1623 Acre Cir · Upper Grand Lagoon, FL 32407

$161,500

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 156 Days on market

Built 1988 3,920 sqft lot $152/sqft · at area comps Est $156k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +6.1/15.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement - Now $164,999! Enjoy easy, relaxed living in the 55+ community of Greenwood Acres in Panama City Beach. This 3BR/2BA home offers a bright, comfortable layout and a welcoming sunroom entry (not included in heated/cooled square footage), perfect for morning coffee or quiet afternoons. Step outside to your deck or unwind under the attached carport, with added storage for convenience. Major updates include metal roof (2017), windows (2017), and central AC/heat pump (2022). HOA covers water, sewer, garbage, lawn care, Wi-Fi/TV, plus pool, clubhouse, and boat/RV storage. Just minutes to shopping, dining, golf, and the beach lifestyle.

Key facts

• En-suite shower
• Upgrades
• Attached carport

Tags

• PRIMARY SUITE
• EN-SUITE SHOWER
• SUNROOM
• ATTACHED CARPORT
• STORAGE SHED
• UPGRADES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $162k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $142k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: amenities F, commute F, health & safety 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: Breakfast Point Academy (math 62% / reading 57%, grade B-, #690 of 2,144 statewide, top 34%, 1,058 students, 47% FRL); J.R. Arnold High School (math 41% / reading 54%, grade D, #204 of 667 statewide, top 31%, 1,617 students, 36% FRL).
• Market conditions: Rents soft (-0.2%/yr); 705 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 31% of the median local income ($81k/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 $1k of loan paydown is wiped out by about $5k 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 + 0.0% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y ago; this cycle's ask has dropped $13k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $101k; list at $162k implies a 60% gain — meaningful room to come down on a strong offer.

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 $142,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.67%
• DSCR: 1.83
• GRM: 6.4

CMA / ARV

• ARV (median comp): $156,500
• List price: $161,500
• Delta: 3.19%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1624 Acre Cir	0.02mi	2/2.0 (-1)	1,036 (-3%)	2mo	$140,000	$135	88
1636 Acre Cir	0.06mi	2/2.0 (-1)	1,056 (-1%)	4mo	$185,000	$175	88
1640 Acre Circle Cir	0.07mi	2/2.0 (-1)	1,056 (-1%)	10mo	$190,000	$180	82
1632 Acre Cir	0.04mi	2/2.0 (-1)	1,056 (-1%)	19mo	$199,000	$188	76
1658 Acre Cir	0.09mi	2/2.0 (-1)	1,092 (+3%)	24mo	$163,000	$149	67
8607 Estrella St	0.68mi	3/2.0	1,104 (+4%)	1mo	$92,000	$83	61
8610 Lorento St	0.70mi	3/2.0	1,164 (+9%)	3mo	$158,000	$136	49
9229 Widener St	0.54mi	2/2.0 (-1)	936 (-12%)	23mo	$135,000	$144	30
8418 Lorento St	0.74mi	3/2.0	1,216 (+14%)	18mo	$148,000	$122	27

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: 7.2%
• Equity multiple: 1.27×
• Total profit: $12,373
• Equity at exit: $24,080

10-year hold

• IRR: 14.0%
• Equity multiple: 1.98×
• Total profit: $44,264
• Equity at exit: $13,964

Cash invested: $45,220 (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: 705
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,115 high
• Mortgage (P&I): −$847
• Tax from tax record: −$54 /mo · $642/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $703

Break-even live

Break-even rent $1,225

Max offer price $161,500

Occupancy floor 62%

Sensitivity live

Price	-10% $795	-5% $749	+0% $703	+5% $658	+10% $612
Rent	-10% $536	-5% $620	+0% $703	+5% $787	+10% $871
Rate	-1.0pp $785	-0.5pp $744	base $703	+0.5pp $662	+1.0pp $619

