1014 Long Ave Unit : · Port St. Joe, FL 32456

$339,000

3 bd · 3.0 ba · 1,754 sqft · MultiFamily public records · 43 Days on market

Built 2004 3,746 sqft lot $120/mo HOA · 7% of rent

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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 +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

MODERN, MOVE-IN READY, 3-BEDROOM TOWNHOUSE IN A PRIME LOCATION! Step into this beautifully renovated 3-bedroom, 3-bathroom spacious townhouse. On the main level, you are greeted with an inviting foyer, opening to a spacious, open concept living/dining area, complete with continuous newer LVP flooring throughout. Also the upstairs has newer carpeting. The large kitchen features a gas stove, ample cabinet space. Also found on the main level is the master bedroom with a full en-suite bath, a guest bedroom, and another full bathroom. Upstairs, you have OPTIONS- A bonus room that could serve as an office, as it is fully equipped with electrical and internet. The open loft area is perfectly situated to serve a library, an art studio, another office, or let your imagination run. The SUPER grand room is ready to be your next theater room, a great master, or a multi-use room with plumbing for a wet bar and a full bathroom. With short-term rentals allowed, this property offers incredible investment potential, whether you're seeking a primary residence or a high-demand rental. Add to that, low HOA dues of just $120/month, and you'll enjoy hassle-free, low-maintenance living in a great area. This townhouse blends modern updates with practical features, offering a versatile and stylish home for every need. Call today to schedule your private showing and be sure to check out the 3D tour! Listed agent is related to the seller. Start LIVING THE BEACH LIFE today! Agent Owned.

Key facts

• Point south marina
• Pickleball courts
• City parks

Tags

• WALKING DISTANCE DOWNTOWN
• PUBLIC BOAT RAMP
• PICKLEBALL COURTS
• CITY PARKS
• POINT SOUTH MARINA
• HIGH CEILINGS

Property features AI

Finance

• Other: Zoned RM (City, Residential Multi-Family)
• Financial info: Not specified
• HOA & community: Homeowners association with $120 monthly fee; Association fee includes grounds maintenance

Exterior

• Parking: Driveway; 2 parking spaces
• Security: Not specified
• Utilities: Public water; Public sewer; Cable available; Natural gas available; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Residential income property; Multi-family (Duplex/Triplex/Quad); New construction; 2 stories
• Construction: HardiPlank-type siding; Slab foundation
• Exterior features: Metal roof; Irregular lot; City street frontage

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Not specified
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Electric heating; Ceiling fan cooling
• Interior features: Recessed lighting; Storage; Vaulted ceilings; Window coverings
• Laundry & utility: Not specified

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $339k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $339k).
• Recommended offer: $329k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 1.4% in Port St. Joe — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Gulf (rural): math 47% / reading 45% proficiency, ranked #49 of 73 in FL (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1028 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 302 units permitted in Gulf County in 2024 (0 in 5+ unit buildings).
• At $5,086/mo this rent would consume 94% of the median local household income ($65k/yr) (locally 194% 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 $10k of value loss. Plan a longer hold.
• Gulf County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $95k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (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 $328,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.50% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.29%
• DSCR: 1.95
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.9%
• Equity multiple: 1.27×
• Total profit: $25,471
• Equity at exit: $50,546

10-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $126,637
• Equity at exit: $29,311

Cash invested: $94,920 (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 32456

• Home prices YoY: -21.3%
• Active inventory: 1028
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $5,086 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$295 /mo · $3,543/yr
• Insurance: −$141
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$120
• Vacancy / Maint / Mgmt: −$1,068
• Net cashflow: $1,257

Break-even live

Break-even rent $3,495

Max offer price $339,000

Occupancy floor 70%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	3	$5,085
Total (3 units)			$5,086

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1020 Long Ave Port Saint Joe, FL	3.0	3.0	1754	$2,300	$1.31	21d	1	0.02mi
2010 Monument Ave Port Saint Joe, FL	3.0	2.0	1669	$2,200	$1.32	21d	1	0.72mi
320 Avenue D Port Saint Joe, FL	4.0	2.0	2000	$2,200	$1.10	21d	1	0.98mi
207 Mosaic Dr Port Saint Joe, FL	2.0	2.5	1566	$2,200	$1.40	13d	1	1.33mi

