat'l #11,263/41,679 Middle Merritt Brown Middle School F FL #388/571 Nat'l #6,571/14,009 High A. Crawford Mosley High School C- FL #148/667 Nat'l #4,893/17,239

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

B Composite livability gradescore 72/100

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

• County: Bay County · 206,264 people
• City population: 91,445
• Metro: Panama City, FL
• Population (ZIP): 42,514
• Household income: $74,708
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 12% Two or more races 10% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, Vietnam, Mexico
• Languages at home: 90% English-only · Spanish 6% Vietnamese 1% Other Asian/Pacific 1%

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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: ▼ -50.59%
• Current HPI: 263.7178
• Rent YoY: ▲ 1.12%
• Metro: Panama City, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

-3.1% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $249,900 CPARMLS
• 2026-04-20 Price Changed $259,900 CPARMLS
• 2026-04-20 Relisted — CPARMLS
• 2026-02-04 Listing Removed — CPARMLS
• 2026-01-30 Listed $257,900 CPARMLS