468 Ling St · Port St. Joe, FL 32456

$179,900

3 bd · 2.0 ba · 896 sqft · Manufactured public records · 389 Days on market

Built 2024 6,534 sqft lot

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Why this score? — see what drove the C- 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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.4/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located on the Forgotten Coast, just 4 blocks from St Joe Bay and the boat landing, this property is so convenient to everything. The white sugar sands of St Joe Beach and Mexico Beach are 5 - 10 miles away. The quaint downtown of Port St Joe is less than 5 minutes with great shops and awesome restaurants. There is room to park your boat or RV. This home is a nicely decorated 2018 Mobile Home, furnished and ready for your family or vacation rental. With 3 bedrooms and 2 full baths; Washer and Dryer, there is plenty of room. Some features include FEMA interior sprinkler system, Thermal Zone II, Wind Zone III. FEMA insulation, exterior doors, windows and vinyl siding and 40# Roof Load. Located in an X Flood Zone and there is no HOA.

Key facts

• Quiet street
• Vinyl siding
• 6,534 sq ft lot

Tags

• INTERIOR SPRINKLER SYSTEM
• VINYL SIDING
• PARKING ROOM FOR BOAT
• QUIET STREET

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Driveway
• Utilities: Public sewer
• Home design: Single wide mobile home
• Construction: Vinyl siding; Wood siding
• Exterior features: Paved road access; Lot dimensions 50x135x50x135

Interior

• Kitchen: Oven; Range; Microwave; Refrigerator
• Bedrooms: Bedroom 2 (8x13); Bedroom 3 (9x11)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Split bedrooms; Vinyl flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 1.3% in Port St. Joe — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Gulf (rural): math 47% / reading 45% proficiency, ranked #49 of 73 in FL (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Port St. Joe Elementary School (math 53% / reading 54%, grade C, #949 of 2,144 statewide, top 45%, 534 students, 44% FRL); Port St. Joe High School (math 45% / reading 43%, grade F, #244 of 667 statewide, top 37%, 512 students, 43% FRL).
• Market conditions: 1035 active listings in the ZIP; 302 units permitted in Gulf County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($65k/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.
• Gulf County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 389 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $35k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $180k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 389 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. 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: 1.04% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-10,574
• Equity at exit: $26,824

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $14,684
• Equity at exit: $15,554

Cash invested: $50,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32456

• Home prices YoY: -21.3%
• Active inventory: 1035
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,864 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$162 /mo · $1,944/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $292

Break-even live

Break-even rent $1,494

Max offer price $179,900

Occupancy floor 79%

Sensitivity live

Price	-10% $394	-5% $343	+0% $292	+5% $241	+10% $190
Rent	-10% $145	-5% $218	+0% $292	+5% $365	+10% $439
Rate	-1.0pp $382	-0.5pp $338	base $292	+0.5pp $245	+1.0pp $198

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-22
   days on market $179,900 Active 389 DOM
2. 2026-06-19
   days on market $179,900 Active 387 DOM
3. 2026-06-18
   days on market $179,900 Active 386 DOM
4. 2026-06-17
   days on market $179,900 Active 385 DOM
5. 2026-06-16
   days on market $179,900 Active 384 DOM
6. 2026-06-15
   days on market $179,900 Active 383 DOM
7. 2026-06-14
   days on market $179,900 Active 381 DOM
8. 2026-06-13
   days on market $179,900 Active 380 DOM
9. 2026-06-10
   days on market $179,900 Active 378 DOM
10. 2026-06-09
    days on market $179,900 Active 377 DOM
11. 2026-06-08
    days on market $179,900 Active 376 DOM
12. 2026-06-07
    days on market $179,900 Active 375 DOM
13. 2026-06-05
    days on market $179,900 Active 372 DOM
14. 2026-06-02
    days on market $179,900 Active 370 DOM
15. 2026-06-01
    days on market $179,900 Active 369 DOM
16. 2026-05-31
    days on market $179,900 Active 368 DOM
17. 2026-05-30
    days on market $179,900 Active 367 DOM
18. 2026-02-02
    price $179,900
19. 2026-01-28
    price $179,900 740-char remark

    Show marketing remark (740 chars)

    Located on the Forgotten Coast, just 4 blocks from St Joe Bay and the boat landing, this property is so convenient to everything. The white sugar sands of St Joe Beach and Mexico Beach are 5 - 10 miles away. The quaint downtown of Port St Joe is less than 5 minutes with great shops and awesome restaurants. There is room to park your boat or RV. This home is a nicely decorated 2018 Mobile Home, furnished and ready for your family or vacation rental. With 3 bedrooms and 2 full baths; Washer and Dryer, there is plenty of room. Some features include FEMA interior sprinkler system, Thermal Zone II, Wind Zone III. FEMA insulation, exterior doors, windows and vinyl siding and 40# Roof Load. Located in an X Flood Zone and there is no HOA.