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: $40,375
• Closing costs: $4,845
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1609 Vecuna Cir Panama City Beach, FL	3.0	2.0	1268	$2,100	$1.66	14d	1	0.11mi
8551 Panama City Beach Pkwy Panama City Beach, FL	1.0–3.0	1.0–2.0	964	$2,184	$2.26	14d	12	0.14mi
8700 Front Beach Rd Panama City Beach, FL	2.0–3.0	2.5	1543	$2,400	$1.56	14d	2	0.15mi
8604 Whelch Dr Panama City, FL	1.0–3.0	1.0–3.0	1087	$2,950	$2.71	14d	18	0.35mi
1846 Annabellas Dr Panama City Beach, FL	2.0	2.5	1404	$1,850	$1.32	22d	1	0.35mi
2216 Anne Ave Panama City, FL	2.0	2.0	951	$1,300	$1.37	14d	1	0.56mi
2301 Anne Ave Unit 8901 Laird Panama City, FL	2.0	2.0	900	$1,625	$1.81	14d	1	0.61mi
2526 Laurie Ave Panama City, FL	2.0	2.0	950	$1,750	$1.84	14d	1	0.66mi
2110 Sterling Cove Blvd Panama City, FL	2.0	2.0	1156	$1,800	$1.56	22d	1	0.68mi
2195 Wilkinson St Panama City, FL	1.0–3.0	1.0–2.0	1017	$2,355	$2.31	14d	41	0.71mi
2148 Sterling Cove Blvd Unit 1 Panama City Beach, FL	2.0	1.5	1152	$1,695	$1.47	22d	1	0.78mi
2521 Allison Ave Panama City, FL	2.0	2.0	980	$1,450	$1.48	22d	1	0.86mi
7682 Shadow Lake Dr Panama City Beach, FL	3.0	2.5	1496	$1,875	$1.25	22d	1	0.87mi
7110 London St Panama City Beach, FL	2.0–3.0	2.5	1419	$2,157	$1.52	14d	6	1.06mi
204 Potters Bluff Dr Panama City Beach, FL	1.0–3.0	1.0–2.0	1035	$1,947	$1.88	14d	12	1.18mi
10400 Panama City Beach Pkwy Panama City Beach, FL	1.0–3.0	1.0–2.0	1151	$2,372	$2.06	14d	20	1.42mi
9902 S Thomas Dr Unit 1354966P Panama City Beach, FL	2.0	2.0	1259	$1,970	$1.56	14d	1	1.45mi
9815 S Thomas Dr Unit 1523339P Panama City, FL	3.0	2.0	1259	$4,018	$3.19	22d	1	1.46mi
8715 Surf Dr Unit 1523323P Panama City Beach, FL	2.0	2.0	1194	$5,377	$4.50	14d	1	1.47mi

Listing history 38 events

1. 2026-06-21
   days on market $161,500 Active 156 DOM
2. 2026-06-19
   days on market $161,500 Active 154 DOM
3. 2026-06-18
   days on market $161,500 Active 153 DOM
4. 2026-06-17
   days on market $161,500 Active 152 DOM
5. 2026-06-16
   days on market $161,500 Active 151 DOM
6. 2026-06-15
   days on market $161,500 Active 150 DOM
7. 2026-06-14
   days on market $161,500 Active 148 DOM
8. 2026-06-13
   days on market $161,500 Active 147 DOM
9. 2026-06-10
   days on market $161,500 Active 145 DOM
10. 2026-06-09
    days on market $161,500 Active 144 DOM
11. 2026-06-08
    days on market $161,500 Active 143 DOM
12. 2026-06-07
    days on market $161,500 Active 142 DOM
13. 2026-06-05
    days on market $161,500 Active 139 DOM
14. 2026-06-03
    days on market $161,500 Active 138 DOM
15. 2026-06-02
    days on market $161,500 Active 137 DOM
16. 2026-06-01
    days on market $161,500 Active 136 DOM
17. 2026-05-31
    days on market $161,500 Active 135 DOM
18. 2026-05-30
    days on market $161,500 Active 134 DOM
19. 2026-04-07
    price $164,999 656-char remark

