7365 John Levitow Ln · Panama City, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 5/10 · Moderate
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 9/10 · Severe
- Hot days now (above 104°F)
- 7 days/yr
- Hot days in 30 yrs
- 21 days/yr
Wind risk 9/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
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
- Condition / age +4.8/5.0
- 1% rule +4.3/10.0
- DSCR +4.2/10.0
- Schools +3.8/10.0
- Livability +3.6/5.0
- Rent growth +2.8/5.0
- Appreciation +0.0/10.0
$254,900
7365 John Levitow Ln · Panama City, FL 32404
4 bd · 2.0 ba · 1,439 sqft · SingleFamily
· 94 Days on market
Built 2026
5,750 sqft lot
$177/sqft
· 8% below area
Est $278k · 8% under
$78/mo HOA · 3% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/2.0-bath single-family listed at $255k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $32 ($390/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 (7.0% 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 94 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
- It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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?
- 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.
- 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.
- 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
- 6.45%
- Cash-on-cash
- 0.55%
- DSCR
- 1.02
- GRM
- 9.0
CMA / ARV
- ARV (median comp)
- $277,606
- List price
- $254,900
- Delta
- -8.18%
- 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 | 0.04mi | 3/2.0 (-1) | 1,443 (+0%) | 0mo | $250,000 | $173 | 93 |
| 7339 John Levitow Ln | 0.05mi | 4/2.0 | 1,504 (+4%) | 0mo | $255,900 | $170 | 90 |
| 4926 Bernard Fisher Ct | 0.10mi | 4/2.0 | 1,504 (+4%) | 0mo | $259,900 | $173 | 88 |
| 7087 Merlyn Dethlefsen Rd | 0.44mi | 4/2.0 | 1,458 (+1%) | 1mo | $264,900 | $182 | 76 |
| 7361 John Levitow Ln | 0.01mi | 3/2.0 (-1) | 1,281 (-11%) | 0mo | $242,900 | $190 | 76 |
| 7071 Merlyn Dethlefsen Rd | 0.48mi | 4/2.0 | 1,458 (+1%) | 1mo | $249,900 | $171 | 75 |
| 7062 Merlyn Dethlefsen Rd | 0.50mi | 4/2.0 | 1,458 (+1%) | 1mo | $234,900 | $161 | 74 |
| 7069 Traditions Dr | 0.44mi | 3/2.0 (-1) | 1,503 (+4%) | 0mo | $314,400 | $209 | 67 |
| 7105 William Pitsenbarger Rd | 0.40mi | 3/2.0 (-1) | 1,580 (+10%) | 1mo | $279,900 | $177 | 59 |
| 7091 Merlyn Dethlefsen Rd | 0.43mi | 3/2.0 (-1) | 1,580 (+10%) | 1mo | $269,900 | $171 | 58 |
| 7065 William Pitsenbarger Rd | 0.49mi | 3/2.0 (-1) | 1,580 (+10%) | 1mo | $279,900 | $177 | 55 |
| 6990 William Pitsenbarger Rd | 0.58mi | 3/2.0 (-1) | 1,293 (-10%) | 1mo | $274,900 | $213 | 50 |
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
- $-43,552
- Equity at exit
- $38,006
10-year hold
- IRR
- -13.9%
- Equity multiple
- 0.27×
- Total profit
- $-52,306
- 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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 53 active · 61 under contract
- Months of supply
- 5.6 mo (18%/mo absorbed)
- Median asking
- $296,700 ($200/sqft)
- Median days on market
- 117 d
- This list price
- 4% of active listings are priced below it
- ARV vs active asking
- -3.5% 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
- $2,370 high interval (Pro) →
- Mortgage (P&I)
- −$1,337
- Tax est. 1.5%
- −$319 /mo · $3,824/yr
- Insurance
- −$106
- HOA
- −$78
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$498
- Net cashflow
- $32
Break-even live
Break-even rent
$2,329
Max offer price
$254,900
Occupancy floor
94%
Sensitivity live
| Price | -10% $209 | -5% $121 | +0% $32 | +5% $-56 | +10% $-144 |
|---|---|---|---|---|---|
| Rent | -10% $-155 | -5% $-61 | +0% $32 | +5% $126 | +10% $220 |
| Rate | -1.0pp $161 | -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
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
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 | 0.59mi |
| 6592 Kettles St Panama City, FL | 3.0 | 2.0 | 1427 | $1,995 | $1.40 | 2d | 1 | 0.73mi |
| 6660 Slabinski Ln Panama City, FL | 3.0 | 2.0 | 1270 | $2,500 | $1.97 | 2d | 1 | 0.76mi |
| 5584 Lexa Ln Panama City, FL | 4.0 | 2.0 | 1607 | $2,300 | $1.43 | 5d | 1 | 0.91mi |
| 6541 Slabinski Ln Panama City, FL | 4.0 | 2.0 | 1787 | $2,300 | $1.29 | 6d | 1 | 0.94mi |
| 7292 Ellie B Dr Panama City, FL | 4.0 | 2.5 | 1800 | $2,100 | $1.17 | 0d | 1 | 1.17mi |
| 4897 Shurer Ln Panama City, FL | 4.0 | 2.0 | 1830 | $2,375 | $1.30 | 6d | 1 | 1.23mi |
| 6416 Bellavia Ln Panama City, FL | 4.0 | 2.0 | 1812 | $2,100 | $1.16 | 108d | 1 | 1.23mi |
| 4809 Conner Ln Panama City, FL | 4.0 | 2.0 | 1827 | $2,700 | $1.48 | 2d | 1 | 1.27mi |
Property features AI
Finance
- Other
- Community pool
- HOA & community
- Homeowners association presentCommunity amenities include clubhouse, fitness center, business center, game room, playground, park, basketball court, pool, gazebo, barbecue and picnic areas
