405 Ave A · Port St. Joe, FL 32456

$159,900

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 75 Days on market

Built 1991 6,970 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.1/30.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your slice of paradise in the heart of Port St. Joe! Located just minutes from the sugar-white sands of the Gulf, this well-positioned property at 405 Avenue A offers the perfect blend of coastal living, convenience, and immediate income potential. This home features a welcoming layout filled with natural light, creating a bright and airy coastal feel throughout. Whether you're looking for a full-time residence, vacation getaway, or a smart investment property, this opportunity stands out. Currently tenant-occupied with renters paying $1,000/month, providing instant cash flow for investors or the option to continue leasing while planning future use. Enjoy being just a golf cart r

Key facts

• Golf cart ride
• Tenant occupied
• Cash flow

Tags

• IMMEDIATE INCOME POTENTIAL
• TENANT OCCUPIED
• CASH FLOW
• GOLF CART RIDE
• MARINA ACCESS
• NEARBY BEACHES

Property features AI

Finance

• Other: Property type: Residential

Exterior

• Parking: Driveway with space for 4 vehicles
• Utilities: Public water; Public sewer; Water connected; Sewer connected; Cable available
• Home design: Single-family detached residence; New construction; One story
• Construction: Brick construction; Metal roof; Slab foundation; Built as new construction
• Exterior features: Corner lot; City street frontage; Direction to property: from Hwy 98 turn left on Avenue A; home is located on the left toward end of road; Located in the St Joe Heights subdivision

Interior

• Bathrooms: 1 full bathroom
• Interior features: Smoke detector(s)

🏗️ New construction. The $159,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $330,825.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-760 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (1.6% below list).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 3.5% vs local median 1.4% in Port St. Joe — 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: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Gulf (rural): math 47% / reading 45% proficiency, ranked #49 of 73 in FL (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1028 active listings in the ZIP; 302 units permitted in Gulf County in 2024 (0 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 $10k of value loss. Plan a longer hold.
• Gulf County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($150k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,306 (6.0% 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 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.48% ✗
• Cap rate: 3.54%
• Cash-on-cash: -9.85%
• DSCR: 0.56
• GRM: 17.5

CMA / ARV

• ARV (on-the-fly): $330,825
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 6th St	0.48mi	2/1.0	816 (-1%)	13mo	$310,000	$380	65
528 7th St	0.51mi	2/1.0	860 (+4%)	11mo	$345,000	$401	60
611 10th St	0.71mi	2/1.0	832 (+1%)	14mo	$337,000	$405	54
230 7th St	0.58mi	2/2.0	834 (+1%)	23mo	$372,500	$447	48
213 Ave B	0.37mi	3/2.0 (+1)	904 (+10%)	20mo	$120,000	$133	42
611 Garrison Ave	0.48mi	3/1.0 (+1)	936 (+14%)	23mo	$295,000	$315	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -34.1%
• Equity multiple: -0.10×
• Total profit: $-102,162
• Equity at exit: $49,327

10-year hold

• IRR: -43.4%
• Equity multiple: -0.64×
• Total profit: $-151,900
• Equity at exit: $28,604

Cash invested: $92,631 (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 32456

• Home prices YoY: -21.3%
• Active inventory: 1028
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,573 medium
• Mortgage (P&I): −$1,735
• Tax from tax record: −$130 /mo · $1,557/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-760

Break-even live

Break-even rent $2,535

Max offer price $196,571

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: $82,706
• Closing costs: $9,925
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $159,900 Active 75 DOM
2. 2026-06-18
   days on market $159,900 Active 74 DOM
3. 2026-06-17
   days on market $159,900 Active 73 DOM
4. 2026-06-16
   days on market $159,900 Active 72 DOM
5. 2026-06-15
   days on market $159,900 Active 71 DOM
6. 2026-06-14
   days on market $159,900 Active 69 DOM
7. 2026-06-13
   days on market $159,900 Active 68 DOM
8. 2026-06-10
   days on market $159,900 Active 66 DOM
9. 2026-06-09
   days on market $159,900 Active 65 DOM
10. 2026-06-08
    days on market $159,900 Active 64 DOM
11. 2026-06-07
    days on market $159,900 Active 63 DOM
12. 2026-06-05
    days on market $159,900 Active 60 DOM
13. 2026-06-02
    days on market $159,900 Active 58 DOM
14. 2026-06-01
    days on market $159,900 Active 57 DOM
15. 2026-05-31
    days on market $159,900 Active 56 DOM
16. 2026-05-30
    days on market $159,900 Active 55 DOM
17. 2026-04-05
    listed $179,990 Active

ⓘ 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: $1,557 · $130/mo
• Projected year-2 tax: $1,557 · $130/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $18,874
• − Mortgage interest: −$18,531
• − Property taxes: −$1,557
• − Insurance: −$1,654
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$9,624
• Taxable loss: −$15,513
• Est. tax savings @ 24.0%: +$3,723
• After-tax cash flow: $-5,397/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: Gulf
• NCES district ID: 1200690
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $41,047
• Composite: 38.63/100
• National rank: #4154
• State rank: #49 of 73 in FL

Livability — Port St. Joe

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Port St. Joe, FL
• County: Gulf County · 7,510 people
• City population: 7,304
• Metro: Panama City, FL
• Population (ZIP): 7,510
• Household income: $64,681
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 194.0

Population outlook (Gulf County) Hauer SSP2

• Today (2025): 15,677 people
• By 2030: 15,538 · -0.9%
• By 2040: 15,386 · -1.9%
• By 2050: 15,043 · -4.0%
• By 2075: 13,793 · -12.0%
• By 2100: 10,793 · -31.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Lithuanian 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Gulf

• 2024 margin: Solid R (+54.2) · D 22.6% · R 76.8%
• 2008→2024 swing: -14.9pp toward R · 2008: -39.3pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+50.6 2016: R+49.5 2012: R+42.0 2008: R+39.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.36%
• Current HPI: 396.0936
• Rent YoY: —
• 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

• 2026-04-05 Listed $179,990 RAFGC

Property tax history

+5.2%/yr

Latest (2025): $1,557 · +24.8% YoY. Source: county tax records.