768 Westwood Beach Cir · Laguna Beach, FL 32413

$279,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 35 Days on market

Built 1996 9,148 sqft lot

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Why this score? — see what drove the D- 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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on the growing west end of Panama City Beach, just minutes from the sugar-white sands of the Gulf and ideally positioned near 30A and Inlet Beach, This 3 bed 2 bath with office or bunk room charming coastal cottage offers the perfect blend of lifestyle, location and investment potential. Situated on a spacious . 22-acre lot in a quiet, golf cart-friendly neighborhood, this property delivers a relaxed coastal vibe while keeping you close to the area's best dining, shopping, and entertainment. 3bed 2 bath with office or bunk room. Inside, the home features an open, functional layout filled with abundant natural light, creating the perfect canvas for a beautifully designed coastal

Key facts

• Double vanity
• New flooring
• Spacious lot

Tags

• SPACIOUS LOT
• ABUNDANT NATURAL LIGHT
• NEW FLOORING
• NEW HVAC SYSTEM
• REFRESHED PRIMARY BATHROOM
• DOUBLE VANITY

Property features AI

Exterior

• Parking: Additional parking available
• Utilities: Electricity available
• Home design: Double wide mobile home
• Construction: Metal siding
• Exterior features: Outbuilding on the property; City street frontage; Publicly maintained road access; Zoned for single-family residential

Interior

• Kitchen: Electric range
• Bedrooms: Bedrooms on the first level (multiple bedrooms)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Total of 8 rooms; Short term rental allowed
• Laundry & utility: Laundry room on the first level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $279k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (17.4% below list).
• Recommended offer: $230k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 0.9% in Laguna Beach — 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 74/100 on livability (#283 in FL, #4,522 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: 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 flat; 1249 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).
• This rent runs 35% of the median local income ($80k/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 $8k 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 35 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $279k implies a 408% 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,392 (17.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.66%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.52% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.26×
• Total profit: $-57,664
• Equity at exit: $41,600

10-year hold

• IRR: -23.1%
• Equity multiple: -0.03×
• Total profit: $-80,834
• Equity at exit: $24,123

Cash invested: $78,120 (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 32413

• Home prices YoY: -34.4%
• Rents YoY: 0.5%
• Active inventory: 1249
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,304 high
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-108

Break-even live

Break-even rent $2,441

Max offer price $263,372

Occupancy floor 100%

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76 Gulf View Dr Unit 1514902P Panama City Beach, FL	3.0	2.0	1571	$2,257	$1.44	13d	1	0.54mi
22942 Ann Miller Rd #111 Panama City Beach, FL	3.0	3.0	1540	$2,600	$1.69	21d	1	0.76mi
22940 Ann Miller Rd #110 Panama City Beach, FL	3.0	2.0	1580	$2,400	$1.52	13d	1	0.76mi
21101 Panama City Beach Pkwy Panama City Beach, FL	1.0–3.0	1.0–2.0	1004	$1,956	$1.95	13d	12	0.93mi
24200 Panama City Beach Pkwy Panama City Beach, FL	1.0–3.0	1.0–2.0	1115	$3,200	$2.87	13d	170	1.06mi
100 Downing St #13 Panama City Beach, FL	3.0	2.5	1360	$1,950	$1.43	21d	1	1.35mi

Listing history 20 events

1. 2026-06-19
   days on market $279,000 Active 35 DOM
2. 2026-06-18
   days on market $279,000 Active 34 DOM
3. 2026-06-17
   days on market $279,000 Active 33 DOM
4. 2026-06-16
   days on market $279,000 Active 32 DOM
5. 2026-06-15
   days on market $279,000 Active 31 DOM
6. 2026-06-14
   days on market $279,000 Active 29 DOM
7. 2026-06-13
   days on market $279,000 Active 28 DOM
8. 2026-06-10
   days on market $279,000 Active 26 DOM
9. 2026-06-09
   days on market $279,000 Active 25 DOM
10. 2026-06-08
    days on market $279,000 Active 24 DOM
11. 2026-06-07
    days on market $279,000 Active 23 DOM
12. 2026-06-05
    days on market $279,000 Active 20 DOM
13. 2026-06-03
    days on market $279,000 Active 19 DOM
14. 2026-06-03
    price $279,000 Active 18 DOM
15. 2026-06-02
    days on market $289,000 Active 18 DOM
16. 2026-06-01
    days on market $289,000 Active 17 DOM
17. 2026-05-31
    days on market $289,000 Active 16 DOM
18. 2026-05-30
    days on market $289,000 Active 15 DOM
19. 2026-05-07
    listed $289,000 Active 1621-char remark
20. 1999-07-01
    soldstatus $54,900

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $27,647
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − Depreciation: −$8,116
• Taxable loss: −$6,101
• Est. tax savings @ 24.0%: +$1,464
• After-tax cash flow: $168/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 — Laguna Beach

• Score: 74/100
• State rank: #283
• US rank: #4522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bay County · 163,593 people
• Metro: Panama City, FL
• Population (ZIP): 15,453
• Household income: $80,039
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 531.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% Russian/Polish/Slavic 0%

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: ▼ -185.97%
• Current HPI: 354.7469
• Rent YoY: ▲ 0.52%
• 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

+408.2% since first listed

3 events — show timeline

• 2026-06-02 Price Changed $279,000 CPARMLS
• 2026-05-07 Listed $289,000 CPARMLS
• 1999-07-01 Sold (Public Records) $54,900 Public Records

Property tax history

+2.2%/yr

Latest (2025): $377 · +2.3% YoY. Source: county tax records.