Exterior
- Parking
- Garage with 1-car spaceAdditional paved parkingGarage door openerCommunity structure parking
- Security
- Smoke detectorsCarbon monoxide detectors
- Utilities
- Cable connectedElectricity availableHigh-speed internet availableUnderground utilitiesPublic sewer
- Home design
- New constructionVinyl sidingShingle roofSlab foundationRoad frontage on city street and highwayPublicly maintained road
- Construction
- Built with vinyl sidingShingle roofSlab foundation
- Exterior features
- Covered porchPatioPatio and porchPaved lot
Interior
- Kitchen
- Electric rangePlumbed for ice maker
- Bedrooms
- Includes primary bedroomTotal rooms include bedrooms
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heatingElectric forced-air heatingCentral air conditioning
- Interior features
- Double pane windowsSmart home technology (including smart features)
- Laundry & utility
- Electric water heater
Listing history 50 events
-
2026-09-24days on market $254,900 Active 94 DOM
-
2026-09-22pricedays on market $254,900 Active 93 DOM
-
2026-09-20days on market $239,900 Active 91 DOM
-
2026-09-19days on market $239,900 Active 90 DOM
-
2026-09-18pricedays on market $239,900 Active 89 DOM
-
2026-09-17days on market $244,900 Active 88 DOM
-
2026-09-16days on market $244,900 Active 87 DOM
-
2026-09-15pricedays on market $244,900 Active 86 DOM
-
2026-09-14days on market $254,900 Active 85 DOM
-
2026-09-13days on market $254,900 Active 84 DOM
-
2026-09-12days on market $254,900 Active 83 DOM
-
2026-09-12pricedays on market $254,900 Active 82 DOM
-
2026-09-05days on market $249,900 Active 76 DOM
-
2026-09-04days on market $249,900 Active 75 DOM
-
2026-09-03statusdays on market $249,900 Active 74 DOM
-
2026-08-20status $249,900 Pending 71 DOM
-
2026-08-19days on market $249,900 Active 71 DOM
-
2026-08-18days on market $249,900 Active 70 DOM
-
2026-08-17days on market $249,900 Active 69 DOM
-
2026-08-16days on market $249,900 Active 68 DOM
-
2026-08-15days on market $249,900 Active 67 DOM
-
2026-08-14days on market $249,900 Active 66 DOM
-
2026-08-13days on market $249,900 Active 65 DOM
-
2026-08-12days on market $249,900 Active 64 DOM
-
2026-08-11days on market $249,900 Active 63 DOM
-
2026-08-10days on market $249,900 Active 62 DOM
-
2026-08-09days on market $249,900 Active 61 DOM
-
2026-08-08days on market $249,900 Active 60 DOM
-
2026-08-07days on market $249,900 Active 59 DOM
-
2026-08-06days on market $249,900 Active 58 DOM
-
2026-08-05days on market $249,900 Active 57 DOM
-
2026-08-04days on market $249,900 Active 56 DOM
-
2026-08-03days on market $249,900 Active 55 DOM
-
2026-07-31days on market $249,900 Active 52 DOM
-
2026-07-30days on market $249,900 Active 51 DOM
-
2026-07-29days on market $249,900 Active 50 DOM
-
2026-07-27days on market $249,900 Active 48 DOM
-
2026-07-25days on market $249,900 Active 46 DOM
-
2026-07-23days on market $249,900 Active 44 DOM
-
2026-07-22days on market $249,900 Active 43 DOM
-
2026-07-21days on market $249,900 Active 42 DOM
-
2026-07-18days on market $249,900 Active 39 DOM
-
2026-07-16days on market $249,900 Active 37 DOM
-
2026-07-16days on market $249,900 Active 36 DOM
-
2026-07-14days on market $249,900 Active 35 DOM
-
2026-07-13days on market $249,900 Active 34 DOM
-
2026-07-12days on market $249,900 Active 33 DOM
-
2026-07-11days on market $249,900 Active 32 DOM
-
2026-07-10days on market $249,900 Active 31 DOM
-
2026-07-09days on market $249,900 Active 30 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $28,436
- − Mortgage interest
- −$14,278
- − Property taxes
- −$3,824
- − Insurance
- −$1,274
- − Repairs & maintenance
- −$2,275
- − Management
- −$2,275
- − HOA
- −$936
- − Depreciation
- −$7,415
- Taxable loss
- −$3,841
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$922
- After-tax cash flow
- $1,312/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
95/100
None rehab
This move-in-ready home in Liberty, Panama City, Florida, offers a spacious single-story layout with modern finishes and excellent curb appeal. It is in excellent condition with minimal maintenance required.
Value-add opportunities
- Both Painting the exterior — Enhances curb appeal and resale value ↑
- Both Landscaping improvements — Enhances curb appeal and rental value ↑
- Resale New flooring in bedrooms — Improves aesthetics and resale value ↑
- Resale New kitchen appliances — Enhances functionality and resale value ↑
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
- Severe rent burden
- 10% of renters
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 |
|
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Price history
1 event — show timeline
- 2026-06-09 Listed $249,900 CPARMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…