619 Laurel St · Panama City Beach, FL 32407

$295,000

2 bd · 2.0 ba · 972 sqft · Townhouse public records · 144 Days on market

Built 1985 $303/sqft · 14% below area Est $342k · 14% under

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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).

• ARV discount +13.7/15.0
• Cash flow +7.9/30.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +2.0/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 619 Laurel Street in Panama City Beach! This 2 bedroom, 1 bath attached townhouse offers an excellent opportunity for a primary residence, second home, or short term rental investment, with STRs allowed. Centrally located in Panama City Beach, this unit provides easy access to the beach, shopping, dining, and entertainment, making it an attractive option for both owners and guests. The functional floor plan offers comfortable living space, two well sized bedrooms, and a layout that's easy to maintain ideal for full time living or rental use. Situated in an established area of PCB, this attached single unit delivers affordability, flexibility, and income potential in one of the most desirable beach markets on the Gulf Coast. Whether you're looking to live near the beach or generate rental income, this property checks the boxes schedule your showing today!

Key facts

• Income potential
• Attached townhouse
• Community pool

Tags

• ATTACHED TOWNHOUSE
• SHORT TERM RENTAL INVESTMENT
• EASY ACCESS TO THE BEACH
• ESTABLISHED AREA OF PCB
• INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $295k.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (31.5% below list).
• Recommended offer: $202k (31.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 2.6% in Panama City 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 78/100 on livability (#172 in FL, #2,624 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities D-, 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.
• Zoned schools: Hutchison Beach Elementary School (math 55% / reading 45%, grade D+, #1,070 of 2,144 statewide, top 51%, 621 students, 59% FRL); Surfside Middle School (math 58% / reading 59%, grade B, #148 of 571 statewide, top 26%, 843 students, 48% FRL); J.R. Arnold High School (math 41% / reading 54%, grade D, #204 of 667 statewide, top 31%, 1,617 students, 36% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents soft (-0.2%/yr); 705 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).
• This rent runs 30% of the median local income ($81k/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 $9k 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 144 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $202,108 (31.5% 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 144 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.55%
• DSCR: 0.80
• GRM: 12.2

CMA / ARV

• ARV (median comp): $341,713
• List price: $295,000
• Delta: -13.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 Laurel St	0.00mi	2/1.5	972 (0%)	2mo	$292,000	$300	96
13020 Front Beach Rd #105	0.11mi	2/2.0	1,025 (+6%)	1mo	$287,001	$280	85
13020 Front Beach Rd #104	0.11mi	2/2.0	1,025 (+6%)	2mo	$337,000	$329	84
13020 Front Beach Rd #101	0.11mi	2/2.0	1,025 (+6%)	2mo	$270,000	$263	84
612 Laurel St Unit D	0.06mi	2/2.0	1,088 (+12%)	0mo	$305,000	$280	77
13020 Front Beach Rd #205	0.11mi	2/2.0	1,025 (+6%)	20mo	$330,000	$322	70
13020 Front Beach Rd #102	0.11mi	2/2.0	1,025 (+6%)	21mo	$390,000	$380	68

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.2%
• Equity multiple: 0.11×
• Total profit: $-73,701
• Equity at exit: $43,985

10-year hold

• IRR: -38.9%
• Equity multiple: -0.37×
• Total profit: $-112,925
• Equity at exit: $25,506

Cash invested: $82,600 (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 32407

• Home prices YoY: -29.5%
• Rents YoY: -0.2%
• Active inventory: 705
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,021 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$240 /mo · $2,875/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-313

Break-even live

Break-even rent $2,417

Max offer price $239,731

Occupancy floor —

Sensitivity live

Price	-10% $-146	-5% $-229	+0% $-313	+5% $-396	+10% $-480
Rent	-10% $-473	-5% $-393	+0% $-313	+5% $-233	+10% $-153
Rate	-1.0pp $-164	-0.5pp $-238	base $-313	+0.5pp $-389	+1.0pp $-467

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Evergreen St Panama City Beach, FL	3.0	2.0	960	$1,800	$1.88	22d	1	0.42mi
15817 Front Beach Rd Unit 1523369P Panama City Beach, FL	1.0	2.0	839	$5,602	$6.68	15d	1	0.44mi
900 Clara Ave Panama City Beach, FL	1.0–3.0	1.0–2.0	1134	$1,800	$1.59	15d	15	0.74mi
302 Cabana Blvd Panama City Beach, FL	1.0–3.0	1.0–2.0	1184	$1,550	$1.31	15d	15	0.76mi
12011 Front Beach Rd Unit 1523327P Panama City Beach, FL	2.0	2.0	1076	$3,796	$3.53	15d	1	0.83mi
800 Grand Panama Blvd Panama City Beach, FL	3.0	1.0–2.0	978	$2,299	$2.35	15d	30	0.93mi
1105 Clara Ave Panama City Beach, FL	3.0	1.0–2.0	938	$1,863	$1.99	15d	14	0.96mi
505 Anemone St Unit 1511627P Panama City Beach, FL	2.0	2.0	990	$3,929	$3.97	22d	1	0.97mi
509 Lighthouse Rd Panama City Beach, FL	2.0	2.0	965	$1,500	$1.55	22d	1	1.02mi
231 Poinsettia Dr Unit A Panama City Beach, FL	2.0	2.0	840	$1,500	$1.79	22d	1	1.26mi