    Show marketing remark (1833 chars)

    Price Improvement - Now $164,999 | Minutes to the Beach | 55+ Community Living. Enjoy easy Florida living just minutes from the beach (approx. 1.5 miles) in this spacious 3-bedroom, 2-bath home located in the desirable 55+ community of Greenwood Acres in Panama City Beach. Absolutely NO LOT RENT because you own the land! Offering one of the best values in the area, this property combines location, comfort, and low-maintenance convenience. Step inside to a bright and inviting living area filled with natural light and a functional layout ideal for everyday living. The primary suite features a private en-suite shower with a grab bar for added safety and convenience. Two additional bedrooms provide flexible space for guests, hobbies, or a home office. A welcoming front sunroom (not included in heated/cooled square footage) creates the perfect spot for morning coffee or a cozy sitting area. Outside, enjoy the attached carport, deck area, and storage shed offering added convenience and extra storage space. Major updates include a metal roof (2017), windows (2017), and central AC with heat pump (2022), providing peace of mind for the next owner while still allowing opportunities to personalize the interior. Greenwood Acres is a well-kept resort-style community offering planned activities, a community pool, clubhouse, and gated RV/boat storage area. The HOA fee of only $287/month includes water, sewer, garbage service, lawn care, and Xfinity Wi-Fi and TV -- making this an excellent value for seasonal residents or full-time living. Conveniently located near shopping, dining, golf, and local attractions, this home offers a relaxed coastal lifestyle at an affordable price. Short-term rentals are not permitted, helping maintain the peaceful atmosphere of the community. Priced to sell - schedule your showing today.

20. 2026-04-07
    price $164,999 1833-char remark

    Show marketing remark (1833 chars)

    Price Improvement - Now $164,999 | Minutes to the Beach | 55+ Community Living. Enjoy easy Florida living just minutes from the beach (approx. 1.5 miles) in this spacious 3-bedroom, 2-bath home located in the desirable 55+ community of Greenwood Acres in Panama City Beach. Absolutely NO LOT RENT because you own the land! Offering one of the best values in the area, this property combines location, comfort, and low-maintenance convenience. Step inside to a bright and inviting living area filled with natural light and a functional layout ideal for everyday living. The primary suite features a private en-suite shower with a grab bar for added safety and convenience. Two additional bedrooms provide flexible space for guests, hobbies, or a home office. A welcoming front sunroom (not included in heated/cooled square footage) creates the perfect spot for morning coffee or a cozy sitting area. Outside, enjoy the attached carport, deck area, and storage shed offering added convenience and extra storage space. Major updates include a metal roof (2017), windows (2017), and central AC with heat pump (2022), providing peace of mind for the next owner while still allowing opportunities to personalize the interior. Greenwood Acres is a well-kept resort-style community offering planned activities, a community pool, clubhouse, and gated RV/boat storage area. The HOA fee of only $287/month includes water, sewer, garbage service, lawn care, and Xfinity Wi-Fi and TV -- making this an excellent value for seasonal residents or full-time living. Conveniently located near shopping, dining, golf, and local attractions, this home offers a relaxed coastal lifestyle at an affordable price. Short-term rentals are not permitted, helping maintain the peaceful atmosphere of the community. Priced to sell - schedule your showing today.

21. 2026-03-26
    price $169,000 656-char remark

    Show marketing remark (1833 chars)

