7360 John Levitow Ln · Panama City, FL 32404

$259,900

4 bd · 2.0 ba · 1,504 sqft · SingleFamily · 12 Days on market

Built 2026 Good condition 5,750 sqft lot Est $284k · 9% 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).

• Cash flow +12.1/30.0
• ARV discount +11.4/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Bowen, a new floor plan located at Liberty in Panama City, Florida. The Bowen is a spacious single-story home floor plan just over 1,500 square feet with 4-bedrooms with 2-bathrooms, and a 1-car garage. Met with an inviting foyer, and a hall leading to the second and third bedrooms; with a full bathroom tucked in between. Also, upon entering the home you will have immediate access to the single-car garage, storage, and your laundry room. Just beyond the garage is your fourth bedroom that could also serve as an office. Each bedroom offers plenty of space and sizeable closets for organization. As you continue to the end of the hall, you will find the remarkable open layout of t

Key facts

• Durable vinyl siding
• Open layout
• New floor plan

Tags

• NEW FLOOR PLAN
• OPEN LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SMART HOME TECHNOLOGY PACKAGE
• DURABLE VINYL SIDING

Property features AI

Finance

• HOA & community: Homeowners association present; HOA amenities include business center, gazebo, barbecue area, picnic area; Community features include clubhouse, fitness center, game room, playground, park, pool, basketball court, conference/meeting room

Exterior

• Parking: Detached garage with 1 garage space; Additional paved parking; Garage door opener; Community structure parking available
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Cable connected; Electricity available; High-speed internet available; Underground utilities; Public sewer
• Home design: New construction; Vinyl siding; Shingle roof; Slab foundation; City street and highway frontage (public maintained road)
• Construction: Built with vinyl siding; Shingle roof; Slab foundation
• Exterior features: Covered porch; Patio; Community pool

Interior

• Kitchen: Electric range; Plumbed for ice maker
• Bedrooms: Three first-floor bedrooms (dimensions approx. 10.4 x 11.9; 10 x 11.1; 10 x 11.1); Primary bedroom included
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric, forced air); Central air conditioning
• Interior features: Double pane windows; Smart home technology (smart home, smart technology); Carbon monoxide and smoke detectors
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-57 ($-688/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (15.3% below list).
• Recommended offer: $220k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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); 983 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).
• This rent runs 35% 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $220,101 (15.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $284,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7083 George Day Ln	0.44mi	4/2.0	1,458 (-3%)	2mo	$272,900	$187	73
7067 George Day Ln	0.48mi	4/2.0	1,458 (-3%)	1mo	$269,900	$185	72
7055 George Day Ln	0.51mi	4/2.0	1,458 (-3%)	1mo	$272,900	$187	71
7054 Merlyn Dethlefsen Rd	0.51mi	4/2.0	1,458 (-3%)	2mo	$264,738	$182	70
7006 William Pitsenbarger Rd	0.46mi	3/2.0 (-1)	1,580 (+5%)	2mo	$309,000	$196	64
7050 Merlyn Dethlefsen Rd	0.51mi	3/2.0 (-1)	1,580 (+5%)	2mo	$302,900	$192	61
7039 George Day Ln	0.55mi	3/2.0 (-1)	1,580 (+5%)	2mo	$299,400	$189	60
6998 William Pitsenbarger Rd	0.57mi	3/2.0 (-1)	1,580 (+5%)	1mo	$310,000	$196	59
6682 Atkins Rd	0.68mi	3/2.0 (-1)	1,439 (-4%)	2mo	$250,000	$174	54
5117 Salvation St	0.42mi	3/2.0 (-1)	1,717 (+14%)	0mo	$295,000	$172	52
5240 Salvation St	0.52mi	3/2.0 (-1)	1,711 (+14%)	1mo	$351,437	$205	47
6558 Canley Ct	0.73mi	3/2.0 (-1)	1,383 (-8%)	2mo	$267,500	$193	46

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: -20.0%
• Equity multiple: 0.32×
• Total profit: $-49,819
• Equity at exit: $38,752

10-year hold

• IRR: -17.5%
• Equity multiple: 0.12×
• Total profit: $-64,096
• Equity at exit: $22,471

Cash invested: $72,772 (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 32404

• Home prices YoY: -16.1%
• Rents YoY: 1.1%
• Active inventory: 983
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,201 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-57

Break-even live

Break-even rent $2,274

Max offer price $251,607

Occupancy floor 98%

Sensitivity live

Price	-10% $122	-5% $32	+0% $-57	+5% $-147	+10% $-237
Rent	-10% $-231	-5% $-144	+0% $-57	+5% $30	+10% $117
Rate	-1.0pp $74	-0.5pp $9	base $-57	+0.5pp $-125	+1.0pp $-193

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6416 Bellavia Ln Panama City, FL	4.0	2.0	1812	$2,100	$1.16	15d	1	1.22mi

Listing history 10 events

1. 2026-06-21
   days on market $259,900 Active 12 DOM
2. 2026-06-19
   days on market $259,900 Active 10 DOM
3. 2026-06-18
   days on market $259,900 Active 9 DOM
4. 2026-06-17
   days on market $259,900 Active 8 DOM
5. 2026-06-16
   days on market $259,900 Active 7 DOM
6. 2026-06-15
   days on market $259,900 Active 6 DOM
7. 2026-06-14
   days on market $259,900 Active 4 DOM
8. 2026-06-13
   days on market $259,900 Active 3 DOM
9. 2026-06-10
   remarks 699-char remark
10. 2026-06-10
    listed $259,900 Active 1 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 7/10 Severe
• 🌡 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: $26,412
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − Depreciation: −$7,561
• Taxable loss: −$5,131
• Est. tax savings @ 24.0%: +$1,231
• After-tax cash flow: $544/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 · 6 photos

Good 80/100 Cosmetic rehab

This single-story home is in good condition with a spacious floor plan and modern finishes. Minor maintenance and cosmetic updates could further enhance its value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 42,514
• Household income: $74,708
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 1218.0

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 (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%

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

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

1 event — show timeline

• 2026-06-09 Listed $259,900 CPARMLS