1008 Wildwood Rd · Upper Grand Lagoon, FL 32407

$229,000

2 bd · 3.0 ba · 1,188 sqft · Townhouse public records · 254 Days on market

Built 1987 2,352 sqft lot $193/sqft · 25% below area Est $326k · 30% 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.4/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained 2-bedroom, 2.5-bath townhome located in the highly desirable Harbour Towne community, perfectly positioned on the picturesque lake! Enjoy the best of both worlds with a prime location just off Highway 98 and Thomas Drive--conveniently close to the beach and town, shopping, dining, entertainment and everything Panama City Beach has to offer. This home features a new A/C (2020), a newer roof (2019), fresh carpet upstairs and modern tile downstairs and in all bathrooms. The spacious master suite includes a private balcony with tranquil lake views, ideal for relaxing with your morning coffee. The second bedroom and full bath upstairs provide plenty of room for family or guests. Newer washer and dryer come with the house! Low HOA fees of only $173.50/month cover trash pickup, basic cable, lawn care, and access to community amenities, including pools, a tennis court, and a clubhouse. Whether you're looking for a primary residence, vacation home, or investment property, this townhome offers exceptional value and location!

Key facts

• Private balcony
• Tranquil lake views
• Community amenities

Tags

• PICTURESQUE LAKE
• PRIVATE BALCONY
• TRANQUIL LAKE VIEWS
• OUTDOOR SECURITY CAMERAS
• COMMUNITY AMENITIES
• POOLS

🏷️ Possibly a rental listed for sale. The $229,000 price doesn't fit this home's estimated sale value (~$325,731) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $229k.

Deal economics

• At list price, monthly cash flow is $-373 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (28.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (22.4% below list).
• Recommended offer: $163k (28.8% below list) — sets the bar for cash-flow.
• Cap rate 6.6% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $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 254 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 30y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; list at $229k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $163,053 (28.8% 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 254 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.78% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (median comp): $325,731
• List price: $229,000
• Delta: -29.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6523 Harbour Blvd	0.46mi	2/2.5	1,136 (-4%)	11mo	$198,000	$174	60

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: -32.3%
• Equity multiple: -0.03×
• Total profit: $-65,945
• Equity at exit: $34,145

10-year hold

• IRR: -62.9%
• Equity multiple: -0.68×
• Total profit: $-107,570
• Equity at exit: $19,800

Cash invested: $64,120 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$95
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-373

Break-even live

Break-even rent $2,249

Max offer price $163,053

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	0.26mi
6728 Sunrise Dr Panama City Beach, FL	3.0	2.0	966	$1,600	$1.66	13d	1	0.27mi
6588 Harbour Blvd Unit 1 Panama City Beach, FL	2.0	2.5	1200	$1,760	$1.47	21d	1	0.32mi
6568 Harbour Blvd Panama City Beach, FL	1.0	1.0	732	$1,400	$1.91	21d	1	0.39mi
7682 Shadow Lake Dr Panama City Beach, FL	3.0	2.5	1496	$1,875	$1.25	21d	1	0.81mi
6422 W Highway 98 #1405 Panama City Beach, FL	2.0	2.0	1384	$3,850	$2.78	21d	1	0.96mi
7110 London St Panama City Beach, FL	2.0–3.0	2.5	1419	$1,900	$1.34	13d	6	1.07mi
2148 Sterling Cove Blvd Unit 1 Panama City Beach, FL	2.0	1.5	1152	$1,695	$1.47	21d	1	1.22mi
2110 Sterling Cove Blvd Panama City, FL	2.0	2.0	1156	$1,800	$1.56	21d	1	1.25mi
1846 Annabellas Dr Panama City Beach, FL	2.0	2.5	1404	$1,850	$1.32	21d	1	1.31mi
2195 Wilkinson St Panama City, FL	1.0–3.0	1.0–2.0	1017	$1,940	$1.91	13d	41	1.32mi
8551 Panama City Beach Pkwy Panama City Beach, FL	1.0–3.0	1.0–2.0	964	$1,792	$1.86	13d	12	1.47mi

Listing history 26 events

1. 2026-06-19
   days on market $229,000 Active 254 DOM
2. 2026-06-18
   days on market $229,000 Active 253 DOM
3. 2026-06-17
   days on market $229,000 Active 252 DOM
4. 2026-06-16
   days on market $229,000 Active 251 DOM
5. 2026-06-15
   days on market $229,000 Active 250 DOM
6. 2026-06-14
   days on market $229,000 Active 248 DOM
7. 2026-06-13
   days on market $229,000 Active 247 DOM
8. 2026-06-10
   days on market $229,000 Active 245 DOM
9. 2026-06-09
   days on market $229,000 Active 244 DOM
10. 2026-06-08
    days on market $229,000 Active 243 DOM
11. 2026-06-07
    days on market $229,000 Active 242 DOM
12. 2026-06-05
    days on market $229,000 Active 239 DOM
13. 2026-06-03
    days on market $229,000 Active 238 DOM
14. 2026-06-02
    days on market $229,000 Active 237 DOM
15. 2026-06-01
    days on market $229,000 Active 236 DOM
16. 2026-05-31
    days on market $229,000 Active 235 DOM
17. 2026-05-30
    days on market $229,000 Active 234 DOM
18. 2025-12-22
    price $229,000 1053-char remark

