177 Robin Ln · Panama City Beach, FL 32407

$270,000

2 bd · 2.0 ba · 972 sqft · Townhouse public records · 246 Days on market

Built 1988 Est $310k · 13% under

---

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 +13.3/15.0
• Cash flow +8.1/30.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +2.1/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2 bedroom, 1.5 bathroom townhouse in sought after Gulf Highlands Beach Resort. Turn Key! Would be a great primary residence, 2nd home or investment property. The laundry room is inside, off the kitchen. The property is in Flood Zone X, so flood insurance is not required. Gulf Highlands is a gated community with 11 swimming pools, (5 heated), 4 tennis courts, a 2 acre putt putt golf course, shuffle board courts and Club House with a pool on the beach. Low HOA fees, Long and short term rentals allowed.

Key facts

• Gated community
• 11 pools
• Private beach house

Tags

• GATED COMMUNITY
• GOLF CART FRIENDLY
• PET FRIENDLY
• 11 POOLS
• PRIVATE BEACH HOUSE
• POOL OVERLOOKING GULF

Property features AI

Finance

• Other: Community pool
• Financial info: Land lease amount listed (per unit): $0.39
• HOA & community: Has homeowners association; Association amenities include beach rights, gated access, picnic area; Community features include beach access, clubhouse, fitness center, fishing, golf, playground, park, pool, tennis courts, and short-term rentals allowed

Exterior

• Parking: Gated community access
• Security: Gated community; Smoke detectors
• Utilities: Electricity available; Public sewer
• Home design: Resid Multi-Family zoning; Private road frontage
• Construction: Stucco exterior; Composition / shingle roof; Slab foundation; Built on an 18 x 82 lot
• Exterior features: Patio; Balcony; Sprinkler system; Paved lot

Interior

• Kitchen: Gas oven
• Bedrooms: Bedroom on second level
• Flooring: Luxury vinyl plank
• Bathrooms: 1 full bathroom; 1 half bathroom; Primary bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Utility room
• Laundry & utility: Laundry room on first level; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (30.0% below list).
• Recommended offer: $189k (30.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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.
• Market conditions: Rents soft (-0.2%/yr); 702 active listings in the ZIP; 12 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).

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 246 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $20k (7%) 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,092 (30.0% 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 246 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $310,068
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Cindy Ln	0.02mi	2/1.5	972 (0%)	10mo	$249,000	$256	88
122 Abbie Ln	0.12mi	2/2.5	972 (0%)	6mo	$340,000	$350	88
121 Robin Ln	0.15mi	2/1.5	972 (0%)	13mo	$282,000	$290	80
206 White Sandy Dr	0.31mi	2/1.5	972 (0%)	4mo	$310,000	$319	80
195 White Sandy Dr	0.27mi	2/2.5	972 (0%)	10mo	$340,000	$350	77
164 Robin Ln	0.11mi	2/2.5	1,044 (+7%)	12mo	$335,000	$321	70
520 N Richard Jackson Blvd Unit 2016	0.28mi	1/2.0 (-1)	853 (-12%)	2mo	$185,000	$217	60
520 N Richard Jackson Blvd Unit 1304	0.28mi	1/2.0 (-1)	853 (-12%)	3mo	$185,000	$217	59
520 Richard Jackson Blvd #301	0.28mi	1/2.0 (-1)	853 (-12%)	10mo	$210,000	$246	54
11800 N Front Beach Rd #1302	0.59mi	1/2.0 (-1)	903 (-7%)	3mo	$290,000	$321	53
520 N Richard Jackson Blvd #2210	0.28mi	1/2.0 (-1)	853 (-12%)	10mo	$190,000	$223	53
10901 Front Bch #2306	0.34mi	1/2.0 (-1)	862 (-11%)	10mo	$375,000	$435	52

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: -26.6%
• Equity multiple: 0.12×
• Total profit: $-66,272
• Equity at exit: $40,258

10-year hold

• IRR: -37.3%
• Equity multiple: -0.34×
• Total profit: $-101,090
• Equity at exit: $23,345

Cash invested: $75,600 (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: 702
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,891 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$231 /mo · $2,777/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-266

Break-even live

Break-even rent $2,228

Max offer price $223,008

Occupancy floor —

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Bonnie Ln Panama City Beach, FL	2.0	1.5	972	$1,750	$1.80	13d	1	0.01mi
138 Bonnie Ln Panama City Beach, FL	2.0	1.5	972	$1,599	$1.65	13d	1	0.01mi
133 W Leslie Ln Unit 1 Panama City Beach, FL	2.0	1.5	950	$2,200	$2.32	21d	1	0.14mi
98 Paddock Club Dr Panama City Beach, FL	1.0–3.0	1.0–2.0	1093	$1,751	$1.60	13d	19	0.32mi
800 Grand Panama Blvd Panama City Beach, FL	3.0	1.0–2.0	978	$2,299	$2.35	13d	30	0.68mi
204 Potters Bluff Dr Panama City Beach, FL	1.0–3.0	1.0–2.0	1035	$1,651	$1.60	13d	12	0.76mi
998 Gulfside Ct Unit 1523366P Panama City Beach, FL	2.0	2.0	1065	$4,124	$3.87	13d	1	0.77mi
12011 Front Beach Rd Unit 1523327P Panama City Beach, FL	2.0	2.0	1076	$3,796	$3.53	13d	1	0.82mi
10400 Panama City Beach Pkwy Panama City Beach, FL	1.0–3.0	1.0–2.0	1151	$1,890	$1.64	13d	20	0.95mi
9850 S Thomas Dr Unit 1355022P Panama City Beach, FL	1.0	1.0	602	$1,639	$2.72	13d	1	0.98mi
9850 S Thomas Dr Unit 1 Panama City Beach, FL	1.0	1.0	700	$2,750	$3.93	21d	1	0.99mi
302 Cabana Blvd Panama City Beach, FL	1.0–3.0	1.0–2.0	1184	$1,550	$1.31	13d	15	1.07mi

