811 Tashanna Ln · Panama City, FL 32409

$115,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 33 Days on market

Built 1996 3.00 ac lot Est $162k · 29% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +9.5/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy 3 acres of spacious land in Southport Florida. The manufactured home that sits on the property is a three bedroom two bath home. Perfect for investors looking to put a little TLC into this property to make yours. For more details contact listing agent. Some photos may include virtual staging or AI enhancement.

Key facts

• 3 acres of land
• Manufactured home
• 3 acre lot

Tags

• 3 ACRES OF LAND
• MANUFACTURED HOME

Property features AI

Finance

• Other: Lot size approximately 3 acres (dimensions 361.50 x 361.50)
• Financial info: Annual taxes reported (amount withheld from output as financial detail not required)
• HOA & community: No HOA details provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Electricity available
• Home design: Double wide mobile home; Zoned: County
• Construction: Metal siding; Vinyl siding
• Exterior features: Open porch; Partial fencing; Dirt road access

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Bedroom (level not specified)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling details provided
• Interior features: Total of 3 rooms; Porch
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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.
• Market conditions: 301 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 $11k of equity ($795 loan paydown + $10k appreciation (9.1% local appreciation)).
• Bay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.1% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $115k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.49% ✓
• Cap rate: 12.76%
• Cash-on-cash: 23.11%
• DSCR: 2.03
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $162,432
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
831 Tashanna Ln	0.06mi	3/2.0 (+1)	1,088 (-6%)	15mo	$152,900	$141	70

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

Projected returns pro-forma

9.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.1%
• Equity multiple: 3.95×
• Total profit: $94,961
• Equity at exit: $95,984

10-year hold

• IRR: 35.1%
• Equity multiple: 8.67×
• Total profit: $247,051
• Equity at exit: $199,391

Cash invested: $32,200 (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 32409

• Home prices YoY: 2.4%
• Active inventory: 301
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,711 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$81 /mo · $968/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $620

Break-even live

Break-even rent $926

Max offer price $115,000

Occupancy floor 59%

Sensitivity live

Price	-10% $685	-5% $653	+0% $620	+5% $588	+10% $555
Rent	-10% $485	-5% $553	+0% $620	+5% $688	+10% $755
Rate	-1.0pp $678	-0.5pp $649	base $620	+0.5pp $590	+1.0pp $560

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-16
   status $115,000 Pending 33 DOM
2. 2026-06-15
   days on market $115,000 Active 33 DOM
3. 2026-06-14
   days on market $115,000 Active 31 DOM
4. 2026-06-13
   days on market $115,000 Active 30 DOM
5. 2026-06-10
   days on market $115,000 Active 28 DOM
6. 2026-06-09
   days on market $115,000 Active 27 DOM
7. 2026-06-08
   pricedays on market $115,000 Active 26 DOM
8. 2026-06-07
   days on market $125,000 Active 25 DOM
9. 2026-06-05
   days on market $125,000 Active 22 DOM
10. 2026-06-03
    days on market $125,000 Active 21 DOM
11. 2026-06-02
    days on market $125,000 Active 20 DOM
12. 2026-06-01
    days on market $125,000 Active 19 DOM
13. 2026-05-31
    days on market $125,000 Active 18 DOM
14. 2026-05-30
    days on market $125,000 Active 17 DOM
15. 2026-05-11
    listed $125,000 Active 317-char remark
16. 2021-12-14
    historical
17. 2021-12-14
    historical
18. 2021-12-14
    historical
19. 2021-12-14
    historical
20. 2019-10-15
    soldstatus $55,000
21. 2019-05-13
    soldstatus $55,000
22. 2019-05-10
    soldstatus $55,000
23. 2019-05-10
    soldstatus $55,000
24. 2019-05-10
    soldstatus $55,000
25. 2019-03-12
    listed $65,000
26. 2019-03-12
    listed $75,000
27. 2014-12-16
    listed $49,000
28. 2006-02-15
    listed $129,900
29. 2001-11-16
    listed $59,900
30. 2001-03-17
    listed $59,900

ⓘ 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: $968 · $81/mo
• Projected year-2 tax: $968 · $81/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 6/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,535
• − Mortgage interest: −$6,442
• − Property taxes: −$968
• − Insurance: −$575
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$3,345
• Taxable income: $5,919
• Est. tax owed @ 24.0%: −$1,421
• After-tax cash flow: $6,022/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): 10,941

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Slovak 3% Serbian 2%
• Foreign-born: 4% · Canada, Jamaica, South Korea
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▲ 9.08%
• Current HPI: 391.06
• 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

+92.0% since first listed

18 events — show timeline

• 2026-06-16 Pending — CPARMLS
• 2026-06-07 Price Changed $115,000 CPARMLS
• 2026-05-11 Listed $125,000 CPARMLS
• 2021-12-14 Listing Removed — CPARMLS
• 2021-12-14 Listing Removed — CPARMLS
• 2021-12-14 Listing Removed — CPARMLS
• 2021-12-14 Listing Removed — CPARMLS
• 2019-10-15 Sold (Public Records) $55,000 Public Records
• 2019-05-13 Sold (Public Records) $55,000 Public Records
• 2019-05-10 Sold (MLS) $55,000 NAMLS
• 2019-05-10 Sold (MLS) $55,000 CPARMLS
• 2019-05-10 Sold (MLS) $55,000 ECAR
• 2019-03-12 Listed $75,000 NAMLS
• 2019-03-12 Listed $65,000 CPARMLS
• 2014-12-16 Listed $49,000 CPARMLS
• 2006-02-15 Listed $129,900 CPARMLS
• 2001-11-16 Listed $59,900 CPARMLS
• 2001-03-17 Listed $59,900 CPARMLS

Property tax history

+12.0%/yr

Latest (2025): $968 · +9.3% YoY. Source: county tax records.