7352 John Levitow Ln · Panama City, FL 32404

$254,900

4 bd · 2.0 ba · 1,439 sqft · SingleFamily · 99 Days on market

Built 2026 Good condition 5,750 sqft lot $177/sqft · 8% below area Est $278k · 8% under $78/mo HOA · 3% of rent

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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 +14.0/30.0
• ARV discount +11.2/15.0
• 1% rule +4.3/10.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Sutton Plan, one of our new plans at Liberty in Panama City, Florida. The Sutton is a spacious single-story home with 1,439 square feet of comfortable living. This beautiful home offers 4 bedrooms with 2 bathrooms, and a 1-car garage. As you enter the home, the foyer welcomes you with beautiful EVP flooring which spans throughout the home in the main areas and bathrooms. Right by the front door are the 3 guest bedrooms, a full bathroom, and down the hallway is the laundry room and storage area leading into the kitchen and living room. Each bedroom boasts plenty of space and sizeable closets for organization with soft carpet flooring.

Key facts

• Durable vinyl siding
• Walk-in closet
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WHITE CABINETRY
• WALK-IN CLOSET
• SMART HOME TECHNOLOGY
• DURABLE VINYL SIDING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $32 ($382/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (7.1% below list).
• Recommended offer: $232k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 4.3% in Panama City — 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 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: Tommy Smith Elementary School (math 46% / reading 51%, grade D, #1,152 of 2,144 statewide, top 55%, 639 students, 53% FRL); Merritt Brown Middle School (math 38% / reading 38%, grade F, #388 of 571 statewide, top 69%, 701 students, 55% FRL); Rutherford High School (math 24% / reading 29%, grade F, #489 of 667 statewide, top 74%, 1,337 students, 63% FRL).
• Zoned-school proficiency averages 38% at this address vs 51% district-wide (-13 pts) — the specific schools serving this property underperform the Bay average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.1%/yr); 1365 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).
• This rent runs 38% of the median local income ($75k/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 99 days — a 9% lower offer ($232k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $231,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 9.0

CMA / ARV

• ARV (median comp): $277,577
• List price: $254,900
• Delta: -8.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7356 John Levitow Ln	0.01mi	3/2.0 (-1)	1,443 (+0%)	0mo	$250,000	$173	94
7339 John Levitow Ln	0.04mi	4/2.0	1,504 (+4%)	0mo	$255,900	$170	90
4926 Bernard Fisher Ct	0.12mi	4/2.0	1,504 (+4%)	0mo	$259,900	$173	86
7087 Merlyn Dethlefsen Rd	0.41mi	4/2.0	1,458 (+1%)	1mo	$264,900	$182	78
7071 Merlyn Dethlefsen Rd	0.45mi	4/2.0	1,458 (+1%)	1mo	$249,900	$171	76
7062 Merlyn Dethlefsen Rd	0.47mi	4/2.0	1,458 (+1%)	1mo	$234,900	$161	75
7361 John Levitow Ln	0.04mi	3/2.0 (-1)	1,281 (-11%)	0mo	$242,900	$190	75
7069 Traditions Dr	0.44mi	3/2.0 (-1)	1,503 (+4%)	0mo	$314,400	$209	67
7105 William Pitsenbarger Rd	0.37mi	3/2.0 (-1)	1,580 (+10%)	1mo	$279,900	$177	60
7091 Merlyn Dethlefsen Rd	0.40mi	3/2.0 (-1)	1,580 (+10%)	1mo	$269,900	$171	59
7065 William Pitsenbarger Rd	0.47mi	3/2.0 (-1)	1,580 (+10%)	1mo	$279,900	$177	56
6990 William Pitsenbarger Rd	0.55mi	3/2.0 (-1)	1,293 (-10%)	1mo	$274,900	$213	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 · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.39×
• Total profit: $-43,594
• Equity at exit: $38,006

10-year hold

• IRR: -13.9%
• Equity multiple: 0.27×
• Total profit: $-52,393
• Equity at exit: $22,039

Cash invested: $71,372 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 52 active · 61 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $296,700 ($200/sqft)
• Median days on market: 115 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: -3.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32404

• Home prices YoY: -16.1%
• Rents YoY: 1.1%
• Active inventory: 1365
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,369 high
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,824/yr
• Insurance: −$106
• HOA: −$78
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $32