HOA detail

• Monthly dues: $120 · $1,440/yr
• Likely covers: gaselectricinternet

Listing history 28 events

1. 2026-06-19
   days on market $339,000 Active 43 DOM
2. 2026-06-18
   days on market $339,000 Active 42 DOM
3. 2026-06-17
   days on market $339,000 Active 41 DOM
4. 2026-06-16
   days on market $339,000 Active 40 DOM
5. 2026-06-15
   days on market $339,000 Active 39 DOM
6. 2026-06-14
   days on market $339,000 Active 37 DOM
7. 2026-06-13
   days on market $339,000 Active 36 DOM
8. 2026-06-10
   days on market $339,000 Active 34 DOM
9. 2026-06-09
   days on market $339,000 Active 33 DOM
10. 2026-06-08
    days on market $339,000 Active 32 DOM
11. 2026-06-07
    days on market $339,000 Active 31 DOM
12. 2026-06-05
    days on market $339,000 Active 28 DOM
13. 2026-06-02
    days on market $339,000 Active 26 DOM
14. 2026-06-01
    days on market $339,000 Active 25 DOM
15. 2026-05-31
    days on market $339,000 Active 24 DOM
16. 2026-05-30
    days on market $339,000 Active 23 DOM
17. 2026-05-07
    listed $339,000 Active
18. 2025-03-03
    soldstatus $335,000 Closed 1483-char remark

    Show marketing remark (1483 chars)

    MODERN, MOVE-IN READY, 3-BEDROOM TOWNHOUSE IN A PRIME LOCATION! Step into this beautifully renovated 3-bedroom, 3-bathroom spacious townhouse. On the main level, you are greeted with an inviting foyer, opening to a spacious, open concept living/dining area, complete with continuous newer LVP flooring throughout. Also the upstairs has newer carpeting. The large kitchen features a gas stove, ample cabinet space. Also found on the main level is the master bedroom with a full en-suite bath, a guest bedroom, and another full bathroom. Upstairs, you have OPTIONS- A bonus room that could serve as an office, as it is fully equipped with electrical and internet. The open loft area is perfectly situated to serve a library, an art studio, another office, or let your imagination run. The SUPER grand room is ready to be your next theater room, a great master, or a multi-use room with plumbing for a wet bar and a full bathroom. With short-term rentals allowed, this property offers incredible investment potential, whether you're seeking a primary residence or a high-demand rental. Add to that, low HOA dues of just $120/month, and you'll enjoy hassle-free, low-maintenance living in a great area. This townhouse blends modern updates with practical features, offering a versatile and stylish home for every need. Call today to schedule your private showing and be sure to check out the 3D tour! Listed agent is related to the seller. Start LIVING THE BEACH LIFE today! Agent Owned.

19. 2025-02-05
    historical Active Under Contract 1483-char remark

    Show marketing remark (1483 chars)

    MODERN, MOVE-IN READY, 3-BEDROOM TOWNHOUSE IN A PRIME LOCATION! Step into this beautifully renovated 3-bedroom, 3-bathroom spacious townhouse. On the main level, you are greeted with an inviting foyer, opening to a spacious, open concept living/dining area, complete with continuous newer LVP flooring throughout. Also the upstairs has newer carpeting. The large kitchen features a gas stove, ample cabinet space. Also found on the main level is the master bedroom with a full en-suite bath, a guest bedroom, and another full bathroom. Upstairs, you have OPTIONS- A bonus room that could serve as an office, as it is fully equipped with electrical and internet. The open loft area is perfectly situated to serve a library, an art studio, another office, or let your imagination run. The SUPER grand room is ready to be your next theater room, a great master, or a multi-use room with plumbing for a wet bar and a full bathroom. With short-term rentals allowed, this property offers incredible investment potential, whether you're seeking a primary residence or a high-demand rental. Add to that, low HOA dues of just $120/month, and you'll enjoy hassle-free, low-maintenance living in a great area. This townhouse blends modern updates with practical features, offering a versatile and stylish home for every need. Call today to schedule your private showing and be sure to check out the 3D tour! Listed agent is related to the seller. Start LIVING THE BEACH LIFE today! Agent Owned.

