9860 S Thomas Dr #2119 · Panama City Beach, FL 32408

$275,000

1 bd · 2.0 ba · 1,047 sqft · Condo public records · 271 Days on market

Built 2008 $263/sqft · 18% below area Est $336k · 18% under

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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 +15.0/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Cash flow +0.9/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * New Penthouse Listing * * * If you want one of the best Gulf Views from the highest levels of Laketown Wharf Resort then this unit #2119 is a must see. Sunsets are breathtaking and the condo is being sold furnished and also includes all like new stainless kitchen appliances. This unit is professionally managed and professionally cleaned after every rental. It is in pristine condition and features the following attributes: 1 Master Bedroom, 1 Bunk Room, each with its own private bathroom (2), Like new LVP flooring in the grand-room, tile in the kitchen, baths and hallways and carpet in the master bedroom. This condo/home has a coastal elegant decor and when you step out onto the covered balcony you see the Gulf of America for miles and miles! From your front door your view is of the Laketown Wharf Resort Lake and boardwalk. Home to many eateries, giftshops, bars and the new 810 Bowling and Billiards destination. One great feature is that the COA dues are better than most local condo complexes, the square footage is more (1047 sq. ft. ) and fee's include: INSURANCE, WATER, SEWER, TRASH, PEST CONTROL, CABLE, INTERNET, 5 POOLS, PRIVATE GATED BEACH ACCESS, SECURITY, POSTAL SERVICE and access to the 2 STORY GYM, PICKLEBALL, BOARDWALKS and the NIGHTLY LAS VEGAS LIGHT SHOW/ MUSIC. When you compare the value and the income potential from possible short term rental income, you get more for your money for sure. Come and see this unit soon. Check out all the pictures and video provided. Polywood type furniture on the balcony and other balcony furniture convey as well. Take notice of the higher ceilings afforded in all Penthouse units! This makes the space feel even bigger and more open and very comfortable. PLUS notice the additional Transom Windows overlooking the beach too!

Key facts

• Higher ceilings
• Transom windows
• Covered balcony

Tags

• GULF VIEWS
• COVERED BALCONY
• HIGHER CEILINGS
• TRANSOM WINDOWS
• PRIVATE GATED BEACH ACCESS
• 5 POOLS

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (23.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (32.6% below list).
• Recommended offer: $185k (32.6% below list) — sets the bar for 1% rule.
• Cap rate 1.3% vs local median 2.6% in Panama City Beach — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• 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 rising (+2.5%/yr); 1032 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 271 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $45k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.
• 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 $185,470 (32.6% 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 271 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.67% ✗
• Cap rate: 1.31%
• Cash-on-cash: -17.81%
• DSCR: 0.21
• GRM: 12.4

CMA / ARV

• ARV (median comp): $336,239
• List price: $275,000
• Delta: -18.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.55% rent growth · sell at horizon

5-year hold

• IRR: -52.3%
• Equity multiple: -0.53×
• Total profit: $-117,718
• Equity at exit: $41,003

10-year hold

• IRR: —
• Equity multiple: -1.57×
• Total profit: $-197,746
• Equity at exit: $23,777

Cash invested: $77,000 (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 32408

• Rents YoY: 2.5%
• Active inventory: 1032
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,855 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$281 /mo · $3,375/yr
• Insurance: −$115
• HOA est. from 14 same-building comps: −$770
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-1,143

Break-even live

Break-even rent $3,301

Max offer price $73,127

Occupancy floor —

Sensitivity live

Price	-10% $-987	-5% $-1,065	+0% $-1,143	+5% $-1,221	+10% $-1,298
Rent	-10% $-1,289	-5% $-1,216	+0% $-1,143	+5% $-1,069	+10% $-996
Rate	-1.0pp $-1,004	-0.5pp $-1,073	base $-1,143	+0.5pp $-1,214	+1.0pp $-1,287

