805 Skyland Ave · Panama City, FL 32401

$299,900

3 bd · 2.0 ba · 2,044 sqft · SingleFamily public records · 84 Days on market

Built 1960 0.31 ac lot $147/sqft · 16% below area Est $356k · 16% 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 +14.6/15.0
• Cash flow +10.8/30.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• DSCR +3.1/10.0
• 1% rule +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 805 Skyland Avenue. This 3 bedroom, 2 bath home sits on a spacious . 3 acre lot, nestled between the heart of downtown and the bustling St. Andrews area. Just moments away from local favorite restaurants and STEPS away from the scenic Beach Drive. This property features beautiful original hardwood floors throughout the living areas and bedrooms, and tile throughout the kitchen, laundry room, and dining room! Offering gutters, new roof in 2018, new HVAC in 2021 and gas water heater, stainless steel appliances, 2 living rooms (1 with a gas fireplace) and so much more. Schedule your showing today!!

Key facts

• Gas water heater
• Gas fireplace
• Updated hvac

Tags

• ORIGINAL HARDWOOD FLOORS
• STAINLESS STEEL APPLIANCES
• UPDATED HVAC
• GAS WATER HEATER
• GAS FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (21.2% below list).
• Recommended offer: $236k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.7% in Panama City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Merriam Cherry Street Elementary (math 22% / reading 37%, grade F, #1,896 of 2,144 statewide, top 90%, 362 students, 72% FRL); Jinks Middle School (math 41% / reading 42%, grade F, #348 of 571 statewide, top 62%, 570 students, 70% FRL); Bay High School (math 37% / reading 34%, grade F, #367 of 667 statewide, top 57%, 1,255 students, 53% FRL) — zoned schools average 65% FRL vs 48% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 51% district-wide (-16 pts) — the specific schools serving this property underperform the Bay average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 262 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 84 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask is 28% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $156k; list at $300k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,388 (21.2% 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 84 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.79% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.92%
• DSCR: 0.91
• GRM: 10.6

CMA / ARV

• ARV (median comp): $356,186
• List price: $299,900
• Delta: -15.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 W 8th St	0.11mi	4/3.0 (+1)	2,138 (+5%)	2mo	$335,000	$157	76
803 Skyland Ave	0.01mi	3/2.0	1,877 (-8%)	22mo	$395,000	$210	68
1015 W 10th Ct	0.23mi	4/2.0 (+1)	2,282 (+12%)	2mo	$450,000	$197	64
1111 W 11th	0.37mi	4/3.0 (+1)	2,243 (+10%)	8mo	$160,000	$71	51
1005 W 10TH Ct	0.23mi	4/2.5 (+1)	1,878 (-8%)	23mo	$415,000	$221	50
1107 Buena Vista Blvd	0.49mi	4/2.0 (+1)	1,774 (-13%)	10mo	$330,000	$186	42

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 · 0.45% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.20×
• Total profit: $-67,289
• Equity at exit: $44,716

10-year hold

• IRR: -28.2%
• Equity multiple: -0.17×
• Total profit: $-98,016
• Equity at exit: $25,930

Cash invested: $83,972 (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 32401

• Home prices YoY: -32.9%
• Rents YoY: 0.5%
• Active inventory: 262
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,364 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$304 /mo · $3,654/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-201

Break-even live

Break-even rent $2,618

Max offer price $264,368

Occupancy floor —

Sensitivity live

Price	-10% $-31	-5% $-116	+0% $-201	+5% $-286	+10% $-371
Rent	-10% $-388	-5% $-295	+0% $-201	+5% $-108	+10% $-14
Rate	-1.0pp $-50	-0.5pp $-125	base $-201	+0.5pp $-279	+1.0pp $-358

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1007 W 10th Ct Panama City, FL	3.0	3.0	2046	$2,600	$1.27	15d	1	0.19mi
1827 Balboa Ave Panama City, FL	3.0	2.5	1440	$1,800	$1.25	15d	1	1.17mi
1113 Arthur Ave Panama City, FL	3.0	2.5	2000	$2,295	$1.15	23d	1	1.29mi
2602 W 12th St Panama City, FL	3.0	2.0	1400	$2,095	$1.50	23d	1	1.43mi

