2314 E 17th St · Cedar Grove, FL 32405

$85,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 22 Days on market

Built 1981 9,888 sqft lot

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover a fantastic investment opportunity in Middle Panama City! This well-maintained singlewide trailer is nestled on a spacious lot, offering incredible rental potential. Whether you're looking to rent long-term or fix and flip, this property is perfectly positioned for consistent income. Just minutes from shopping, dining, and entertainment, this is an ideal location for a savvy buyer. Don't miss out--schedule your tour today!

Key facts

• Ideal location
• Spacious lot
• 9,888 sq ft lot

Tags

• SPACIOUS LOT
• IDEAL LOCATION

Property features AI

Finance

• Financial info: Lease in place through 2026-07-01
• HOA & community: Short-term rentals allowed

Exterior

• Parking: Unpaved parking; 1 covered parking space
• Utilities: Cable connected; Natural gas available; Underground utilities; Public sewer
• Home design: Single-wide mobile home; Entrance includes a covered porch; Zoned for city, mobile home, and single-family residential
• Construction: Vinyl siding; Shingle roof
• Exterior features: Partial fencing; Paved lot; City street frontage; Publicly maintained road

Interior

• Kitchen: Electric range
• Bedrooms: Two bedrooms on the first level (approx. 8.6 x 10 and 10.6 x 10)
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Covered front porch

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#445 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, 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 rising (+1.2%/yr); 381 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y 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 $61k; 40% 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.77% ✓
• Cap rate: 15.71%
• Cash-on-cash: 33.62%
• DSCR: 2.50
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.24% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 2.09×
• Total profit: $26,059
• Equity at exit: $12,674

10-year hold

• IRR: 33.5%
• Equity multiple: 3.81×
• Total profit: $66,942
• Equity at exit: $7,349

Cash invested: $23,800 (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 32405

• Rents YoY: 1.2%
• Active inventory: 381
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,502 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$38 /mo · $462/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $667

Break-even live

Break-even rent $658

Max offer price $85,000

Occupancy floor 51%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 E 13th St Unit 1 Panama City, FL	2.0	1.0	700	$1,250	$1.79	21d	1	1.28mi
2002 Wilson Ave Panama City, FL	1.0–3.0	1.0–2.0	977	$1,854	$1.90	13d	25	1.39mi

Listing history 37 events

1. 2026-06-19
   days on market $85,000 Active 22 DOM
2. 2026-06-18
   days on market $85,000 Active 21 DOM
3. 2026-06-17
   days on market $85,000 Active 20 DOM
4. 2026-06-16
   days on market $85,000 Active 19 DOM
5. 2026-06-15
   days on market $85,000 Active 18 DOM
6. 2026-06-14
   days on market $85,000 Active 16 DOM
7. 2026-06-13
   days on market $85,000 Active 15 DOM
8. 2026-06-10
   days on market $85,000 Active 13 DOM
9. 2026-06-09
   days on market $85,000 Active 12 DOM
10. 2026-06-08
    days on market $85,000 Active 11 DOM
11. 2026-06-07
    days on market $85,000 Active 10 DOM
12. 2026-06-05
    days on market $85,000 Active 7 DOM
13. 2026-06-03
    days on market $85,000 Active 6 DOM
14. 2026-06-02
    days on market $85,000 Active 5 DOM
15. 2026-06-01
    days on market $85,000 Active 4 DOM
16. 2026-05-31
    days on market $85,000 Active 3 DOM
17. 2026-05-30
    days on market $85,000 Active 2 DOM
18. 2026-05-28
    listed $85,000 Active
19. 2021-12-14
    historical
20. 2021-12-14
    historical
21. 2021-12-14
    historical
22. 2021-12-14
    historical
23. 2021-12-14
    historical
24. 2021-12-14
    historical
25. 2021-12-14
    historical
26. 2021-12-09
    historical
27. 2021-12-09
    historical
28. 2010-07-13
    listed $52,000
29. 2009-07-27
    listed $52,000
30. 2008-12-19
    listed $34,900
31. 2007-06-18
    listed $73,000
32. 2006-09-14
    listed $73,000
33. 2006-05-01
    listed $62,000
34. 2005-11-14
    listed $62,000
35. 2005-05-05
    listed $67,000
36. 2005-05-05
    listed $67,000
37. 2004-06-24
    soldstatus $60,800

ⓘ 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: $462 · $38/mo
• Projected year-2 tax: $706 · $59/mo
• Expected delta: +$244/yr (+$20/mo · 52.8%)

ⓘ 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 6 d/yr ≥105°F today · 17 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: $18,021
• − Mortgage interest: −$4,761
• − Property taxes: −$462
• − Insurance: −$425
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$2,473
• Taxable income: $7,017
• Est. tax owed @ 24.0%: −$1,684
• After-tax cash flow: $6,317/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 — Cedar Grove

• Score: 70/100
• State rank: #445
• US rank: #8018

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedar Grove, FL
• County: Bay County · 163,593 people
• Metro: Panama City, FL
• Population (ZIP): 29,984
• Household income: $73,373
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 1008.0

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 (67%)
• Race & ethnicity: White 67% Black 17% Two or more races 8% Hispanic / Latino 7% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 4% Lithuanian 2% Romanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 6% Arabic 1% French/Haitian/Cajun 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: ▼ -217.88%
• Current HPI: 262.7854
• Rent YoY: ▲ 1.24%
• 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

+39.8% since first listed

20 events — show timeline

• 2026-05-28 Listed $85,000 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
• 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
• 2010-07-13 Listed $52,000 CPARMLS
• 2009-07-27 Listed $52,000 CPARMLS
• 2008-12-19 Listed $34,900 CPARMLS
• 2007-06-18 Listed $73,000 CPARMLS
• 2006-09-14 Listed $73,000 CPARMLS
• 2006-05-01 Listed $62,000 CPARMLS
• 2005-11-14 Listed $62,000 CPARMLS
• 2005-05-05 Listed $67,000 CPARMLS
• 2005-05-05 Listed $67,000 CPARMLS
• 2004-06-24 Sold (Public Records) $60,800 Public Records

Property tax history

+3.2%/yr

Latest (2025): $462 · +14.9% YoY. Source: county tax records.