    Price Improvement - Now $164,999 | Minutes to the Beach | 55+ Community Living. Enjoy easy Florida living just minutes from the beach (approx. 1.5 miles) in this spacious 3-bedroom, 2-bath home located in the desirable 55+ community of Greenwood Acres in Panama City Beach. Absolutely NO LOT RENT because you own the land! Offering one of the best values in the area, this property combines location, comfort, and low-maintenance convenience. Step inside to a bright and inviting living area filled with natural light and a functional layout ideal for everyday living. The primary suite features a private en-suite shower with a grab bar for added safety and convenience. Two additional bedrooms provide flexible space for guests, hobbies, or a home office. A welcoming front sunroom (not included in heated/cooled square footage) creates the perfect spot for morning coffee or a cozy sitting area. Outside, enjoy the attached carport, deck area, and storage shed offering added convenience and extra storage space. Major updates include a metal roof (2017), windows (2017), and central AC with heat pump (2022), providing peace of mind for the next owner while still allowing opportunities to personalize the interior. Greenwood Acres is a well-kept resort-style community offering planned activities, a community pool, clubhouse, and gated RV/boat storage area. The HOA fee of only $287/month includes water, sewer, garbage service, lawn care, and Xfinity Wi-Fi and TV -- making this an excellent value for seasonal residents or full-time living. Conveniently located near shopping, dining, golf, and local attractions, this home offers a relaxed coastal lifestyle at an affordable price. Short-term rentals are not permitted, helping maintain the peaceful atmosphere of the community. Priced to sell - schedule your showing today.

22. 2026-03-26
    price $169,000 1833-char remark

    Show marketing remark (1833 chars)

    Price Improvement - Now $164,999 | Minutes to the Beach | 55+ Community Living. Enjoy easy Florida living just minutes from the beach (approx. 1.5 miles) in this spacious 3-bedroom, 2-bath home located in the desirable 55+ community of Greenwood Acres in Panama City Beach. Absolutely NO LOT RENT because you own the land! Offering one of the best values in the area, this property combines location, comfort, and low-maintenance convenience. Step inside to a bright and inviting living area filled with natural light and a functional layout ideal for everyday living. The primary suite features a private en-suite shower with a grab bar for added safety and convenience. Two additional bedrooms provide flexible space for guests, hobbies, or a home office. A welcoming front sunroom (not included in heated/cooled square footage) creates the perfect spot for morning coffee or a cozy sitting area. Outside, enjoy the attached carport, deck area, and storage shed offering added convenience and extra storage space. Major updates include a metal roof (2017), windows (2017), and central AC with heat pump (2022), providing peace of mind for the next owner while still allowing opportunities to personalize the interior. Greenwood Acres is a well-kept resort-style community offering planned activities, a community pool, clubhouse, and gated RV/boat storage area. The HOA fee of only $287/month includes water, sewer, garbage service, lawn care, and Xfinity Wi-Fi and TV -- making this an excellent value for seasonal residents or full-time living. Conveniently located near shopping, dining, golf, and local attractions, this home offers a relaxed coastal lifestyle at an affordable price. Short-term rentals are not permitted, helping maintain the peaceful atmosphere of the community. Priced to sell - schedule your showing today.

23. 2026-03-09
    price $172,900 656-char remark

    Show marketing remark (1833 chars)

    Price Improvement - Now $164,999 | Minutes to the Beach | 55+ Community Living. Enjoy easy Florida living just minutes from the beach (approx. 1.5 miles) in this spacious 3-bedroom, 2-bath home located in the desirable 55+ community of Greenwood Acres in Panama City Beach. Absolutely NO LOT RENT because you own the land! Offering one of the best values in the area, this property combines location, comfort, and low-maintenance convenience. Step inside to a bright and inviting living area filled with natural light and a functional layout ideal for everyday living. The primary suite features a private en-suite shower with a grab bar for added safety and convenience. Two additional bedrooms provide flexible space for guests, hobbies, or a home office. A welcoming front sunroom (not included in heated/cooled square footage) creates the perfect spot for morning coffee or a cozy sitting area. Outside, enjoy the attached carport, deck area, and storage shed offering added convenience and extra storage space. Major updates include a metal roof (2017), windows (2017), and central AC with heat pump (2022), providing peace of mind for the next owner while still allowing opportunities to personalize the interior. Greenwood Acres is a well-kept resort-style community offering planned activities, a community pool, clubhouse, and gated RV/boat storage area. The HOA fee of only $287/month includes water, sewer, garbage service, lawn care, and Xfinity Wi-Fi and TV -- making this an excellent value for seasonal residents or full-time living. Conveniently located near shopping, dining, golf, and local attractions, this home offers a relaxed coastal lifestyle at an affordable price. Short-term rentals are not permitted, helping maintain the peaceful atmosphere of the community. Priced to sell - schedule your showing today.

