9535 Jody Ln · Panama City, FL 32466

$165,900

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 57 Days on market

Built 2018 1.03 ac lot

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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 +22.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked away at the end of a quiet dead-end road, this beautifully maintained 2018 manufactured home offers the rare combination of privacy, space, and like-new condition. With only one year of total occupancy, the home feels fresh, clean, and move-in ready. Situated on a full acre, this 3-bedroom, 2-bath residence is designed for both comfort and connection to the outdoors. The standout feature is the expansive covered front deck--an ideal setting for morning coffee, evening unwinding, or hosting gatherings year-round. A covered back deck adds even more functional outdoor living space. Inside, you'll find a well-kept interior with a functional layout, complemented by the added convenience o

Key facts

• Covered back deck
• Covered front deck
• Full acre

Tags

• COVERED FRONT DECK
• COVERED BACK DECK
• FULL ACRE
• QUIET DEAD-END ROAD
• NO NEIGHBORS ACROSS THE STREET
• ADDITIONAL PRIVACY

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Utilities: Electric water heater
• Home design: Mobile home zoning
• Construction: Mobile dimension units measured in feet
• Exterior features: Covered patio; Deck; Covered porch; Porch

Interior

• Kitchen: Electric range
• Bedrooms: Two additional bedrooms (approximately 10 x 12 and 10 x 14) - buyer to verify
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 3 rooms; Family room (approximately 16 x 14) - buyer to verify
• Laundry & utility: Stacked washer/dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $166k.

Deal economics

• At list price, monthly cash flow is $152 ($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 $163k (1.7% below list).
• Recommended offer: $161k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 112 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 $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Bay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $24k; list at $166k implies a 577% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $160,923 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.98% ✗
• Cap rate: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 3.15×
• Total profit: $100,049
• Equity at exit: $149,456

10-year hold

• IRR: 23.7%
• Equity multiple: 7.18×
• Total profit: $287,055
• Equity at exit: $322,307

Cash invested: $46,452 (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 32466

• Home prices YoY: 4.4%
• Active inventory: 112
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,631 medium
• Mortgage (P&I): −$870
• Tax from tax record: −$72 /mo · $870/yr
• Insurance: −$69
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $152

Break-even live

Break-even rent $1,439

Max offer price $165,900

Occupancy floor 86%

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: $41,475
• Closing costs: $4,977
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $165,900 Active 57 DOM
2. 2026-06-18
   days on market $165,900 Active 56 DOM
3. 2026-06-17
   days on market $165,900 Active 55 DOM
4. 2026-06-16
   days on market $165,900 Active 54 DOM
5. 2026-06-15
   days on market $165,900 Active 53 DOM
6. 2026-06-14
   days on market $165,900 Active 51 DOM
7. 2026-06-13
   days on market $165,900 Active 50 DOM
8. 2026-06-10
   days on market $165,900 Active 48 DOM
9. 2026-06-09
   days on market $165,900 Active 47 DOM
10. 2026-06-08
    days on market $165,900 Active 46 DOM
11. 2026-06-07
    days on market $165,900 Active 45 DOM
12. 2026-06-05
    days on market $165,900 Active 42 DOM
13. 2026-06-03
    days on market $165,900 Active 41 DOM
14. 2026-06-02
    days on market $165,900 Active 40 DOM
15. 2026-06-01
    days on market $165,900 Active 39 DOM
16. 2026-05-31
    days on market $165,900 Active 38 DOM
17. 2026-05-30
    days on market $165,900 Active 37 DOM
18. 2026-04-23
    listed $171,000 Active 1083-char remark
19. 2026-01-10
    historical
20. 2025-10-10
    listed $185,850 Active
21. 2023-11-01
    historical
22. 2023-08-01
    listed $159,900 Active
23. 2023-06-13
    soldstatus $24,500

ⓘ 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: $870 · $72/mo
• Projected year-2 tax: $1,377 · $115/mo
• Expected delta: +$507/yr (+$42/mo · 58.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,576
• − Mortgage interest: −$9,293
• − Property taxes: −$870
• − Insurance: −$2,332
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$4,826
• Taxable loss: −$877
• Est. tax savings @ 24.0%: +$211
• After-tax cash flow: $2,034/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): 5,837

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 (89%)
• Race & ethnicity: White 89% Two or more races 7% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Portuguese 3% Serbian 2%
• Foreign-born: 2% · Canada

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: ▲ 11.68%
• Current HPI: 274.7988
• 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

+577.1% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $165,900 CPARMLS
• 2026-04-23 Listed $171,000 CPARMLS
• 2026-01-10 Listing Removed — CPARMLS
• 2025-10-10 Listed $185,850 CPARMLS
• 2023-11-01 Listing Removed — CPARMLS
• 2023-08-01 Listed $159,900 CPARMLS
• 2023-06-13 Sold (Public Records) $24,500 Public Records

Property tax history

+8.3%/yr

Latest (2025): $870 · +2.3% YoY. Source: county tax records.