Listing history 31 events

1. 2026-06-21
   days on market $299,900 Active 84 DOM
2. 2026-06-19
   days on market $299,900 Active 82 DOM
3. 2026-06-18
   remarks 647-char remark
4. 2026-06-18
   price $299,900 Active 81 DOM
5. 2026-06-18
   days on market $305,000 Active 81 DOM
6. 2026-06-17
   days on market $305,000 Active 80 DOM
7. 2026-06-16
   days on market $305,000 Active 79 DOM
8. 2026-06-15
   days on market $305,000 Active 78 DOM
9. 2026-06-14
   days on market $305,000 Active 76 DOM
10. 2026-06-13
    days on market $305,000 Active 75 DOM
11. 2026-06-10
    days on market $305,000 Active 73 DOM
12. 2026-06-09
    days on market $305,000 Active 72 DOM
13. 2026-06-08
    days on market $305,000 Active 71 DOM
14. 2026-06-07
    days on market $305,000 Active 70 DOM
15. 2026-06-05
    days on market $305,000 Active 67 DOM
16. 2026-06-03
    days on market $305,000 Active 66 DOM
17. 2026-06-02
    days on market $305,000 Active 65 DOM
18. 2026-06-01
    days on market $305,000 Active 64 DOM
19. 2026-05-31
    days on market $305,000 Active 63 DOM
20. 2026-05-30
    days on market $305,000 Active 62 DOM
21. 2026-05-19
    status Active 613-char remark

    Show marketing remark (613 chars)

    Welcome to 805 Skyland Avenue. This 3 bedroom, 2 bath home sits on a spacious . 3 acre lot, nestled between the heart of downtown and the bustling St. Andrews area. Just moments away from local favorite restaurants and STEPS away from the scenic Beach Drive. This property features beautiful original hardwood floors throughout the living areas and bedrooms, and tile throughout the kitchen, laundry room, and dining room! Offering gutters, new roof in 2018, new HVAC in 2021 and gas water heater, stainless steel appliances, 2 living rooms (1 with a gas fireplace) and so much more. Schedule your showing today!!

22. 2026-05-18
    historical Active Under Contract 613-char remark

    Show marketing remark (613 chars)

    Welcome to 805 Skyland Avenue. This 3 bedroom, 2 bath home sits on a spacious . 3 acre lot, nestled between the heart of downtown and the bustling St. Andrews area. Just moments away from local favorite restaurants and STEPS away from the scenic Beach Drive. This property features beautiful original hardwood floors throughout the living areas and bedrooms, and tile throughout the kitchen, laundry room, and dining room! Offering gutters, new roof in 2018, new HVAC in 2021 and gas water heater, stainless steel appliances, 2 living rooms (1 with a gas fireplace) and so much more. Schedule your showing today!!

23. 2026-04-18
    price $315,000 613-char remark

    Show marketing remark (613 chars)

    Welcome to 805 Skyland Avenue. This 3 bedroom, 2 bath home sits on a spacious . 3 acre lot, nestled between the heart of downtown and the bustling St. Andrews area. Just moments away from local favorite restaurants and STEPS away from the scenic Beach Drive. This property features beautiful original hardwood floors throughout the living areas and bedrooms, and tile throughout the kitchen, laundry room, and dining room! Offering gutters, new roof in 2018, new HVAC in 2021 and gas water heater, stainless steel appliances, 2 living rooms (1 with a gas fireplace) and so much more. Schedule your showing today!!

24. 2026-04-07
    status Active 613-char remark

    Show marketing remark (613 chars)

    Welcome to 805 Skyland Avenue. This 3 bedroom, 2 bath home sits on a spacious . 3 acre lot, nestled between the heart of downtown and the bustling St. Andrews area. Just moments away from local favorite restaurants and STEPS away from the scenic Beach Drive. This property features beautiful original hardwood floors throughout the living areas and bedrooms, and tile throughout the kitchen, laundry room, and dining room! Offering gutters, new roof in 2018, new HVAC in 2021 and gas water heater, stainless steel appliances, 2 living rooms (1 with a gas fireplace) and so much more. Schedule your showing today!!

