11710 Seashore Ln · Panama City Beach, FL 32407

$330,000

3 bd · 2.0 ba · 1,641 sqft · SingleFamily public records · 74 Days on market

Built 2004 2,800 sqft lot $201/sqft · 6% below area Est $350k · 6% under

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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 +10.1/15.0
• Cash flow +9.5/30.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +2.7/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant occupied until April 30, 2026. Well maintained 3 bedroom/2 bath close to the beach. Easy to show. It is also For Rent @ $2500.

Key facts

• 2,800 sq ft lot
• Community pool
• Built 2004

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (24.3% below list).
• Recommended offer: $250k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.6% in Panama City Beach — 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 78/100 on livability (#172 in FL, #2,624 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities D-, 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.
• Market conditions: Rents soft (-0.2%/yr); 705 active listings in the ZIP; 22 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 37% 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 $2k of loan paydown is wiped out by about $10k 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 74 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $249,736 (24.3% 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 74 days. Have you received any prior offers? Is the seller open to a 24% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 11.0

CMA / ARV

• ARV (median comp): $349,868
• List price: $330,000
• Delta: -5.68%
• 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
315 Moonraker Cir	0.23mi	3/2.0	1,655 (+1%)	2mo	$418,500	$253	87
310 Madison Cir	0.35mi	3/2.5	1,683 (+3%)	7mo	$325,000	$193	72
212 Moonraker Cir	0.14mi	4/2.0 (+1)	1,747 (+6%)	9mo	$391,000	$224	70
166 White Cap Way	0.18mi	3/2.5	1,432 (-13%)	4mo	$282,000	$197	65
218 Moonraker Cir	0.15mi	4/2.0 (+1)	1,835 (+12%)	6mo	$444,000	$242	63
208 Dama Del Mar Way	0.73mi	3/2.0	1,689 (+3%)	2mo	$420,000	$249	59
102 Moonraker Cir	0.26mi	4/2.0 (+1)	1,807 (+10%)	8mo	$431,000	$239	59
109 Johns Island Way	0.70mi	3/2.0	1,816 (+11%)	2mo	$499,900	$275	48
103 Johns Island Way	0.74mi	3/2.0	1,808 (+10%)	3mo	$499,900	$276	46
216 Dama Del Mar Way	0.72mi	4/2.0 (+1)	1,799 (+10%)	2mo	$424,512	$236	44
166 Palmeras Marinas Ln	0.67mi	3/2.5	1,459 (-11%)	7mo	$322,900	$221	42
105 Johns Island Way	0.74mi	3/2.0	1,816 (+11%)	6mo	$500,000	$275	42

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: -24.6%
• Equity multiple: 0.18×
• Total profit: $-75,505
• Equity at exit: $49,204

10-year hold

• IRR: -31.7%
• Equity multiple: -0.22×
• Total profit: $-113,003
• Equity at exit: $28,532

Cash invested: $92,400 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,497 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$336 /mo · $4,028/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-231

Break-even live

Break-even rent $2,790

Max offer price $289,221

Occupancy floor —

Sensitivity live

Price	-10% $-44	-5% $-137	+0% $-231	+5% $-324	+10% $-418
Rent	-10% $-428	-5% $-329	+0% $-231	+5% $-132	+10% $-34
Rate	-1.0pp $-65	-0.5pp $-147	base $-231	+0.5pp $-316	+1.0pp $-403

