7127 Beachwood Blvd · Upper Grand Lagoon, FL 32407

$167,000

3 bd · 2.0 ba · 1,920 sqft · Manufactured public records · 43 Days on market

Built 2006 8,276 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special in the heart of Panama City Beach! Located at 7127 Beachwood Blvd, this property presents a prime opportunity for savvy investors or buyers looking to add value. Featuring solid bones and strong rental potential, this home is for a fix-and-flip, long-term rental, or value add buyer. Conveniently situated just minutes from the beach, shopping, dining, and local attractions. Property is being sold as-is and is priced accordingly. Bring your vision and take advantage of this value-add opportunity in a high-demand coastal market. Don't miss your chance to secure a property with upside in a sought-after location!

Key facts

• Outdoor space
• Local amenities
• 8,276 sq ft lot

Tags

• WELL-APPOINTED KITCHEN
• OUTDOOR SPACE
• LOCAL AMENITIES
• RECREATIONAL ACTIVITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $167k.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $162k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 3.2% in Upper Grand Lagoon — 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 67/100 on livability (#583 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living B+; Watch: schools D, 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.
• Market conditions: Rents soft (-0.2%/yr); 702 active listings in the ZIP; 13 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 34% 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $47k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y ago; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,990 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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 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: 1.38% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.40%
• DSCR: 1.91
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.1%
• Equity multiple: 1.27×
• Total profit: $12,581
• Equity at exit: $24,900

10-year hold

• IRR: 13.7%
• Equity multiple: 1.95×
• Total profit: $44,590
• Equity at exit: $14,439

Cash invested: $46,760 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,304 high
• Mortgage (P&I): −$876
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $729

Break-even live

Break-even rent $1,382

Max offer price $167,000

Occupancy floor 63%

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6625 Harbour Blvd Panama City Beach, FL	2.0	2.0	1438	$1,695	$1.18	21d	1	0.46mi
7664 Shadow Lake Dr Unit 1523352P Panama City Beach, FL	3.0	2.0	1539	$3,210	$2.09	13d	1	0.59mi
7682 Shadow Lake Dr Panama City Beach, FL	3.0	2.5	1496	$1,875	$1.25	21d	1	0.60mi
7110 London St Panama City Beach, FL	2.0–3.0	2.5	1419	$2,157	$1.52	13d	6	0.91mi
6422 W Highway 98 #206 Panama City Beach, FL	3.0	3.0	1916	$2,900	$1.51	21d	1	0.98mi
6422 W Highway 98 #1405 Panama City Beach, FL	2.0	2.0	1384	$3,850	$2.78	21d	1	0.98mi
1846 Annabellas Dr Panama City Beach, FL	2.0	2.5	1404	$1,850	$1.32	21d	1	1.08mi
2195 Wilkinson St Panama City, FL	1.0–3.0	1.0–2.0	1017	$2,355	$2.31	13d	41	1.11mi
1734 Annabellas Dr Panama City Beach, FL	3.0	2.5	1578	$2,100	$1.33	21d	1	1.16mi
1744 Annabellas Dr Panama City Beach, FL	3.0	2.5	1578	$2,100	$1.33	13d	1	1.17mi
8551 Panama City Beach Pkwy Panama City Beach, FL	1.0–3.0	1.0–2.0	964	$2,184	$2.26	13d	12	1.24mi
8700 Front Beach Rd Panama City Beach, FL	2.0–3.0	2.5	1543	$2,400	$1.56	13d	2	1.44mi
1609 Vecuna Cir Panama City Beach, FL	3.0	2.0	1268	$2,100	$1.66	13d	1	1.46mi

Listing history 27 events

1. 2026-04-27
   status Active 632-char remark

   Show marketing remark (632 chars)

   Investor special in the heart of Panama City Beach! Located at 7127 Beachwood Blvd, this property presents a prime opportunity for savvy investors or buyers looking to add value. Featuring solid bones and strong rental potential, this home is for a fix-and-flip, long-term rental, or value add buyer. Conveniently situated just minutes from the beach, shopping, dining, and local attractions. Property is being sold as-is and is priced accordingly. Bring your vision and take advantage of this value-add opportunity in a high-demand coastal market. Don't miss your chance to secure a property with upside in a sought-after location!

2. 2026-04-27
   price $167,000 632-char remark

   Show marketing remark (632 chars)

   Investor special in the heart of Panama City Beach! Located at 7127 Beachwood Blvd, this property presents a prime opportunity for savvy investors or buyers looking to add value. Featuring solid bones and strong rental potential, this home is for a fix-and-flip, long-term rental, or value add buyer. Conveniently situated just minutes from the beach, shopping, dining, and local attractions. Property is being sold as-is and is priced accordingly. Bring your vision and take advantage of this value-add opportunity in a high-demand coastal market. Don't miss your chance to secure a property with upside in a sought-after location!