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9850 S Thomas Dr Unit 1 Panama City Beach, FL	1.0	1.0	700	$2,750	$3.93	23d	1	0.05mi
9902 S Thomas Dr Unit 1354966P Panama City Beach, FL	2.0	2.0	1259	$1,970	$1.56	15d	1	0.10mi
998 Gulfside Ct Unit 1523366P Panama City Beach, FL	2.0	2.0	1065	$4,124	$3.87	15d	1	0.23mi
10625 Front Beach Rd Unit 1354975P Panama City Beach, FL	2.0	2.0	1140	$3,166	$2.78	15d	1	0.56mi
204 Potters Bluff Dr Panama City Beach, FL	1.0–3.0	1.0–2.0	1035	$1,355	$1.31	15d	12	0.62mi
133 W Leslie Ln Unit 1 Panama City Beach, FL	2.0	1.5	950	$2,200	$2.32	23d	1	0.86mi
8715 Surf Dr Unit 1523323P Panama City Beach, FL	2.0	2.0	1194	$5,377	$4.50	15d	1	0.92mi
8730 Thomas Dr Unit 1355041P Panama City Beach, FL	1.0	1.0	839	$1,373	$1.64	23d	1	0.94mi
2521 Allison Ave Panama City, FL	2.0	2.0	980	$1,450	$1.48	23d	1	0.97mi
136 Bonnie Ln Panama City Beach, FL	2.0	1.5	972	$1,750	$1.80	15d	1	1.00mi
138 Bonnie Ln Panama City Beach, FL	2.0	1.5	972	$1,599	$1.65	15d	1	1.00mi
2301 Anne Ave Unit 8901 Laird Panama City, FL	2.0	2.0	900	$1,625	$1.81	15d	1	1.08mi
2216 Anne Ave Panama City, FL	2.0	2.0	951	$1,300	$1.37	15d	1	1.12mi
98 Paddock Club Dr Panama City Beach, FL	1.0–3.0	1.0–2.0	1093	$1,439	$1.32	15d	19	1.18mi
2526 Laurie Ave Panama City, FL	2.0	2.0	950	$1,750	$1.84	15d	1	1.23mi
520 N Richard Jackson Blvd #1912 Panama City Beach, FL	2.0	2.0	1200	$2,375	$1.98	15d	1	1.30mi
11222 Hutchison Blvd Unit 1523347P Panama City Beach, FL	2.0	2.0	1194	$3,907	$3.27	23d	1	1.36mi
8604 Whelch Dr Panama City, FL	1.0–3.0	1.0–3.0	1087	$1,550	$1.43	15d	18	1.39mi
8700 Front Beach Rd Panama City Beach, FL	2.0–3.0	2.5	1543	$2,200	$1.43	15d	2	1.39mi
10400 Panama City Beach Pkwy Panama City Beach, FL	1.0–3.0	1.0–2.0	1151	$1,408	$1.22	15d	20	1.40mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewertrashgasinternetcablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $275,000 Active 271 DOM
2. 2026-06-19
   days on market $275,000 Active 269 DOM
3. 2026-06-18
   days on market $275,000 Active 268 DOM
4. 2026-06-17
   days on market $275,000 Active 267 DOM
5. 2026-06-16
   days on market $275,000 Active 266 DOM
6. 2026-06-15
   days on market $275,000 Active 265 DOM
7. 2026-06-14
   days on market $275,000 Active 263 DOM
8. 2026-06-13
   days on market $275,000 Active 262 DOM
9. 2026-06-10
   days on market $275,000 Active 260 DOM
10. 2026-06-09
    days on market $275,000 Active 259 DOM
11. 2026-06-08
    days on market $275,000 Active 258 DOM
12. 2026-06-07
    days on market $275,000 Active 257 DOM
13. 2026-06-05
    days on market $275,000 Active 254 DOM
14. 2026-06-03
    days on market $275,000 Active 253 DOM
15. 2026-06-02
    days on market $275,000 Active 252 DOM
16. 2026-06-01
    days on market $275,000 Active 251 DOM
17. 2026-05-31
    days on market $275,000 Active 250 DOM
18. 2026-05-30
    days on market $275,000 Active 249 DOM
19. 2026-04-23
    price $275,000 1805-char remark

    Show marketing remark (1805 chars)

    * * * New Penthouse Listing * * * If you want one of the best Gulf Views from the highest levels of Laketown Wharf Resort then this unit #2119 is a must see. Sunsets are breathtaking and the condo is being sold furnished and also includes all like new stainless kitchen appliances. This unit is professionally managed and professionally cleaned after every rental. It is in pristine condition and features the following attributes: 1 Master Bedroom, 1 Bunk Room, each with its own private bathroom (2), Like new LVP flooring in the grand-room, tile in the kitchen, baths and hallways and carpet in the master bedroom. This condo/home has a coastal elegant decor and when you step out onto the covered balcony you see the Gulf of America for miles and miles! From your front door your view is of the Laketown Wharf Resort Lake and boardwalk. Home to many eateries, giftshops, bars and the new 810 Bowling and Billiards destination. One great feature is that the COA dues are better than most local condo complexes, the square footage is more (1047 sq. ft. ) and fee's include: INSURANCE, WATER, SEWER, TRASH, PEST CONTROL, CABLE, INTERNET, 5 POOLS, PRIVATE GATED BEACH ACCESS, SECURITY, POSTAL SERVICE and access to the 2 STORY GYM, PICKLEBALL, BOARDWALKS and the NIGHTLY LAS VEGAS LIGHT SHOW/ MUSIC. When you compare the value and the income potential from possible short term rental income, you get more for your money for sure. Come and see this unit soon. Check out all the pictures and video provided. Polywood type furniture on the balcony and other balcony furniture convey as well. Take notice of the higher ceilings afforded in all Penthouse units! This makes the space feel even bigger and more open and very comfortable. PLUS notice the additional Transom Windows overlooking the beach too!

