134 Cheri Ln · Parker, FL 32404

$107,000

2 bd · 2.0 ba · 972 sqft · Townhouse public records · 37 Days on market

Built 1984 $110/sqft · 11% below area Est $120k · 11% under ↓ 11% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +12.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious and inviting 2 bedroom, 1.5 bath end unit townhome offering extra privacy and natural light throughout. This well maintained home features a functional layout with comfortable living spaces, an open flow from living room to dining to kitchen on the 1st floor and generously sized bedrooms and full bath upstairs. Conveniently located near shopping, dining, schools, and major roadways, this townhome is perfect for first time buyers, downsizers, or investors. Move in ready and full of potential, don't miss this opportunity!

Key facts

• Built 1984
• Listed 36 days

Property features AI

Finance

• Financial info: Annual tax amount reported ($785 for 2025)

Exterior

• Utilities: Public sewer
• Home design: Mobile home dimension units measured in feet
• Exterior features: Lot dimensions listed as 0

Interior

• Bedrooms: Two bedrooms on the second floor (10 x 11; 14 x 16)
• Bathrooms: One full bathroom; One half bathroom
• Interior features: Two total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $107k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Recommended offer: $104k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#704 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $740 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $30k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,790 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.23%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (median comp): $120,216
• List price: $107,000
• Delta: -10.99%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Cheri Ln	0.05mi	2/1.5	972 (0%)	15mo	$110,000	$113	83

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: 6.5%
• Equity multiple: 1.25×
• Total profit: $7,457
• Equity at exit: $15,954

10-year hold

• IRR: 14.2%
• Equity multiple: 2.05×
• Total profit: $31,468
• Equity at exit: $9,251

Cash invested: $29,960 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$561
• Tax from tax record: −$65 /mo · $785/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $430

Break-even live

Break-even rent $850

Max offer price $107,000

Occupancy floor 64%

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
543 N 9th St Unit 543 Panama City, FL	2.0	1.0	850	$1,195	$1.41	13d	1	0.43mi
4828 Grimes St #3 Panama City, FL	2.0	1.0	850	$1,150	$1.35	20d	1	0.44mi
4837 S Lakewood Dr Panama City, FL	2.0	1.5	1116	$1,500	$1.34	20d	1	0.60mi
1128 S Gay Ave Lot N Panama City, FL	3.0	2.0	924	$40,000	$43.29	20d	1	0.70mi
322 S Burkett Dr Panama City, FL	1.0–2.0	1.0–2.0	600	$1,519	$2.53	13d	13	0.75mi
4480 East Highway 98 Unit 1 Panama City, FL	2.0	1.5	972	$1,250	$1.29	20d	1	0.84mi
4480 E Highway 98 Panama City, FL	2.0	1.0	972	$1,250	$1.29	20d	1	0.84mi
149 North Highway 22 A Unit 5 Panama City, FL	2.0	1.0	900	$1,140	$1.27	13d	1	1.09mi
108 N Anita Dr Callaway, FL	1.0	1.0	700	$1,200	$1.71	20d	1	1.10mi
5805 Cherry St Panama City, FL	2.0	1.0	1025	$1,200	$1.17	13d	1	1.10mi
208 North Highway 22 A Unit 33 Panama City, FL	3.0	2.0	1080	$1,350	$1.25	20d	1	1.23mi
5101 Willow St Panama City, FL	3.0	2.0	1099	$1,500	$1.36	13d	1	1.35mi
719 S Berthe Ave Unit 8 Panama City, FL	2.0	1.0	910	$1,000	$1.10	20d	1	1.37mi
4905 Alameda St Unit 1 Panama City, FL	3.0	2.0	942	$1,295	$1.37	20d	1	1.41mi
6600 Oakshore Dr Panama City, FL	1.0–3.0	1.0–2.0	1002	$1,938	$1.93	13d	57	1.48mi

Listing history 18 events

1. 2026-06-19
   days on market $107,000 Active 37 DOM
2. 2026-06-18
   days on market $107,000 Active 36 DOM
3. 2026-06-17
   days on market $107,000 Active 35 DOM
4. 2026-06-16
   days on market $107,000 Active 34 DOM
5. 2026-06-15
   pricedays on market $107,000 Active 33 DOM
6. 2026-06-14
   days on market $109,900 Active 31 DOM
7. 2026-06-13
   days on market $109,900 Active 30 DOM
8. 2026-06-10
   days on market $109,900 Active 28 DOM
9. 2026-06-09
   days on market $109,900 Active 27 DOM
10. 2026-06-08
    days on market $109,900 Active 26 DOM
11. 2026-06-07
    days on market $109,900 Active 25 DOM
12. 2026-06-05
    days on market $109,900 Active 22 DOM
13. 2026-06-03
    days on market $109,900 Active 21 DOM
14. 2026-06-02
    days on market $109,900 Active 20 DOM
15. 2026-06-01
    days on market $109,900 Active 19 DOM
16. 2026-05-31
    days on market $109,900 Active 18 DOM
17. 2026-05-30
    pricedays on market $109,900 Active 17 DOM
18. 2026-05-13
    listed $119,900 Active 534-char remark

ⓘ 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: $785 · $65/mo
• Projected year-2 tax: $888 · $74/mo
• Expected delta: +$103/yr (+$9/mo · 13.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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

Taxation est. · year 1

• Rental income: $16,730
• − Mortgage interest: −$5,994
• − Property taxes: −$785
• − Insurance: −$535
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$3,113
• Taxable income: $3,627
• Est. tax owed @ 24.0%: −$870
• After-tax cash flow: $4,293/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 — Parker

• Score: 63/100
• State rank: #704
• US rank: #14956

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment C Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parker, FL
• 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

-10.8% since first listed

4 events — show timeline

• 2026-06-15 Price Changed $107,000 CPARMLS
• 2026-05-30 Price Changed $109,900 CPARMLS
• 2026-05-26 Price Changed $114,900 CPARMLS
• 2026-05-13 Listed $119,900 CPARMLS

Property tax history

+4.7%/yr

Latest (2025): $785 · +9.5% YoY. Source: county tax records.