Listing history 27 events

1. 2026-06-21
   statusdays on market $295,000 Active 144 DOM
2. 2026-06-13
   statusdays on market $295,000 Pending 143 DOM
3. 2026-06-10
   days on market $295,000 Active 141 DOM
4. 2026-06-09
   days on market $295,000 Active 140 DOM
5. 2026-06-08
   days on market $295,000 Active 139 DOM
6. 2026-06-07
   days on market $295,000 Active 138 DOM
7. 2026-06-05
   days on market $295,000 Active 135 DOM
8. 2026-06-03
   days on market $295,000 Active 134 DOM
9. 2026-06-02
   days on market $295,000 Active 133 DOM
10. 2026-06-01
    days on market $295,000 Active 132 DOM
11. 2026-05-31
    days on market $295,000 Active 131 DOM
12. 2026-05-30
    days on market $295,000 Active 130 DOM
13. 2026-05-17
    price $295,000 877-char remark

    Show marketing remark (877 chars)

    Welcome to 619 Laurel Street in Panama City Beach! This 2 bedroom, 1 bath attached townhouse offers an excellent opportunity for a primary residence, second home, or short term rental investment, with STRs allowed. Centrally located in Panama City Beach, this unit provides easy access to the beach, shopping, dining, and entertainment, making it an attractive option for both owners and guests. The functional floor plan offers comfortable living space, two well sized bedrooms, and a layout that's easy to maintain ideal for full time living or rental use. Situated in an established area of PCB, this attached single unit delivers affordability, flexibility, and income potential in one of the most desirable beach markets on the Gulf Coast. Whether you're looking to live near the beach or generate rental income, this property checks the boxes schedule your showing today!

14. 2026-02-19
    price $309,900 877-char remark

    Show marketing remark (877 chars)

    Welcome to 619 Laurel Street in Panama City Beach! This 2 bedroom, 1 bath attached townhouse offers an excellent opportunity for a primary residence, second home, or short term rental investment, with STRs allowed. Centrally located in Panama City Beach, this unit provides easy access to the beach, shopping, dining, and entertainment, making it an attractive option for both owners and guests. The functional floor plan offers comfortable living space, two well sized bedrooms, and a layout that's easy to maintain ideal for full time living or rental use. Situated in an established area of PCB, this attached single unit delivers affordability, flexibility, and income potential in one of the most desirable beach markets on the Gulf Coast. Whether you're looking to live near the beach or generate rental income, this property checks the boxes schedule your showing today!

15. 2026-01-20
    listed $324,900 Active 877-char remark

    Show marketing remark (877 chars)

    Welcome to 619 Laurel Street in Panama City Beach! This 2 bedroom, 1 bath attached townhouse offers an excellent opportunity for a primary residence, second home, or short term rental investment, with STRs allowed. Centrally located in Panama City Beach, this unit provides easy access to the beach, shopping, dining, and entertainment, making it an attractive option for both owners and guests. The functional floor plan offers comfortable living space, two well sized bedrooms, and a layout that's easy to maintain ideal for full time living or rental use. Situated in an established area of PCB, this attached single unit delivers affordability, flexibility, and income potential in one of the most desirable beach markets on the Gulf Coast. Whether you're looking to live near the beach or generate rental income, this property checks the boxes schedule your showing today!

16. 2024-03-16
    historical $1,900
17. 2024-02-20
    listed $1,900
18. 2024-01-25
    historical $2,000
19. 2024-01-16
    price $2,000
20. 2024-01-09
    price $2,100
21. 2023-12-27
    listed $2,200
22. 2023-04-30
    historical
23. 2023-03-14
    price $365,000
24. 2022-11-01
    listed $379,000 Active
25. 2022-02-16
    soldstatus $277,500
26. 2022-01-11
    soldstatus $277,500
27. 2021-11-16
    listed $280,500

ⓘ 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: $2,875 · $240/mo
• Projected year-2 tax: $2,875 · $240/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,253
• − Mortgage interest: −$16,525
• − Property taxes: −$2,875
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$8,582
• Taxable loss: −$9,084
• Est. tax savings @ 24.0%: +$2,180
• After-tax cash flow: $-1,574/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 Beach

• Score: 78/100
• State rank: #172
• US rank: #2624

Category grades

Amenities D- Commute F 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

• Census place: Panama City Beach, FL
• County: Bay County · 163,593 people
• City population: 50,689
• Metro: Panama City, FL
• Population (ZIP): 16,404
• Household income: $80,831
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 939.0

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 (73%)
• Race & ethnicity: White 73% Black 10% Two or more races 9% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Italian 3% Portuguese 2%
• Foreign-born: 12% · Canada, Jamaica, South Korea
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -116.39%
• Current HPI: 277.8875
• Rent YoY: ▼ -0.25%
• 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

+5.2% since first listed

15 events — show timeline

• 2026-05-17 Price Changed $295,000 CPARMLS
• 2026-02-19 Price Changed $309,900 CPARMLS
• 2026-01-20 Listed $324,900 CPARMLS
• 2024-03-16 Rental Removed $1,900 RENT.
• 2024-02-20 Listed for Rent $1,900 RENT.
• 2024-01-25 Rental Removed $2,000 RENT.
• 2024-01-16 Price Changed $2,000 RENT.
• 2024-01-09 Price Changed $2,100 RENT.
• 2023-12-27 Listed for Rent $2,200 RENT.
• 2023-04-30 Listing Removed — CPARMLS
• 2023-03-14 Price Changed $365,000 CPARMLS
• 2022-11-01 Listed $379,000 CPARMLS
• 2022-02-16 Sold (Public Records) $277,500 Public Records
• 2022-01-11 Sold (MLS) $277,500 CPARMLS
• 2021-11-16 Listed $280,500 CPARMLS

Property tax history

+11.2%/yr

Latest (2025): $2,875 · -8.9% YoY. Source: county tax records.