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11709 Seashore Ln Panama City Beach, FL	3.0	2.0	1269	$2,300	$1.81	14d	1	0.02mi
175 White Cap Way Unit 1 Panama City Beach, FL	3.0	2.5	1432	$1,750	$1.22	14d	1	0.19mi
104 White Cap Way Panama City Beach, FL	3.0	2.0	1146	$2,700	$2.36	22d	1	0.24mi
11222 Hutchison Blvd Unit 1523347P Panama City Beach, FL	2.0	2.0	1194	$3,907	$3.27	22d	1	0.27mi
800 Grand Panama Blvd Panama City Beach, FL	3.0	1.0–2.0	978	$2,699	$2.76	14d	30	0.36mi
335 Madison Cir Panama City Beach, FL	3.0	3.0	1682	$2,599	$1.55	22d	1	0.40mi
520 N Richard Jackson Blvd #1912 Panama City Beach, FL	2.0	2.0	1200	$2,375	$1.98	14d	1	0.44mi
98 Paddock Club Dr Panama City Beach, FL	1.0–3.0	1.0–2.0	1093	$2,063	$1.89	14d	19	0.45mi
302 Cabana Blvd Panama City Beach, FL	1.0–3.0	1.0–2.0	1184	$1,806	$1.53	14d	15	0.46mi
12011 Front Beach Rd Unit 1523327P Panama City Beach, FL	2.0	2.0	1076	$3,796	$3.53	14d	1	0.65mi
10400 Panama City Beach Pkwy Panama City Beach, FL	1.0–3.0	1.0–2.0	1151	$2,372	$2.06	14d	20	0.87mi
135 Grande Island Blvd Unit 1355007P Panama City Beach, FL	3.0	3.5	1797	$2,759	$1.54	22d	1	0.89mi
901 Pelican Pl Panama City Beach, FL	2.0	2.0	1746	$1,650	$0.95	22d	1	0.99mi
10811 Front Beach Rd Unit 1354928P Panama City Beach, FL	3.0	2.0	1194	$3,463	$2.90	14d	1	1.01mi
10625 Front Beach Rd Unit 1354975P Panama City Beach, FL	2.0	2.0	1140	$3,166	$2.78	14d	1	1.14mi
204 Potters Bluff Dr Panama City Beach, FL	1.0–3.0	1.0–2.0	1035	$1,947	$1.88	14d	12	1.21mi
410 Foxtail Way Panama City Beach, FL	3.0	2.0	1676	$2,750	$1.64	22d	1	1.27mi
900 Clara Ave Panama City Beach, FL	1.0–3.0	1.0–2.0	1134	$2,175	$1.92	14d	15	1.32mi
104 Gulfside Ct Unit 1523320P Panama City Beach, FL	3.0	3.0	1496	$5,020	$3.36	14d	1	1.39mi
998 Gulfside Ct Unit 1523366P Panama City Beach, FL	2.0	2.0	1065	$4,124	$3.87	14d	1	1.41mi
9815 S Thomas Dr Unit 1523339P Panama City, FL	3.0	2.0	1259	$4,018	$3.19	22d	1	1.43mi
841 Breakfast Point Blvd Panama City Beach, FL	4.0	3.0	1893	$3,000	$1.58	22d	1	1.50mi

Listing history 31 events

1. 2026-06-21
   days on market $330,000 Active 74 DOM
2. 2026-06-19
   days on market $330,000 Active 72 DOM
3. 2026-06-18
   days on market $330,000 Active 71 DOM
4. 2026-06-17
   days on market $330,000 Active 70 DOM
5. 2026-06-16
   days on market $330,000 Active 69 DOM
6. 2026-06-15
   days on market $330,000 Active 68 DOM
7. 2026-06-14
   days on market $330,000 Active 66 DOM
8. 2026-06-13
   days on market $330,000 Active 65 DOM
9. 2026-06-10
   days on market $330,000 Active 63 DOM
10. 2026-06-09
    days on market $330,000 Active 62 DOM
11. 2026-06-09
    remarks 261-char remark
12. 2026-06-09
    price $330,000 Active 61 DOM
13. 2026-06-08
    days on market $335,000 Active 61 DOM
14. 2026-06-07
    days on market $335,000 Active 60 DOM
15. 2026-06-05
    days on market $335,000 Active 57 DOM
16. 2026-06-03
    days on market $335,000 Active 56 DOM
17. 2026-06-02
    days on market $335,000 Active 55 DOM
18. 2026-06-01
    days on market $335,000 Active 54 DOM
19. 2026-05-31
    days on market $335,000 Active 53 DOM
20. 2026-05-30
    days on market $335,000 Active 52 DOM
21. 2026-04-15
    price $335,000 134-char remark

    Show marketing remark (134 chars)

    Tenant occupied until April 30, 2026. Well maintained 3 bedroom/2 bath close to the beach. Easy to show. It is also For Rent @ $2500.

22. 2026-04-03
    listed $345,000 Active 134-char remark

    Show marketing remark (134 chars)

    Tenant occupied until April 30, 2026. Well maintained 3 bedroom/2 bath close to the beach. Easy to show. It is also For Rent @ $2500.