20. 2026-02-19
    price $289,900 1805-char remark

    Show marketing remark (1805 chars)

    * * * New Penthouse Listing * * * If you want one of the best Gulf Views from the highest levels of Laketown Wharf Resort then this unit #2119 is a must see. Sunsets are breathtaking and the condo is being sold furnished and also includes all like new stainless kitchen appliances. This unit is professionally managed and professionally cleaned after every rental. It is in pristine condition and features the following attributes: 1 Master Bedroom, 1 Bunk Room, each with its own private bathroom (2), Like new LVP flooring in the grand-room, tile in the kitchen, baths and hallways and carpet in the master bedroom. This condo/home has a coastal elegant decor and when you step out onto the covered balcony you see the Gulf of America for miles and miles! From your front door your view is of the Laketown Wharf Resort Lake and boardwalk. Home to many eateries, giftshops, bars and the new 810 Bowling and Billiards destination. One great feature is that the COA dues are better than most local condo complexes, the square footage is more (1047 sq. ft. ) and fee's include: INSURANCE, WATER, SEWER, TRASH, PEST CONTROL, CABLE, INTERNET, 5 POOLS, PRIVATE GATED BEACH ACCESS, SECURITY, POSTAL SERVICE and access to the 2 STORY GYM, PICKLEBALL, BOARDWALKS and the NIGHTLY LAS VEGAS LIGHT SHOW/ MUSIC. When you compare the value and the income potential from possible short term rental income, you get more for your money for sure. Come and see this unit soon. Check out all the pictures and video provided. Polywood type furniture on the balcony and other balcony furniture convey as well. Take notice of the higher ceilings afforded in all Penthouse units! This makes the space feel even bigger and more open and very comfortable. PLUS notice the additional Transom Windows overlooking the beach too!

21. 2025-11-10
    price $300,000 1805-char remark

    Show marketing remark (1805 chars)

    * * * New Penthouse Listing * * * If you want one of the best Gulf Views from the highest levels of Laketown Wharf Resort then this unit #2119 is a must see. Sunsets are breathtaking and the condo is being sold furnished and also includes all like new stainless kitchen appliances. This unit is professionally managed and professionally cleaned after every rental. It is in pristine condition and features the following attributes: 1 Master Bedroom, 1 Bunk Room, each with its own private bathroom (2), Like new LVP flooring in the grand-room, tile in the kitchen, baths and hallways and carpet in the master bedroom. This condo/home has a coastal elegant decor and when you step out onto the covered balcony you see the Gulf of America for miles and miles! From your front door your view is of the Laketown Wharf Resort Lake and boardwalk. Home to many eateries, giftshops, bars and the new 810 Bowling and Billiards destination. One great feature is that the COA dues are better than most local condo complexes, the square footage is more (1047 sq. ft. ) and fee's include: INSURANCE, WATER, SEWER, TRASH, PEST CONTROL, CABLE, INTERNET, 5 POOLS, PRIVATE GATED BEACH ACCESS, SECURITY, POSTAL SERVICE and access to the 2 STORY GYM, PICKLEBALL, BOARDWALKS and the NIGHTLY LAS VEGAS LIGHT SHOW/ MUSIC. When you compare the value and the income potential from possible short term rental income, you get more for your money for sure. Come and see this unit soon. Check out all the pictures and video provided. Polywood type furniture on the balcony and other balcony furniture convey as well. Take notice of the higher ceilings afforded in all Penthouse units! This makes the space feel even bigger and more open and very comfortable. PLUS notice the additional Transom Windows overlooking the beach too!