20. 2025-01-17
    price $349,900 1483-char remark

    Show marketing remark (1483 chars)

    MODERN, MOVE-IN READY, 3-BEDROOM TOWNHOUSE IN A PRIME LOCATION! Step into this beautifully renovated 3-bedroom, 3-bathroom spacious townhouse. On the main level, you are greeted with an inviting foyer, opening to a spacious, open concept living/dining area, complete with continuous newer LVP flooring throughout. Also the upstairs has newer carpeting. The large kitchen features a gas stove, ample cabinet space. Also found on the main level is the master bedroom with a full en-suite bath, a guest bedroom, and another full bathroom. Upstairs, you have OPTIONS- A bonus room that could serve as an office, as it is fully equipped with electrical and internet. The open loft area is perfectly situated to serve a library, an art studio, another office, or let your imagination run. The SUPER grand room is ready to be your next theater room, a great master, or a multi-use room with plumbing for a wet bar and a full bathroom. With short-term rentals allowed, this property offers incredible investment potential, whether you're seeking a primary residence or a high-demand rental. Add to that, low HOA dues of just $120/month, and you'll enjoy hassle-free, low-maintenance living in a great area. This townhouse blends modern updates with practical features, offering a versatile and stylish home for every need. Call today to schedule your private showing and be sure to check out the 3D tour! Listed agent is related to the seller. Start LIVING THE BEACH LIFE today! Agent Owned.

21. 2025-01-15
    price $366,900 1483-char remark

    Show marketing remark (1483 chars)

    MODERN, MOVE-IN READY, 3-BEDROOM TOWNHOUSE IN A PRIME LOCATION! Step into this beautifully renovated 3-bedroom, 3-bathroom spacious townhouse. On the main level, you are greeted with an inviting foyer, opening to a spacious, open concept living/dining area, complete with continuous newer LVP flooring throughout. Also the upstairs has newer carpeting. The large kitchen features a gas stove, ample cabinet space. Also found on the main level is the master bedroom with a full en-suite bath, a guest bedroom, and another full bathroom. Upstairs, you have OPTIONS- A bonus room that could serve as an office, as it is fully equipped with electrical and internet. The open loft area is perfectly situated to serve a library, an art studio, another office, or let your imagination run. The SUPER grand room is ready to be your next theater room, a great master, or a multi-use room with plumbing for a wet bar and a full bathroom. With short-term rentals allowed, this property offers incredible investment potential, whether you're seeking a primary residence or a high-demand rental. Add to that, low HOA dues of just $120/month, and you'll enjoy hassle-free, low-maintenance living in a great area. This townhouse blends modern updates with practical features, offering a versatile and stylish home for every need. Call today to schedule your private showing and be sure to check out the 3D tour! Listed agent is related to the seller. Start LIVING THE BEACH LIFE today! Agent Owned.

22. 2024-12-17
    listed $369,900 Active 1483-char remark

    Show marketing remark (1483 chars)

    MODERN, MOVE-IN READY, 3-BEDROOM TOWNHOUSE IN A PRIME LOCATION! Step into this beautifully renovated 3-bedroom, 3-bathroom spacious townhouse. On the main level, you are greeted with an inviting foyer, opening to a spacious, open concept living/dining area, complete with continuous newer LVP flooring throughout. Also the upstairs has newer carpeting. The large kitchen features a gas stove, ample cabinet space. Also found on the main level is the master bedroom with a full en-suite bath, a guest bedroom, and another full bathroom. Upstairs, you have OPTIONS- A bonus room that could serve as an office, as it is fully equipped with electrical and internet. The open loft area is perfectly situated to serve a library, an art studio, another office, or let your imagination run. The SUPER grand room is ready to be your next theater room, a great master, or a multi-use room with plumbing for a wet bar and a full bathroom. With short-term rentals allowed, this property offers incredible investment potential, whether you're seeking a primary residence or a high-demand rental. Add to that, low HOA dues of just $120/month, and you'll enjoy hassle-free, low-maintenance living in a great area. This townhouse blends modern updates with practical features, offering a versatile and stylish home for every need. Call today to schedule your private showing and be sure to check out the 3D tour! Listed agent is related to the seller. Start LIVING THE BEACH LIFE today! Agent Owned.