Break-even live

Break-even rent $2,329

Max offer price $254,900

Occupancy floor 94%

Sensitivity live

Price	-10% $208	-5% $120	+0% $32	+5% $-56	+10% $-144
Rent	-10% $-155	-5% $-62	+0% $32	+5% $125	+10% $219
Rate	-1.0pp $160	-0.5pp $97	base $32	+0.5pp $-34	+1.0pp $-101

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: $63,725
• Closing costs: $7,647
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6970 William Pitsenbarger Rd Panama City, FL	3.0	2.0	1293	$1,950	$1.51	6d	1	0.58mi
6592 Kettles St Panama City, FL	3.0	2.0	1427	$1,995	$1.40	2d	1	0.72mi
6660 Slabinski Ln Panama City, FL	3.0	2.0	1270	$2,500	$1.97	2d	1	0.77mi
6541 Slabinski Ln Panama City, FL	4.0	2.0	1787	$2,300	$1.29	6d	1	0.94mi
5584 Lexa Ln Panama City, FL	4.0	2.0	1607	$2,300	$1.43	5d	1	0.98mi
4897 Shurer Ln Panama City, FL	4.0	2.0	1830	$2,375	$1.30	6d	1	1.21mi
6416 Bellavia Ln Panama City, FL	4.0	2.0	1812	$2,100	$1.16	108d	1	1.22mi
7292 Ellie B Dr Panama City, FL	4.0	2.5	1800	$2,100	$1.17	0d	1	1.24mi
4809 Conner Ln Panama City, FL	4.0	2.0	1827	$2,700	$1.48	2d	1	1.27mi

Property features AI

Finance

• HOA & community: Homeowners association with community amenitiesAssociation amenities include business center, gazebo, barbecue, picnic areaCommunity features include clubhouse, fitness center, game room, playground, park, pool, basketball court

Exterior

• Parking: One-car garage with garage door openerAdditional paved parkingCommunity structured parking
• Security: Smoke detectorsCarbon monoxide detector(s)
• Utilities: Cable connectedElectricity availableHigh-speed internet availableUnderground utilitiesPublic sewer
• Home design: New constructionVinyl sidingShingle roofSlab foundation
• Construction: Built with vinyl sidingShingle roofSlab foundation
• Exterior features: Covered porch and patioPatioCommunity pool accessPaved lotCity street and highway frontagePublicly maintained road

Interior

• Kitchen: Electric rangePlumbed for ice maker
• Bedrooms: Three bedrooms on the first level (dimensions approx. 11.6 x 10.1; 10.1 x 10.5; 10.1 x 10.5)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric, forced air)Central air conditioning
• Interior features: Double-pane windowsSmart home technologyMain-level primary bedroomShower-only bathWalk-in closet(s)
• Laundry & utility: Electric water heater

Listing history 50 events

1. 2026-09-24
   days on market $254,900 Active 99 DOM
2. 2026-09-22
   days on market $254,900 Active 98 DOM
3. 2026-09-20
   days on market $254,900 Active 96 DOM
4. 2026-09-19
   days on market $254,900 Active 95 DOM
5. 2026-09-18
   days on market $254,900 Active 94 DOM
6. 2026-09-17
   days on market $254,900 Active 93 DOM
7. 2026-09-16
   days on market $254,900 Active 92 DOM
8. 2026-09-15
   days on market $254,900 Active 91 DOM
9. 2026-09-14
   days on market $254,900 Active 90 DOM
10. 2026-09-13
    days on market $254,900 Active 89 DOM
11. 2026-09-12
    days on market $254,900 Active 88 DOM
12. 2026-09-12
    days on market $254,900 Active 87 DOM
13. 2026-09-05
    days on market $254,900 Active 81 DOM
14. 2026-09-04
    days on market $254,900 Active 80 DOM
15. 2026-09-03
    days on market $254,900 Active 79 DOM
16. 2026-08-30
    days on market $254,900 Active 75 DOM
17. 2026-08-29
    days on market $254,900 Active 74 DOM
18. 2026-08-28
    days on market $254,900 Active 73 DOM
19. 2026-08-27
    days on market $254,900 Active 72 DOM
20. 2026-08-26
    days on market $254,900 Active 71 DOM
21. 2026-08-25
    days on market $254,900 Active 70 DOM
22. 2026-08-24
    days on market $254,900 Active 69 DOM
23. 2026-08-23
    days on market $254,900 Active 68 DOM
24. 2026-08-22
    days on market $254,900 Active 67 DOM
25. 2026-08-21
    pricedays on market $254,900 Active 66 DOM
26. 2026-08-20
    days on market $249,900 Active 65 DOM
27. 2026-08-19
    days on market $249,900 Active 64 DOM
28. 2026-08-18
    days on market $249,900 Active 63 DOM
29. 2026-08-17
    days on market $249,900 Active 62 DOM
30. 2026-08-16
    days on market $249,900 Active 61 DOM
31. 2026-08-15
    days on market $249,900 Active 60 DOM
32. 2026-08-14
    days on market $249,900 Active 59 DOM
33. 2026-08-13
    days on market $249,900 Active 58 DOM
34. 2026-08-12
    days on market $249,900 Active 57 DOM
35. 2026-08-11
    days on market $249,900 Active 56 DOM
36. 2026-08-10
    days on market $249,900 Active 55 DOM
37. 2026-08-09
    days on market $249,900 Active 54 DOM
38. 2026-08-08
    days on market $249,900 Active 53 DOM
39. 2026-08-07
    days on market $249,900 Active 52 DOM
40. 2026-08-06
    days on market $249,900 Active 51 DOM
41. 2026-08-05
    days on market $249,900 Active 50 DOM
42. 2026-08-04
    days on market $249,900 Active 49 DOM
43. 2026-08-03
    days on market $249,900 Active 48 DOM
44. 2026-07-31
    days on market $249,900 Active 45 DOM
45. 2026-07-30
    days on market $249,900 Active 44 DOM
46. 2026-07-29
    days on market $249,900 Active 43 DOM
47. 2026-07-27
    days on market $249,900 Active 41 DOM
48. 2026-07-25
    days on market $249,900 Active 39 DOM
49. 2026-07-23
    days on market $249,900 Active 37 DOM
50. 2026-07-22
    days on market $249,900 Active 36 DOM