22. 2025-10-23
    price $310,000 1805-char remark

    Show marketing remark (1805 chars)

    * * * New Penthouse Listing * * * If you want one of the best Gulf Views from the highest levels of Laketown Wharf Resort then this unit #2119 is a must see. Sunsets are breathtaking and the condo is being sold furnished and also includes all like new stainless kitchen appliances. This unit is professionally managed and professionally cleaned after every rental. It is in pristine condition and features the following attributes: 1 Master Bedroom, 1 Bunk Room, each with its own private bathroom (2), Like new LVP flooring in the grand-room, tile in the kitchen, baths and hallways and carpet in the master bedroom. This condo/home has a coastal elegant decor and when you step out onto the covered balcony you see the Gulf of America for miles and miles! From your front door your view is of the Laketown Wharf Resort Lake and boardwalk. Home to many eateries, giftshops, bars and the new 810 Bowling and Billiards destination. One great feature is that the COA dues are better than most local condo complexes, the square footage is more (1047 sq. ft. ) and fee's include: INSURANCE, WATER, SEWER, TRASH, PEST CONTROL, CABLE, INTERNET, 5 POOLS, PRIVATE GATED BEACH ACCESS, SECURITY, POSTAL SERVICE and access to the 2 STORY GYM, PICKLEBALL, BOARDWALKS and the NIGHTLY LAS VEGAS LIGHT SHOW/ MUSIC. When you compare the value and the income potential from possible short term rental income, you get more for your money for sure. Come and see this unit soon. Check out all the pictures and video provided. Polywood type furniture on the balcony and other balcony furniture convey as well. Take notice of the higher ceilings afforded in all Penthouse units! This makes the space feel even bigger and more open and very comfortable. PLUS notice the additional Transom Windows overlooking the beach too!

23. 2025-09-23
    listed $320,000 Active 1805-char remark

    Show marketing remark (1805 chars)

    * * * New Penthouse Listing * * * If you want one of the best Gulf Views from the highest levels of Laketown Wharf Resort then this unit #2119 is a must see. Sunsets are breathtaking and the condo is being sold furnished and also includes all like new stainless kitchen appliances. This unit is professionally managed and professionally cleaned after every rental. It is in pristine condition and features the following attributes: 1 Master Bedroom, 1 Bunk Room, each with its own private bathroom (2), Like new LVP flooring in the grand-room, tile in the kitchen, baths and hallways and carpet in the master bedroom. This condo/home has a coastal elegant decor and when you step out onto the covered balcony you see the Gulf of America for miles and miles! From your front door your view is of the Laketown Wharf Resort Lake and boardwalk. Home to many eateries, giftshops, bars and the new 810 Bowling and Billiards destination. One great feature is that the COA dues are better than most local condo complexes, the square footage is more (1047 sq. ft. ) and fee's include: INSURANCE, WATER, SEWER, TRASH, PEST CONTROL, CABLE, INTERNET, 5 POOLS, PRIVATE GATED BEACH ACCESS, SECURITY, POSTAL SERVICE and access to the 2 STORY GYM, PICKLEBALL, BOARDWALKS and the NIGHTLY LAS VEGAS LIGHT SHOW/ MUSIC. When you compare the value and the income potential from possible short term rental income, you get more for your money for sure. Come and see this unit soon. Check out all the pictures and video provided. Polywood type furniture on the balcony and other balcony furniture convey as well. Take notice of the higher ceilings afforded in all Penthouse units! This makes the space feel even bigger and more open and very comfortable. PLUS notice the additional Transom Windows overlooking the beach too!

24. 2023-04-14
    soldstatus $377,500
25. 2023-04-10
    soldstatus $377,500 Closed 833-char remark

    Show marketing remark (833 chars)

    CURRENTLY UNDER CONTRACT, SELLER WILL CONSIDER BACKUP OFFERS. - One Bedroom Gulf View Penthouse unit at Laketown Wharf Resort!!! In The Heart Of All The Fun & Excitement In Panama City Beach – Just Steps Away From The World's Most Beautiful White-Sand Beaches, Shopping, Dining & Entertainment. This Beachside Resort Offers Unparalleled Amenities With Convenient Beach Access, 5 Unique Pools, A Kids Funscape Playground, Splash Bar & Grill, Gulf View Fitness Center & Covered Garage Parking. Laketown Wharf Offers A Variety Of Views Including The Gulf Of Mexico, Lake & Golf Course. Enjoy The Nightly Fountain & Light Show & Market Shops Along The 52,000 Square Feet Of Lakefront Boardwalk. This Residence Has 1 Bedroom, 2 Baths, Bunk Room & Can Easily Accommodate Over 6 People.