3. 2026-04-21
   status Pending 632-char remark

   Show marketing remark (632 chars)

   Investor special in the heart of Panama City Beach! Located at 7127 Beachwood Blvd, this property presents a prime opportunity for savvy investors or buyers looking to add value. Featuring solid bones and strong rental potential, this home is for a fix-and-flip, long-term rental, or value add buyer. Conveniently situated just minutes from the beach, shopping, dining, and local attractions. Property is being sold as-is and is priced accordingly. Bring your vision and take advantage of this value-add opportunity in a high-demand coastal market. Don't miss your chance to secure a property with upside in a sought-after location!

4. 2026-04-09
   price $169,000 632-char remark

   Show marketing remark (632 chars)

   Investor special in the heart of Panama City Beach! Located at 7127 Beachwood Blvd, this property presents a prime opportunity for savvy investors or buyers looking to add value. Featuring solid bones and strong rental potential, this home is for a fix-and-flip, long-term rental, or value add buyer. Conveniently situated just minutes from the beach, shopping, dining, and local attractions. Property is being sold as-is and is priced accordingly. Bring your vision and take advantage of this value-add opportunity in a high-demand coastal market. Don't miss your chance to secure a property with upside in a sought-after location!

5. 2026-04-01
   listed $179,000 Active 632-char remark

   Show marketing remark (632 chars)

   Investor special in the heart of Panama City Beach! Located at 7127 Beachwood Blvd, this property presents a prime opportunity for savvy investors or buyers looking to add value. Featuring solid bones and strong rental potential, this home is for a fix-and-flip, long-term rental, or value add buyer. Conveniently situated just minutes from the beach, shopping, dining, and local attractions. Property is being sold as-is and is priced accordingly. Bring your vision and take advantage of this value-add opportunity in a high-demand coastal market. Don't miss your chance to secure a property with upside in a sought-after location!

6. 2024-10-25
   historical
7. 2024-08-24
   price $214,999
8. 2024-08-08
   price $215,000
9. 2024-07-31
   price $225,000
10. 2024-07-21
    price $232,000
11. 2024-07-05
    listed $235,000 Active
12. 2021-12-14
    historical
13. 2021-03-10
    soldstatus $175,000
14. 2021-03-02
    soldstatus $175,000
15. 2021-03-02
    soldstatus $175,000
16. 2021-03-02
    soldstatus $175,000
17. 2020-12-10
    listed $178,000
18. 2020-12-08
    listed $178,000
19. 2020-12-07
    historical
20. 2020-10-21
    listed $179,900
21. 2019-04-25
    historical
22. 2019-02-06
    listed $138,000
23. 2015-12-23
    soldstatus $77,000
24. 2015-10-17
    listed $69,000
25. 2006-07-13
    listed $103,000
26. 1995-08-01
    soldstatus $33,000
27. 1988-04-01
    soldstatus $16,400

ⓘ 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: $961 · $80/mo
• Projected year-2 tax: $1,386 · $116/mo
• Expected delta: +$425/yr (+$35/mo · 44.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 20 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: $27,652
• − Mortgage interest: −$9,355
• − Property taxes: −$961
• − Insurance: −$1,632
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − Depreciation: −$4,858
• Taxable income: $6,421
• Est. tax owed @ 24.0%: −$1,541
• After-tax cash flow: $7,201/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 — Upper Grand Lagoon

• Score: 67/100
• State rank: #583
• US rank: #11085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bay County · 163,593 people
• City population: 18,326
• 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

+918.3% since first listed

27 events — show timeline

• 2026-04-27 Relisted — CPARMLS
• 2026-04-27 Price Changed $167,000 CPARMLS
• 2026-04-21 Pending — CPARMLS
• 2026-04-09 Price Changed $169,000 CPARMLS
• 2026-04-01 Listed $179,000 CPARMLS
• 2024-10-25 Listing Removed — CPARMLS
• 2024-08-24 Price Changed $214,999 CPARMLS
• 2024-08-08 Price Changed $215,000 CPARMLS
• 2024-07-31 Price Changed $225,000 CPARMLS
• 2024-07-21 Price Changed $232,000 CPARMLS
• 2024-07-05 Listed $235,000 CPARMLS
• 2021-12-14 Listing Removed — CPARMLS
• 2021-03-10 Sold (Public Records) $175,000 Public Records
• 2021-03-02 Sold (MLS) $175,000 NAMLS
• 2021-03-02 Sold (MLS) $175,000 CPARMLS
• 2021-03-02 Sold (MLS) $175,000 ECAR
• 2020-12-10 Listed $178,000 NAMLS
• 2020-12-08 Listed $178,000 CPARMLS
• 2020-12-07 Listing Removed — CPARMLS
• 2020-10-21 Listed $179,900 CPARMLS
• 2019-04-25 Listing Removed — CPARMLS
• 2019-02-06 Listed $138,000 CPARMLS
• 2015-12-23 Sold (MLS) $77,000 CPARMLS
• 2015-10-17 Listed $69,000 CPARMLS
• 2006-07-13 Listed $103,000 CPARMLS
• 1995-08-01 Sold (Public Records) $33,000 Public Records
• 1988-04-01 Sold (Public Records) $16,400 Public Records

Property tax history

+6.0%/yr

Latest (2025): $961 · +2.7% YoY. Source: county tax records.