ⓘ 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 9/10 Extreme 7 d/yr ≥104°F today · 21 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: $28,426
• − Mortgage interest: −$14,278
• − Property taxes: −$3,824
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,274
• − Management: −$2,274
• − HOA: −$936
• − Depreciation: −$7,415
• Taxable loss: −$3,850
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $1,306/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.

Condition & rehab AI · 3 photos

Good 80/100 Cosmetic rehab Est. rehab $7,195–$21,585 screening

This single-story home in Panama City, Florida, is in good condition with a spacious layout and well-maintained exterior. It offers a good return on investment with minor updates to enhance curb appeal and drainage.

Value-add opportunities

• Both Paint exterior shutters — Enhances curb appeal and adds a fresh look. ↑
• Both Clean gutters — Improves drainage and prevents water damage to the exterior walls. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Tommy Smith Elementary School D FL #1,152/2,144 Nat'l #14,081/41,679 Middle Merritt Brown Middle School F FL #388/571 Nat'l #6,571/14,009 High Rutherford High School F FL #489/667 Nat'l #12,196/17,239

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

B Composite livability gradescore 72/100

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 · 206,264 people
• City population: 91,445
• Metro: Panama City, FL
• Population (ZIP): 42,514
• Household income: $74,708
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 12% Two or more races 10% Hispanic / Latino 9% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 7% · Canada, Vietnam, Mexico
• Languages at home: 90% English-only · Spanish 6% Vietnamese 1% Other Asian/Pacific 1%

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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: ▼ -50.59%
• Current HPI: 263.7178
• Rent YoY: ▲ 1.12%
• Metro: Panama City, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• HOA & community: Homeowners association with community amenitiesAssociation amenities include business center, gazebo, barbecue, picnic areaCommunity features include clubhouse, fitness center, game room, playground, park, pool, basketball court

Exterior

• Parking: One-car garage with garage door openerAdditional paved parkingCommunity structured parking
• Security: Smoke detectorsCarbon monoxide detector(s)
• Utilities: Cable connectedElectricity availableHigh-speed internet availableUnderground utilitiesPublic sewer
• Home design: New constructionVinyl sidingShingle roofSlab foundation
• Construction: Built with vinyl sidingShingle roofSlab foundation
• Exterior features: Covered porch and patioPatioCommunity pool accessPaved lotCity street and highway frontagePublicly maintained road

Interior

• Kitchen: Electric rangePlumbed for ice maker
• Bedrooms: Three bedrooms on the first level (dimensions approx. 11.6 x 10.1; 10.1 x 10.5; 10.1 x 10.5)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric, forced air)Central air conditioning
• Interior features: Double-pane windowsSmart home technologyMain-level primary bedroomShower-only bathWalk-in closet(s)
• Laundry & utility: Electric water heater

Price history

1 event — show timeline

• 2026-06-16 Listed $249,900 CPARMLS