Listing history 11 events

1. 2026-05-04
   status Pending
2. 2026-03-03
   price $270,000
3. 2025-12-10
   price $280,000
4. 2025-08-31
   listed $290,000 Active
5. 2024-10-23
   soldstatus $265,000 Closed 515-char remark

   Show marketing remark (515 chars)

   Beautiful 2 bedroom, 1.5 bathroom townhouse in sought after Gulf Highlands Beach Resort. Turn Key! Would be a great primary residence, 2nd home or investment property. The laundry room is inside, off the kitchen. The property is in Flood Zone X, so flood insurance is not required. Gulf Highlands is a gated community with 11 swimming pools, (5 heated), 4 tennis courts, a 2 acre putt putt golf course, shuffle board courts and Club House with a pool on the beach. Low HOA fees, Long and short term rentals allowed.

6. 2024-10-23
   soldstatus $265,000

   Show marketing remark (515 chars)

   Beautiful 2 bedroom, 1.5 bathroom townhouse in sought after Gulf Highlands Beach Resort. Turn Key! Would be a great primary residence, 2nd home or investment property. The laundry room is inside, off the kitchen. The property is in Flood Zone X, so flood insurance is not required. Gulf Highlands is a gated community with 11 swimming pools, (5 heated), 4 tennis courts, a 2 acre putt putt golf course, shuffle board courts and Club House with a pool on the beach. Low HOA fees, Long and short term rentals allowed.

7. 2024-09-20
   status Pending 515-char remark

   Show marketing remark (515 chars)

   Beautiful 2 bedroom, 1.5 bathroom townhouse in sought after Gulf Highlands Beach Resort. Turn Key! Would be a great primary residence, 2nd home or investment property. The laundry room is inside, off the kitchen. The property is in Flood Zone X, so flood insurance is not required. Gulf Highlands is a gated community with 11 swimming pools, (5 heated), 4 tennis courts, a 2 acre putt putt golf course, shuffle board courts and Club House with a pool on the beach. Low HOA fees, Long and short term rentals allowed.

8. 2024-08-19
   price $289,000 515-char remark

   Show marketing remark (515 chars)

   Beautiful 2 bedroom, 1.5 bathroom townhouse in sought after Gulf Highlands Beach Resort. Turn Key! Would be a great primary residence, 2nd home or investment property. The laundry room is inside, off the kitchen. The property is in Flood Zone X, so flood insurance is not required. Gulf Highlands is a gated community with 11 swimming pools, (5 heated), 4 tennis courts, a 2 acre putt putt golf course, shuffle board courts and Club House with a pool on the beach. Low HOA fees, Long and short term rentals allowed.

9. 2024-07-24
   listed $299,000 Active 515-char remark

   Show marketing remark (515 chars)

   Beautiful 2 bedroom, 1.5 bathroom townhouse in sought after Gulf Highlands Beach Resort. Turn Key! Would be a great primary residence, 2nd home or investment property. The laundry room is inside, off the kitchen. The property is in Flood Zone X, so flood insurance is not required. Gulf Highlands is a gated community with 11 swimming pools, (5 heated), 4 tennis courts, a 2 acre putt putt golf course, shuffle board courts and Club House with a pool on the beach. Low HOA fees, Long and short term rentals allowed.

10. 1997-12-11
    soldstatus $64,000 220-char remark

    Show marketing remark (220 chars)

    AGE AND SQ. FT. APPROX. ITEMS WITH GREEN DOTS DO NOT CONVEY. NON-RENTAL IN AMENITIES FILLED RESORT. 11 POOLS, 4 TENNIS COURTS, SHUFFLEBOARD, AND MINIATIURE GOLF COURSE. LOVELY BEACHFRONT CLUBHOUSE. WELL KEPT AND READY TO

11. 1997-09-14
    listed $67,900 220-char remark

    Show marketing remark (220 chars)

    AGE AND SQ. FT. APPROX. ITEMS WITH GREEN DOTS DO NOT CONVEY. NON-RENTAL IN AMENITIES FILLED RESORT. 11 POOLS, 4 TENNIS COURTS, SHUFFLEBOARD, AND MINIATIURE GOLF COURSE. LOVELY BEACHFRONT CLUBHOUSE. WELL KEPT AND READY TO

ⓘ 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: $2,777 · $231/mo
• Projected year-2 tax: $2,777 · $231/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $22,691
• − Mortgage interest: −$15,124
• − Property taxes: −$2,777
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − Depreciation: −$7,855
• Taxable loss: −$8,045
• Est. tax savings @ 24.0%: +$1,931
• After-tax cash flow: $-1,261/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

+297.6% since first listed

11 events — show timeline

• 2026-05-04 Pending — CPARMLS
• 2026-03-03 Price Changed $270,000 CPARMLS
• 2025-12-10 Price Changed $280,000 CPARMLS
• 2025-08-31 Listed $290,000 CPARMLS
• 2024-10-23 Sold (Public Records) $265,000 Public Records
• 2024-10-23 Sold (MLS) $265,000 CPARMLS
• 2024-09-20 Pending — CPARMLS
• 2024-08-19 Price Changed $289,000 CPARMLS
• 2024-07-24 Listed $299,000 CPARMLS
• 1997-12-11 Sold (MLS) $64,000 CPARMLS
• 1997-09-14 Listed $67,900 CPARMLS

Property tax history

+9.3%/yr

Latest (2025): $2,777 · +13.1% YoY. Source: county tax records.