23. 2021-10-01
    soldstatus $299,900
24. 2021-09-30
    soldstatus $299,900 910-char remark

    Show marketing remark (910 chars)

    IMMACULATELY KEPT 3BD/3BA TOWNHOUSE IN THE VILLAGES AT PORT ST JOE! This move-in ready home has a spacious open floor plan w/ vaulted ceilings, separate dining room & upgraded kitchen. The first floor includes a master suite w/ walk-in closet & double vanity, guest room & bath. Upstairs features a 2nd master & open loft area ideal for a home office or reading nook. The Kitchen & first floor master open onto the back patio overlooking a lush landscaped back yard. Low HOA dues of $120/MO covers lawn maintenance & care. Enjoy a lovely & inviting entrance w/ brick paved driveway for parking & covered front porch for sitting. This very popular community is conveniently located in the heart of Port St. Joe just two blocks from St Joseph Bay near shops & restaurants. Bring your offer before it is too late! Watch the 3D tour & call for a showing!

25. 2021-08-03
    listed $299,900 910-char remark

    Show marketing remark (910 chars)

    IMMACULATELY KEPT 3BD/3BA TOWNHOUSE IN THE VILLAGES AT PORT ST JOE! This move-in ready home has a spacious open floor plan w/ vaulted ceilings, separate dining room & upgraded kitchen. The first floor includes a master suite w/ walk-in closet & double vanity, guest room & bath. Upstairs features a 2nd master & open loft area ideal for a home office or reading nook. The Kitchen & first floor master open onto the back patio overlooking a lush landscaped back yard. Low HOA dues of $120/MO covers lawn maintenance & care. Enjoy a lovely & inviting entrance w/ brick paved driveway for parking & covered front porch for sitting. This very popular community is conveniently located in the heart of Port St. Joe just two blocks from St Joseph Bay near shops & restaurants. Bring your offer before it is too late! Watch the 3D tour & call for a showing!

26. 2004-09-30
    soldstatus $197,764
27. 2003-12-17
    listed $189,500
28. 2002-12-18
    soldstatus $285,000

ⓘ 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: $3,543 · $295/mo
• Projected year-2 tax: $3,543 · $295/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 7/10 Severe FEMA zone AE · 75% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,032
• − Mortgage interest: −$18,989
• − Property taxes: −$3,543
• − Insurance: −$6,814
• − Repairs & maintenance: −$4,883
• − Management: −$4,883
• − HOA: −$1,440
• − Depreciation: −$9,862
• Taxable income: $10,620
• Est. tax owed @ 24.0%: −$2,549
• After-tax cash flow: $12,537/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: Gulf
• NCES district ID: 1200690
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $41,047
• Composite: 38.63/100
• National rank: #4154
• State rank: #49 of 73 in FL

Livability — Port St. Joe

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Port St. Joe, FL
• County: Gulf County · 7,510 people
• City population: 7,304
• Metro: Panama City, FL
• Population (ZIP): 7,510
• Household income: $64,681
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 194.0

Population outlook (Gulf County) Hauer SSP2

• Today (2025): 15,677 people
• By 2030: 15,538 · -0.9%
• By 2040: 15,386 · -1.9%
• By 2050: 15,043 · -4.0%
• By 2075: 13,793 · -12.0%
• By 2100: 10,793 · -31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Gulf

• 2024 margin: Solid R (+54.2) · D 22.6% · R 76.8%
• 2008→2024 swing: -14.9pp toward R · 2008: -39.3pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+50.6 2016: R+49.5 2012: R+42.0 2008: R+39.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.36%
• Current HPI: 396.0936
• Rent YoY: —
• 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

+18.9% since first listed

12 events — show timeline

• 2026-05-07 Listed $339,000 RAFGC
• 2025-03-03 Sold (MLS) $335,000 RAFGC
• 2025-02-05 Contingent — RAFGC
• 2025-01-17 Price Changed $349,900 RAFGC
• 2025-01-15 Price Changed $366,900 RAFGC
• 2024-12-17 Listed $369,900 RAFGC
• 2021-10-01 Sold (Public Records) $299,900 Public Records
• 2021-09-30 Sold (MLS) $299,900 RAFGC
• 2021-08-03 Listed $299,900 RAFGC
• 2004-09-30 Sold (MLS) $197,764 RAFGC
• 2003-12-17 Listed $189,500 RAFGC
• 2002-12-18 Sold (Public Records) $285,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,543 · -5.1% YoY. Source: county tax records.