24. 2026-03-09
    price $172,900 1833-char remark

    Show marketing remark (1833 chars)

    Price Improvement - Now $164,999 | Minutes to the Beach | 55+ Community Living. Enjoy easy Florida living just minutes from the beach (approx. 1.5 miles) in this spacious 3-bedroom, 2-bath home located in the desirable 55+ community of Greenwood Acres in Panama City Beach. Absolutely NO LOT RENT because you own the land! Offering one of the best values in the area, this property combines location, comfort, and low-maintenance convenience. Step inside to a bright and inviting living area filled with natural light and a functional layout ideal for everyday living. The primary suite features a private en-suite shower with a grab bar for added safety and convenience. Two additional bedrooms provide flexible space for guests, hobbies, or a home office. A welcoming front sunroom (not included in heated/cooled square footage) creates the perfect spot for morning coffee or a cozy sitting area. Outside, enjoy the attached carport, deck area, and storage shed offering added convenience and extra storage space. Major updates include a metal roof (2017), windows (2017), and central AC with heat pump (2022), providing peace of mind for the next owner while still allowing opportunities to personalize the interior. Greenwood Acres is a well-kept resort-style community offering planned activities, a community pool, clubhouse, and gated RV/boat storage area. The HOA fee of only $287/month includes water, sewer, garbage service, lawn care, and Xfinity Wi-Fi and TV -- making this an excellent value for seasonal residents or full-time living. Conveniently located near shopping, dining, golf, and local attractions, this home offers a relaxed coastal lifestyle at an affordable price. Short-term rentals are not permitted, helping maintain the peaceful atmosphere of the community. Priced to sell - schedule your showing today.

25. 2026-01-16
    listed $174,999 Active 656-char remark

    Show marketing remark (1833 chars)

    Price Improvement - Now $164,999 | Minutes to the Beach | 55+ Community Living. Enjoy easy Florida living just minutes from the beach (approx. 1.5 miles) in this spacious 3-bedroom, 2-bath home located in the desirable 55+ community of Greenwood Acres in Panama City Beach. Absolutely NO LOT RENT because you own the land! Offering one of the best values in the area, this property combines location, comfort, and low-maintenance convenience. Step inside to a bright and inviting living area filled with natural light and a functional layout ideal for everyday living. The primary suite features a private en-suite shower with a grab bar for added safety and convenience. Two additional bedrooms provide flexible space for guests, hobbies, or a home office. A welcoming front sunroom (not included in heated/cooled square footage) creates the perfect spot for morning coffee or a cozy sitting area. Outside, enjoy the attached carport, deck area, and storage shed offering added convenience and extra storage space. Major updates include a metal roof (2017), windows (2017), and central AC with heat pump (2022), providing peace of mind for the next owner while still allowing opportunities to personalize the interior. Greenwood Acres is a well-kept resort-style community offering planned activities, a community pool, clubhouse, and gated RV/boat storage area. The HOA fee of only $287/month includes water, sewer, garbage service, lawn care, and Xfinity Wi-Fi and TV -- making this an excellent value for seasonal residents or full-time living. Conveniently located near shopping, dining, golf, and local attractions, this home offers a relaxed coastal lifestyle at an affordable price. Short-term rentals are not permitted, helping maintain the peaceful atmosphere of the community. Priced to sell - schedule your showing today.

