Is 7361 John Levitow Ln in Panama City, FL a good investment?

CashFlowRE grades it D with a 5.4% cap rate and $-184/mo modeled cash flow at a $244,900 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 7361 John Levitow Ln?

The modeled cap rate is 5.4% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,008/month, from CashFlowRE's rent model.

D Composite 42.82

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 +12.9/15.0
Cash flow +9.2/30.0
Condition / age +4.8/5.0
Schools +3.8/10.0
Livability +3.6/5.0
1% rule +3.2/10.0
Rent growth +2.8/5.0
DSCR +2.6/10.0
Appreciation +0.0/10.0

$244,900

7361 John Levitow Ln · Panama City, FL 32404

3 bd · 2.0 ba · 1,281 sqft · SingleFamily · 89 Days on market

Built 2026 Excellent condition 5,358 sqft lot $191/sqft · 12% below area Est $279k · 12% under $78/mo HOA · 4% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Welcome to the Poppy, a new plan located at Liberty in Panama City, Florida. The Poppy is a spacious 3-bedroom, 2-bathroom home spanning 1,281 square feet and features a single car garage. As you walk inside, you will be welcomed by the raised 9' ceilings and Engineered Vinyl Plank flooring which spans the main areas and bathrooms with soft carpet in the bedrooms. Upon entering, the front entrance is met with a long hallway next to the bedrooms and full bathroom next to the garage. Walking down the hallway, you'll find the natural light pouring into the open kitchen and living area, offering ample space for all your needs.

Key facts

Durable vinyl siding
Amenity centers
Granite countertops

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $245k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
To cash-flow at today's rent, offer at most $218k (10.9% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (18.0% below list).
Recommended offer: $201k (18.0% below list) — sets the bar for 1% rule.
Cap rate 5.4% vs local median 4.3% 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); 1200 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 32% 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 89 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; 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 $200,842 (18.0% below list)

Questions for the listing agent

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?
It's been on market 89 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.82% ✗
Cap rate: 5.39%
Cash-on-cash: -3.22%
DSCR: 0.86
GRM: 10.2

CMA / ARV

ARV (median comp): $278,642
List price: $244,900
Delta: -12.11%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7079 George Day Ln	0.45mi	3/2.0	1,272 (-1%)	3mo	$249,900	$196	75
7071 George Day Ln	0.47mi	3/2.0	1,272 (-1%)	2mo	$259,900	$204	75
7061 William Pitsenbarger Rd	0.49mi	3/2.0	1,272 (-1%)	1mo	$249,900	$196	75
7055 Merlyn Dethlefsen Rd	0.51mi	3/2.0	1,272 (-1%)	2mo	$239,900	$189	74
7047 George Day Ln	0.53mi	3/2.0	1,272 (-1%)	2mo	$259,900	$204	72
7121 William Pitsenbarger Rd	0.36mi	4/2.0 (+1)	1,458 (+14%)	1mo	$274,000	$188	54
7103 Merlyn Dethlefsen Rd	0.39mi	4/2.0 (+1)	1,458 (+14%)	0mo	$239,900	$165	53
6558 Canley Ct	0.73mi	3/2.0	1,383 (+8%)	3mo	$267,500	$193	50
7062 Merlyn Dethlefsen Rd	0.49mi	4/2.0 (+1)	1,458 (+14%)	1mo	$340,900	$234	48
7067 George Day Ln	0.48mi	4/2.0 (+1)	1,458 (+14%)	3mo	$269,900	$185	47
7055 George Day Ln	0.51mi	4/2.0 (+1)	1,458 (+14%)	2mo	$272,900	$187	46
7054 Merlyn Dethlefsen Rd	0.51mi	4/2.0 (+1)	1,458 (+14%)	3mo	$264,738	$182	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: -23.9%
Equity multiple: 0.20×
Total profit: $-55,042
Equity at exit: $36,515

10-year hold

IRR: -25.4%
Equity multiple: -0.13×
Total profit: $-77,421
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 →

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

Active competition Active MLS

For sale now: 44 active · 41 under contract
Months of supply: 5.2 mo (19%/mo absorbed)
Median asking: $286,450 ($199/sqft)
Median days on market: 79 d
This list price: lowest-priced of the active set
ARV vs active asking: +9.2% 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: 1200
Price-to-rent: 10.2×

Monthly cashflow live

Estimated rent: $2,008 medium interval (Pro) →
Mortgage (P&I): −$1,284
Tax est. 1.5%: −$306 /mo · $3,674/yr
Insurance: −$102
HOA: −$78
Lot rent: −$0
Vacancy / Maint / Mgmt: −$422
Net cashflow: $-184

Break-even live

Break-even rent $2,241

Max offer price $218,304

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-99	+0% $-184	+5% $-268	+10% $-353
Rent	-10% $-342	-5% $-263	+0% $-184	+5% $-104	+10% $-25
Rate	-1.0pp $-60	-0.5pp $-122	base $-184	+0.5pp $-247	+1.0pp $-312

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
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 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	62d	1	1.23mi

Property features AI

Finance

Other: Community amenities include barbecue, basketball court, clubhouse, conference/meeting room, fitness center, game room, playground, park, and community pool
HOA & community: Homeowners associationAssociation amenities include business center, gazebo, barbecue, picnic area