25. 2026-04-01
    historical Active Under Contract 613-char remark

    Show marketing remark (613 chars)

    Welcome to 805 Skyland Avenue. This 3 bedroom, 2 bath home sits on a spacious . 3 acre lot, nestled between the heart of downtown and the bustling St. Andrews area. Just moments away from local favorite restaurants and STEPS away from the scenic Beach Drive. This property features beautiful original hardwood floors throughout the living areas and bedrooms, and tile throughout the kitchen, laundry room, and dining room! Offering gutters, new roof in 2018, new HVAC in 2021 and gas water heater, stainless steel appliances, 2 living rooms (1 with a gas fireplace) and so much more. Schedule your showing today!!

26. 2026-03-23
    price $325,000 613-char remark

    Show marketing remark (613 chars)

    Welcome to 805 Skyland Avenue. This 3 bedroom, 2 bath home sits on a spacious . 3 acre lot, nestled between the heart of downtown and the bustling St. Andrews area. Just moments away from local favorite restaurants and STEPS away from the scenic Beach Drive. This property features beautiful original hardwood floors throughout the living areas and bedrooms, and tile throughout the kitchen, laundry room, and dining room! Offering gutters, new roof in 2018, new HVAC in 2021 and gas water heater, stainless steel appliances, 2 living rooms (1 with a gas fireplace) and so much more. Schedule your showing today!!

27. 2026-03-23
    listed $235,000 Active 613-char remark

    Show marketing remark (613 chars)

    Welcome to 805 Skyland Avenue. This 3 bedroom, 2 bath home sits on a spacious . 3 acre lot, nestled between the heart of downtown and the bustling St. Andrews area. Just moments away from local favorite restaurants and STEPS away from the scenic Beach Drive. This property features beautiful original hardwood floors throughout the living areas and bedrooms, and tile throughout the kitchen, laundry room, and dining room! Offering gutters, new roof in 2018, new HVAC in 2021 and gas water heater, stainless steel appliances, 2 living rooms (1 with a gas fireplace) and so much more. Schedule your showing today!!

28. 2004-06-08
    soldstatus $156,000
29. 2004-06-07
    soldstatus $156,000
30. 2004-06-07
    listed $156,000
31. 1978-09-01
    soldstatus $48,000

ⓘ 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: $3,654 · $304/mo
• Projected year-2 tax: $3,654 · $304/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $28,367
• − Mortgage interest: −$16,799
• − Property taxes: −$3,654
• − Insurance: −$2,297
• − Repairs & maintenance: −$2,269
• − Management: −$2,269
• − Depreciation: −$8,724
• Taxable loss: −$7,646
• Est. tax savings @ 24.0%: +$1,835
• After-tax cash flow: $-579/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

• Census place: Panama City, FL
• County: Bay County · 163,593 people
• City population: 91,445
• Metro: Panama City, FL
• Population (ZIP): 18,947
• Household income: $52,523
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 935.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Black 23% Hispanic / Latino 11% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% German/W. Germanic 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: ▼ -142.12%
• Current HPI: 290.3312
• Rent YoY: ▲ 0.45%
• 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

+556.2% since first listed

11 events — show timeline

• 2026-05-19 Relisted — CPARMLS
• 2026-05-18 Contingent — CPARMLS
• 2026-04-18 Price Changed $315,000 CPARMLS
• 2026-04-07 Relisted — CPARMLS
• 2026-04-01 Contingent — CPARMLS
• 2026-03-23 Price Changed $325,000 CPARMLS
• 2026-03-23 Listed $235,000 CPARMLS
• 2004-06-08 Sold (Public Records) $156,000 Public Records
• 2004-06-07 Listed $156,000 CPARMLS
• 2004-06-07 Sold (MLS) $156,000 CPARMLS
• 1978-09-01 Sold (Public Records) $48,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $3,654 · +8.2% YoY. Source: county tax records.