    Show marketing remark (1053 chars)

    Beautifully maintained 2-bedroom, 2.5-bath townhome located in the highly desirable Harbour Towne community, perfectly positioned on the picturesque lake! Enjoy the best of both worlds with a prime location just off Highway 98 and Thomas Drive--conveniently close to the beach and town, shopping, dining, entertainment and everything Panama City Beach has to offer. This home features a new A/C (2020), a newer roof (2019), fresh carpet upstairs and modern tile downstairs and in all bathrooms. The spacious master suite includes a private balcony with tranquil lake views, ideal for relaxing with your morning coffee. The second bedroom and full bath upstairs provide plenty of room for family or guests. Newer washer and dryer come with the house! Low HOA fees of only $173.50/month cover trash pickup, basic cable, lawn care, and access to community amenities, including pools, a tennis court, and a clubhouse. Whether you're looking for a primary residence, vacation home, or investment property, this townhome offers exceptional value and location!

19. 2025-11-17
    price $239,000 1053-char remark

    Show marketing remark (1053 chars)

    Beautifully maintained 2-bedroom, 2.5-bath townhome located in the highly desirable Harbour Towne community, perfectly positioned on the picturesque lake! Enjoy the best of both worlds with a prime location just off Highway 98 and Thomas Drive--conveniently close to the beach and town, shopping, dining, entertainment and everything Panama City Beach has to offer. This home features a new A/C (2020), a newer roof (2019), fresh carpet upstairs and modern tile downstairs and in all bathrooms. The spacious master suite includes a private balcony with tranquil lake views, ideal for relaxing with your morning coffee. The second bedroom and full bath upstairs provide plenty of room for family or guests. Newer washer and dryer come with the house! Low HOA fees of only $173.50/month cover trash pickup, basic cable, lawn care, and access to community amenities, including pools, a tennis court, and a clubhouse. Whether you're looking for a primary residence, vacation home, or investment property, this townhome offers exceptional value and location!

20. 2025-10-08
    listed $259,000 Active 1053-char remark

    Show marketing remark (1053 chars)

    Beautifully maintained 2-bedroom, 2.5-bath townhome located in the highly desirable Harbour Towne community, perfectly positioned on the picturesque lake! Enjoy the best of both worlds with a prime location just off Highway 98 and Thomas Drive--conveniently close to the beach and town, shopping, dining, entertainment and everything Panama City Beach has to offer. This home features a new A/C (2020), a newer roof (2019), fresh carpet upstairs and modern tile downstairs and in all bathrooms. The spacious master suite includes a private balcony with tranquil lake views, ideal for relaxing with your morning coffee. The second bedroom and full bath upstairs provide plenty of room for family or guests. Newer washer and dryer come with the house! Low HOA fees of only $173.50/month cover trash pickup, basic cable, lawn care, and access to community amenities, including pools, a tennis court, and a clubhouse. Whether you're looking for a primary residence, vacation home, or investment property, this townhome offers exceptional value and location!

21. 2021-12-14
    historical
22. 2010-04-02
    listed $115,000
23. 2002-10-02
    soldstatus $78,800
24. 1997-07-18
    soldstatus $55,000
25. 1997-07-01
    soldstatus $55,000
26. 1996-11-06
    listed $55,000

ⓘ 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: $650 · $54/mo
• Projected year-2 tax: $1,901 · $158/mo
• Expected delta: +$1,250/yr (+$104/mo · 192.2%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $21,323
• − Mortgage interest: −$12,828
• − Property taxes: −$650
• − Insurance: −$6,264
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$6,662
• Taxable loss: −$8,492
• Est. tax savings @ 24.0%: +$2,038
• After-tax cash flow: $-2,442/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

• Census place: Upper Grand Lagoon, FL
• 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

+316.4% since first listed

9 events — show timeline

• 2025-12-22 Price Changed $229,000 CPARMLS
• 2025-11-17 Price Changed $239,000 CPARMLS
• 2025-10-08 Listed $259,000 CPARMLS
• 2021-12-14 Listing Removed — CPARMLS
• 2010-04-02 Listed $115,000 CPARMLS
• 2002-10-02 Sold (Public Records) $78,800 Public Records
• 1997-07-18 Sold (MLS) $55,000 CPARMLS
• 1997-07-01 Sold (Public Records) $55,000 Public Records
• 1996-11-06 Listed $55,000 CPARMLS

Property tax history

+0.7%/yr

Latest (2025): $650 · +4.3% YoY. Source: county tax records.