Exterior

Parking: Attached garage with garage door opener (1 car)Additional paved parkingCommunity structure parking
Security: Smoke detector(s)Carbon monoxide detector(s)
Utilities: Cable connectedElectricity availableHigh-speed internet availableUnderground utilitiesPublic sewer
Home design: New constructionVinyl sidingShingle roofSlab foundationRoad frontage on city street and highway; public maintained road
Construction: Vinyl siding constructionShingle roofSlab foundation
Exterior features: Covered porchPatioPatio/porch combinationPaved lot

Interior

Kitchen: Electric rangePlumbed for ice maker
Bedrooms: Two first-floor bedrooms (each about 10 x 11.1)
Bathrooms: Two full bathrooms
Heating & cooling: Central heating (electric, forced air)Central air conditioning
Interior features: Double-pane windowsSmart home features and smart technologySmoke and carbon monoxide detectors
Laundry & utility: Electric water heater

Listing history 50 events

2026-08-08

days on market $244,900 Active 89 DOM
2026-08-07

days on market $244,900 Active 88 DOM
2026-08-06

days on market $244,900 Active 87 DOM
2026-08-05

days on market $244,900 Active 86 DOM
2026-08-04

days on market $244,900 Active 85 DOM
2026-08-03

days on market $244,900 Active 84 DOM
2026-07-31

days on market $244,900 Active 81 DOM
2026-07-30

days on market $244,900 Active 80 DOM
2026-07-29

days on market $244,900 Active 79 DOM
2026-07-27

days on market $244,900 Active 77 DOM
2026-07-25

days on market $244,900 Active 75 DOM
2026-07-23

days on market $244,900 Active 73 DOM
2026-07-22

days on market $244,900 Active 72 DOM
2026-07-21

days on market $244,900 Active 71 DOM
2026-07-18

days on market $244,900 Active 68 DOM
2026-07-16

days on market $244,900 Active 66 DOM
2026-07-16

days on market $244,900 Active 65 DOM
2026-07-14

days on market $244,900 Active 64 DOM
2026-07-13

days on market $244,900 Active 63 DOM
2026-07-12

days on market $244,900 Active 62 DOM
2026-07-11

days on market $244,900 Active 61 DOM
2026-07-10

days on market $244,900 Active 60 DOM
2026-07-09

days on market $244,900 Active 59 DOM
2026-07-08

days on market $244,900 Active 58 DOM
2026-07-07

days on market $244,900 Active 57 DOM
2026-07-06

days on market $244,900 Active 56 DOM
2026-07-05

days on market $244,900 Active 55 DOM
2026-07-04

days on market $244,900 Active 54 DOM
2026-07-03

days on market $244,900 Active 53 DOM
2026-07-02

days on market $244,900 Active 52 DOM
2026-07-01

days on market $244,900 Active 51 DOM
2026-06-30

days on market $244,900 Active 50 DOM
2026-06-29

days on market $244,900 Active 49 DOM
2026-06-28

days on market $244,900 Active 48 DOM
2026-06-28

days on market $244,900 Active 47 DOM
2026-06-27

days on market $244,900 Active 46 DOM
2026-06-25

days on market $244,900 Active 44 DOM
2026-06-23

days on market $244,900 Active 42 DOM
2026-06-21

days on market $244,900 Active 41 DOM
2026-06-19

days on market $244,900 Active 39 DOM
2026-06-18

days on market $244,900 Active 38 DOM
2026-06-17

days on market $244,900 Active 37 DOM
2026-06-16

days on market $244,900 Active 36 DOM
2026-06-15

days on market $244,900 Active 35 DOM
2026-06-14

days on market $244,900 Active 33 DOM
2026-06-13

days on market $244,900 Active 32 DOM
2026-06-10

days on market $244,900 Active 30 DOM
2026-06-09

days on market $244,900 Active 29 DOM
2026-06-08

days on market $244,900 Active 28 DOM
2026-06-07

days on market $244,900 Active 27 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $24,101
− Mortgage interest: −$13,718
− Property taxes: −$3,674
− Insurance: −$1,224
− Repairs & maintenance: −$1,928
− Management: −$1,928
− HOA: −$936
− Depreciation: −$7,124
Taxable loss: −$6,432

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,544
After-tax cash flow: $-662/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 · 15 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and has high potential for both resale and rental value.

Value-add opportunities

Both Painting exterior — Enhances curb appeal and value ↑
Both Landscaping improvements — Enhances curb appeal and value ↑
Both Replace light fixtures — Modernizes and improves curb appeal ↑

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

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
#159 Carrier Global Palm Beach Gardens $22.2B #376 Roper Technologies Sarasota $6.8B
Insurance	2	$17B
#348 Fidelity National Financial Jacksonville $12.1B #494 Brown & Brown Daytona Beach $4.6B
Retail	1	$60B
#71 Publix Super Markets Lakeland $60.2B
Technology Distribution	1	$58B
#73 TD Synnex Clearwater $58.5B
Homebuilding	1	$35B
#185 Lennar Miami $35.4B
Technology Manufacturing	1	$35B
#122 Jabil St. Petersburg $34.7B

Price history

1 event — show timeline

2026-05-11 Listed $244,900 CPARMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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