7382 Charles Loring Jr Rd · Panama City, FL 32404

$244,900

4 bd · 2.0 ba · 1,504 sqft · SingleFamily · 65 Days on market

Built 2026 Excellent condition 5,750 sqft lot $163/sqft · 13% below area Est $282k · 13% under ↓ 4% since listing

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Why this score? — see what drove the C- 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 +13.8/30.0
• ARV discount +13.4/15.0
• Condition / age +4.8/5.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

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 the dining and living area meeting a beautiful kitchen. The kitchen includes granite countertops, stainless steel appliances, beautiful white cabinetry, and a peninsula perfect for serving guests and for additional seating. With natural light and nearby back door and patio access, the living and dining area are integrated perfectly to complete this space for you and your guests to enjoy. This plan offers easy maintenance in the main living area and all bathrooms with our engineered vinyl plank flooring. The primary bedroom is tucked away off the living area. The elegant sunlight beaming in, this suite offers a serene retreat with close access to the patio from the living area. The primary bathroom features granite countertops and a large walk-in closet. In addition to all the features and amenities our Bowen Plan offers, each is built with our Smart Home technology package, designed to bring the ease and convenience of life right to your fingertips. On the outside of this popular plan, you will see durable vinyl siding, a rear patio to enjoy the spacious back yard. Sidewalks line the neighborhood streets for you to enjoy the beautiful Florida weather. Our Liberty community features underground utilities making it less susceptible to damage from severe weather leading to fewer outages and more reliable service. Residents of Liberty can enjoy exclusive access to two amenity centers, complete with two pools, a children's splash pad, two playgrounds for endless fun, a well-equipped fitness center, two pickleball courts and a basketball court to name a few things. To learn more about this home for yourself, call us to get connected today!

Key facts

• Spacious back yard
• Granite countertops
• Rear patio

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SMART HOME TECHNOLOGY PACKAGE
• REAR PATIO
• SPACIOUS BACK YARD
• UNDERGROUND UTILITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $21 ($254/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 $217k (11.4% below list).
• Recommended offer: $217k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.7% 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.
• Market conditions: Rents rising (+1.1%/yr); 969 active listings in the ZIP; 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 $7k 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 65 days — a 6% lower offer ($230k) 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 $216,914 (11.4% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $281,942
• List price: $244,900
• Delta: -13.14%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7358 Charles Loring Jr Rd	0.00mi	4/2.0	1,504 (0%)	2mo	$265,000	$176	99
7306 Charles Loring Jr Rd	0.00mi	3/2.0 (-1)	1,443 (-4%)	4mo	$259,900	$180	85
7326 Charles Loring Jr Rd	0.00mi	3/2.0 (-1)	1,281 (-15%)	3mo	$252,900	$197	68

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: -17.8%
• Equity multiple: 0.38×
• Total profit: $-42,331
• Equity at exit: $36,515

10-year hold

• IRR: -14.0%
• Equity multiple: 0.26×
• Total profit: $-50,907
• Equity at exit: $21,174

Cash invested: $68,572 (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: 969
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,169 medium
• Mortgage (P&I): −$1,284
• Tax est. 1.5%: −$306 /mo · $3,674/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $21

Break-even live

Break-even rent $2,142

Max offer price $244,900

Occupancy floor 94%

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-13
   statusdays on market $244,900 Pending 65 DOM
2. 2026-06-10
   days on market $244,900 Active 64 DOM
3. 2026-06-09
   days on market $244,900 Active 63 DOM
4. 2026-06-09
   price $244,900 Active 62 DOM
5. 2026-06-08
   days on market $259,900 Active 62 DOM
6. 2026-06-07
   days on market $259,900 Active 61 DOM
7. 2026-06-05
   days on market $259,900 Active 58 DOM
8. 2026-06-03
   days on market $259,900 Active 57 DOM
9. 2026-06-02
   days on market $259,900 Active 56 DOM
10. 2026-06-01
    days on market $259,900 Active 55 DOM
11. 2026-05-31
    days on market $259,900 Active 54 DOM
12. 2026-05-30
    days on market $259,900 Active 53 DOM
13. 2026-04-30
    price $259,900 2359-char remark

    Show marketing remark (2359 chars)

    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 the dining and living area meeting a beautiful kitchen. The kitchen includes granite countertops, stainless steel appliances, beautiful white cabinetry, and a peninsula perfect for serving guests and for additional seating. With natural light and nearby back door and patio access, the living and dining area are integrated perfectly to complete this space for you and your guests to enjoy. This plan offers easy maintenance in the main living area and all bathrooms with our engineered vinyl plank flooring. The primary bedroom is tucked away off the living area. The elegant sunlight beaming in, this suite offers a serene retreat with close access to the patio from the living area. The primary bathroom features granite countertops and a large walk-in closet. In addition to all the features and amenities our Bowen Plan offers, each is built with our Smart Home technology package, designed to bring the ease and convenience of life right to your fingertips. On the outside of this popular plan, you will see durable vinyl siding, a rear patio to enjoy the spacious back yard. Sidewalks line the neighborhood streets for you to enjoy the beautiful Florida weather. Our Liberty community features underground utilities making it less susceptible to damage from severe weather leading to fewer outages and more reliable service. Residents of Liberty can enjoy exclusive access to two amenity centers, complete with two pools, a children's splash pad, two playgrounds for endless fun, a well-equipped fitness center, two pickleball courts and a basketball court to name a few things. To learn more about this home for yourself, call us to get connected today!

14. 2026-04-07
    listed $269,900 Active 2359-char remark

    Show marketing remark (2359 chars)

    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 the dining and living area meeting a beautiful kitchen. The kitchen includes granite countertops, stainless steel appliances, beautiful white cabinetry, and a peninsula perfect for serving guests and for additional seating. With natural light and nearby back door and patio access, the living and dining area are integrated perfectly to complete this space for you and your guests to enjoy. This plan offers easy maintenance in the main living area and all bathrooms with our engineered vinyl plank flooring. The primary bedroom is tucked away off the living area. The elegant sunlight beaming in, this suite offers a serene retreat with close access to the patio from the living area. The primary bathroom features granite countertops and a large walk-in closet. In addition to all the features and amenities our Bowen Plan offers, each is built with our Smart Home technology package, designed to bring the ease and convenience of life right to your fingertips. On the outside of this popular plan, you will see durable vinyl siding, a rear patio to enjoy the spacious back yard. Sidewalks line the neighborhood streets for you to enjoy the beautiful Florida weather. Our Liberty community features underground utilities making it less susceptible to damage from severe weather leading to fewer outages and more reliable service. Residents of Liberty can enjoy exclusive access to two amenity centers, complete with two pools, a children's splash pad, two playgrounds for endless fun, a well-equipped fitness center, two pickleball courts and a basketball court to name a few things. To learn more about this home for yourself, call us to get connected today!

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 17% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,030
• − Mortgage interest: −$13,718
• − Property taxes: −$3,674
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − Depreciation: −$7,124
• Taxable loss: −$3,876
• Est. tax savings @ 24.0%: +$930
• After-tax cash flow: $1,184/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 · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with a modern design and well-maintained exterior. It is move-in ready and would benefit from minor updates to enhance its curb appeal and resale value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale New flooring in bathrooms — Modernizes bathrooms and improves resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale New flooring in bathrooms — Modernizes bathrooms and improves resale 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

• County: Bay County · 163,593 people
• 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

-3.7% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $259,900 CPARMLS
• 2026-04-07 Listed $269,900 CPARMLS