26. 2026-01-16
    listed $174,999 Active 1833-char remark

    Show marketing remark (1833 chars)

    Price Improvement - Now $164,999 | Minutes to the Beach | 55+ Community Living. Enjoy easy Florida living just minutes from the beach (approx. 1.5 miles) in this spacious 3-bedroom, 2-bath home located in the desirable 55+ community of Greenwood Acres in Panama City Beach. Absolutely NO LOT RENT because you own the land! Offering one of the best values in the area, this property combines location, comfort, and low-maintenance convenience. Step inside to a bright and inviting living area filled with natural light and a functional layout ideal for everyday living. The primary suite features a private en-suite shower with a grab bar for added safety and convenience. Two additional bedrooms provide flexible space for guests, hobbies, or a home office. A welcoming front sunroom (not included in heated/cooled square footage) creates the perfect spot for morning coffee or a cozy sitting area. Outside, enjoy the attached carport, deck area, and storage shed offering added convenience and extra storage space. Major updates include a metal roof (2017), windows (2017), and central AC with heat pump (2022), providing peace of mind for the next owner while still allowing opportunities to personalize the interior. Greenwood Acres is a well-kept resort-style community offering planned activities, a community pool, clubhouse, and gated RV/boat storage area. The HOA fee of only $287/month includes water, sewer, garbage service, lawn care, and Xfinity Wi-Fi and TV -- making this an excellent value for seasonal residents or full-time living. Conveniently located near shopping, dining, golf, and local attractions, this home offers a relaxed coastal lifestyle at an affordable price. Short-term rentals are not permitted, helping maintain the peaceful atmosphere of the community. Priced to sell - schedule your showing today.

27. 2021-12-09
    historical
28. 2018-04-26
    soldstatus $101,000
29. 2013-10-16
    soldstatus $56,000
30. 2013-10-15
    soldstatus $56,000
31. 2012-10-08
    listed $56,000
32. 2004-06-21
    soldstatus $95,000
33. 2004-05-15
    listed $89,900
34. 2000-09-01
    soldstatus $47,000
35. 2000-01-10
    listed $49,900
36. 1999-01-28
    soldstatus $46,000
37. 1999-01-01
    soldstatus $46,000
38. 1998-04-11
    listed $49,000

ⓘ 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: $642 · $54/mo
• Projected year-2 tax: $1,340 · $112/mo
• Expected delta: +$698/yr (+$58/mo · 108.7%)

ⓘ 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 ≥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: $25,385
• − Mortgage interest: −$9,047
• − Property taxes: −$642
• − Insurance: −$808
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − Depreciation: −$4,698
• Taxable income: $6,129
• Est. tax owed @ 24.0%: −$1,471
• After-tax cash flow: $6,970/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

+236.7% since first listed

20 events — show timeline

• 2026-04-07 Price Changed $164,999 ECAR
• 2026-04-07 Price Changed $164,999 CPARMLS
• 2026-03-26 Price Changed $169,000 ECAR
• 2026-03-26 Price Changed $169,000 CPARMLS
• 2026-03-09 Price Changed $172,900 ECAR
• 2026-03-09 Price Changed $172,900 CPARMLS
• 2026-01-16 Listed $174,999 CPARMLS
• 2026-01-16 Listed $174,999 ECAR
• 2021-12-09 Listing Removed — CPARMLS
• 2018-04-26 Sold (Public Records) $101,000 Public Records
• 2013-10-16 Sold (Public Records) $56,000 Public Records
• 2013-10-15 Sold (MLS) $56,000 CPARMLS
• 2012-10-08 Listed $56,000 CPARMLS
• 2004-06-21 Sold (MLS) $95,000 CPARMLS
• 2004-05-15 Listed $89,900 CPARMLS
• 2000-09-01 Sold (Public Records) $47,000 Public Records
• 2000-01-10 Listed $49,900 CPARMLS
• 1999-01-28 Sold (MLS) $46,000 CPARMLS
• 1999-01-01 Sold (Public Records) $46,000 Public Records
• 1998-04-11 Listed $49,000 CPARMLS

Property tax history

+0.2%/yr

Latest (2025): $642 · +4.3% YoY. Source: county tax records.