23. 2023-12-20
    soldstatus $335,000
24. 2023-12-14
    soldstatus $335,000 Closed 1010-char remark

    Show marketing remark (1010 chars)

    Fully furnished and established SHORT-TERM rental detached single family home in Palm Cove managed by Soleil Vacations, this 3-bedroom, 2-bathroom home has LVP flooring throughout with tile in the bathrooms, open concept kitchen & living room, large primary bedroom with private bathroom, walk-in closet and exterior door access to a private florida room. The community pools are just around the corner and the sugary sandy beach is less than 1-mile away. The subdivision of Palm Cove in Panama City Beach, Florida makes for a great vacation home, just a block from Shipwreck Island Waterpark and 2-blocks from Rock'it Lanes and several restaurants and attractions. Palm Cove offers community pools, trash service, security gates, and one of the few non-condo HOA's that provides regular power washing of your home, as well as yard and grounds maintenance. Roof, HVAC are from 2019 and Water Heater from 2014. All Information is deemed to be reliable, but is not guaranteed, buyer to verify if important.

25. 2023-11-18
    status Pending 1010-char remark

    Show marketing remark (1010 chars)

    Fully furnished and established SHORT-TERM rental detached single family home in Palm Cove managed by Soleil Vacations, this 3-bedroom, 2-bathroom home has LVP flooring throughout with tile in the bathrooms, open concept kitchen & living room, large primary bedroom with private bathroom, walk-in closet and exterior door access to a private florida room. The community pools are just around the corner and the sugary sandy beach is less than 1-mile away. The subdivision of Palm Cove in Panama City Beach, Florida makes for a great vacation home, just a block from Shipwreck Island Waterpark and 2-blocks from Rock'it Lanes and several restaurants and attractions. Palm Cove offers community pools, trash service, security gates, and one of the few non-condo HOA's that provides regular power washing of your home, as well as yard and grounds maintenance. Roof, HVAC are from 2019 and Water Heater from 2014. All Information is deemed to be reliable, but is not guaranteed, buyer to verify if important.

26. 2023-10-03
    listed $360,000 Active
27. 2023-10-02
    listed $360,000 Active 1010-char remark

    Show marketing remark (1010 chars)

    Fully furnished and established SHORT-TERM rental detached single family home in Palm Cove managed by Soleil Vacations, this 3-bedroom, 2-bathroom home has LVP flooring throughout with tile in the bathrooms, open concept kitchen & living room, large primary bedroom with private bathroom, walk-in closet and exterior door access to a private florida room. The community pools are just around the corner and the sugary sandy beach is less than 1-mile away. The subdivision of Palm Cove in Panama City Beach, Florida makes for a great vacation home, just a block from Shipwreck Island Waterpark and 2-blocks from Rock'it Lanes and several restaurants and attractions. Palm Cove offers community pools, trash service, security gates, and one of the few non-condo HOA's that provides regular power washing of your home, as well as yard and grounds maintenance. Roof, HVAC are from 2019 and Water Heater from 2014. All Information is deemed to be reliable, but is not guaranteed, buyer to verify if important.

28. 2019-05-13
    soldstatus $210,000
29. 2019-04-02
    listed $205,000
30. 2014-01-21
    soldstatus $127,500
31. 2004-07-07
    soldstatus $165,000

ⓘ 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: $4,028 · $336/mo
• Projected year-2 tax: $4,028 · $336/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 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: $29,968
• − Mortgage interest: −$18,485
• − Property taxes: −$4,028
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,397
• − Management: −$2,397
• − Depreciation: −$9,600
• Taxable loss: −$8,590
• Est. tax savings @ 24.0%: +$2,062
• After-tax cash flow: $-708/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 — Panama City Beach

• Score: 78/100
• State rank: #172
• US rank: #2624

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bay County · 163,593 people
• City population: 50,689
• 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

+103.0% since first listed

11 events — show timeline

• 2026-04-15 Price Changed $335,000 CPARMLS
• 2026-04-03 Listed $345,000 CPARMLS
• 2023-12-20 Sold (Public Records) $335,000 Public Records
• 2023-12-14 Sold (MLS) $335,000 CPARMLS
• 2023-11-18 Pending — CPARMLS
• 2023-10-03 Listed $360,000 ECAR
• 2023-10-02 Listed $360,000 CPARMLS
• 2019-05-13 Sold (MLS) $210,000 CPARMLS
• 2019-04-02 Listed $205,000 CPARMLS
• 2014-01-21 Sold (Public Records) $127,500 Public Records
• 2004-07-07 Sold (Public Records) $165,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $4,028 · +4.1% YoY. Source: county tax records.