26. 2023-02-24
    historical Active Under Contract 833-char remark

    Show marketing remark (833 chars)

    CURRENTLY UNDER CONTRACT, SELLER WILL CONSIDER BACKUP OFFERS. - One Bedroom Gulf View Penthouse unit at Laketown Wharf Resort!!! In The Heart Of All The Fun & Excitement In Panama City Beach – Just Steps Away From The World's Most Beautiful White-Sand Beaches, Shopping, Dining & Entertainment. This Beachside Resort Offers Unparalleled Amenities With Convenient Beach Access, 5 Unique Pools, A Kids Funscape Playground, Splash Bar & Grill, Gulf View Fitness Center & Covered Garage Parking. Laketown Wharf Offers A Variety Of Views Including The Gulf Of Mexico, Lake & Golf Course. Enjoy The Nightly Fountain & Light Show & Market Shops Along The 52,000 Square Feet Of Lakefront Boardwalk. This Residence Has 1 Bedroom, 2 Baths, Bunk Room & Can Easily Accommodate Over 6 People.

27. 2023-02-19
    listed $377,000 Active 833-char remark

    Show marketing remark (833 chars)

    CURRENTLY UNDER CONTRACT, SELLER WILL CONSIDER BACKUP OFFERS. - One Bedroom Gulf View Penthouse unit at Laketown Wharf Resort!!! In The Heart Of All The Fun & Excitement In Panama City Beach – Just Steps Away From The World's Most Beautiful White-Sand Beaches, Shopping, Dining & Entertainment. This Beachside Resort Offers Unparalleled Amenities With Convenient Beach Access, 5 Unique Pools, A Kids Funscape Playground, Splash Bar & Grill, Gulf View Fitness Center & Covered Garage Parking. Laketown Wharf Offers A Variety Of Views Including The Gulf Of Mexico, Lake & Golf Course. Enjoy The Nightly Fountain & Light Show & Market Shops Along The 52,000 Square Feet Of Lakefront Boardwalk. This Residence Has 1 Bedroom, 2 Baths, Bunk Room & Can Easily Accommodate Over 6 People.

28. 2020-07-16
    soldstatus $229,900
29. 2020-07-16
    soldstatus $229,900
30. 2020-07-16
    soldstatus $229,900
31. 2020-06-10
    listed $229,900
32. 2020-06-10
    listed $229,900
33. 2020-06-10
    listed $229,900
34. 2015-02-06
    soldstatus $57,690,000

ⓘ 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: $3,375 · $281/mo
• Projected year-2 tax: $3,375 · $281/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 21 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: $22,256
• − Mortgage interest: −$15,404
• − Property taxes: −$3,375
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − HOA: −$9,240
• − Depreciation: −$8,000
• Taxable loss: −$18,699
• Est. tax savings @ 24.0%: +$4,488
• After-tax cash flow: $-9,225/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

• Census place: Panama City Beach, FL
• County: Bay County · 163,593 people
• City population: 50,689
• Metro: Panama City, FL
• Population (ZIP): 18,832
• Household income: $80,822
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 817.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Two or more races 6% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 4% Lithuanian 4% Italian 2%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 5% Russian/Polish/Slavic 4% Tagalog/Filipino 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: ▼ -202.52%
• Current HPI: 246.9126
• Rent YoY: ▲ 2.55%
• 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

-99.5% since first listed

16 events — show timeline

• 2026-04-23 Price Changed $275,000 CPARMLS
• 2026-02-19 Price Changed $289,900 CPARMLS
• 2025-11-10 Price Changed $300,000 CPARMLS
• 2025-10-23 Price Changed $310,000 CPARMLS
• 2025-09-23 Listed $320,000 CPARMLS
• 2023-04-14 Sold (Public Records) $377,500 Public Records
• 2023-04-10 Sold (MLS) $377,500 CPARMLS
• 2023-02-24 Contingent — CPARMLS
• 2023-02-19 Listed $377,000 CPARMLS
• 2020-07-16 Sold (MLS) $229,900 NAMLS
• 2020-07-16 Sold (MLS) $229,900 ECAR
• 2020-07-16 Sold (MLS) $229,900 CPARMLS
• 2020-06-10 Listed $229,900 NAMLS
• 2020-06-10 Listed $229,900 ECAR
• 2020-06-10 Listed $229,900 CPARMLS
• 2015-02-06 Sold (Public Records) $57,690,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $3,375 · -6.8% YoY. Source: county tax records.