20. 2025-12-13
    price $195,000 740-char remark

    Show marketing remark (740 chars)

    Located on the Forgotten Coast, just 4 blocks from St Joe Bay and the boat landing, this property is so convenient to everything. The white sugar sands of St Joe Beach and Mexico Beach are 5 - 10 miles away. The quaint downtown of Port St Joe is less than 5 minutes with great shops and awesome restaurants. There is room to park your boat or RV. This home is a nicely decorated 2018 Mobile Home, furnished and ready for your family or vacation rental. With 3 bedrooms and 2 full baths; Washer and Dryer, there is plenty of room. Some features include FEMA interior sprinkler system, Thermal Zone II, Wind Zone III. FEMA insulation, exterior doors, windows and vinyl siding and 40# Roof Load. Located in an X Flood Zone and there is no HOA.

21. 2025-12-13
    price $195,000

    Show marketing remark (740 chars)

    Located on the Forgotten Coast, just 4 blocks from St Joe Bay and the boat landing, this property is so convenient to everything. The white sugar sands of St Joe Beach and Mexico Beach are 5 - 10 miles away. The quaint downtown of Port St Joe is less than 5 minutes with great shops and awesome restaurants. There is room to park your boat or RV. This home is a nicely decorated 2018 Mobile Home, furnished and ready for your family or vacation rental. With 3 bedrooms and 2 full baths; Washer and Dryer, there is plenty of room. Some features include FEMA interior sprinkler system, Thermal Zone II, Wind Zone III. FEMA insulation, exterior doors, windows and vinyl siding and 40# Roof Load. Located in an X Flood Zone and there is no HOA.

22. 2025-10-11
    price $200,000

    Show marketing remark (740 chars)

    Located on the Forgotten Coast, just 4 blocks from St Joe Bay and the boat landing, this property is so convenient to everything. The white sugar sands of St Joe Beach and Mexico Beach are 5 - 10 miles away. The quaint downtown of Port St Joe is less than 5 minutes with great shops and awesome restaurants. There is room to park your boat or RV. This home is a nicely decorated 2018 Mobile Home, furnished and ready for your family or vacation rental. With 3 bedrooms and 2 full baths; Washer and Dryer, there is plenty of room. Some features include FEMA interior sprinkler system, Thermal Zone II, Wind Zone III. FEMA insulation, exterior doors, windows and vinyl siding and 40# Roof Load. Located in an X Flood Zone and there is no HOA.

23. 2025-10-11
    price $200,000 740-char remark

    Show marketing remark (740 chars)

    Located on the Forgotten Coast, just 4 blocks from St Joe Bay and the boat landing, this property is so convenient to everything. The white sugar sands of St Joe Beach and Mexico Beach are 5 - 10 miles away. The quaint downtown of Port St Joe is less than 5 minutes with great shops and awesome restaurants. There is room to park your boat or RV. This home is a nicely decorated 2018 Mobile Home, furnished and ready for your family or vacation rental. With 3 bedrooms and 2 full baths; Washer and Dryer, there is plenty of room. Some features include FEMA interior sprinkler system, Thermal Zone II, Wind Zone III. FEMA insulation, exterior doors, windows and vinyl siding and 40# Roof Load. Located in an X Flood Zone and there is no HOA.

24. 2025-09-02
    price $205,000 740-char remark

    Show marketing remark (740 chars)

    Located on the Forgotten Coast, just 4 blocks from St Joe Bay and the boat landing, this property is so convenient to everything. The white sugar sands of St Joe Beach and Mexico Beach are 5 - 10 miles away. The quaint downtown of Port St Joe is less than 5 minutes with great shops and awesome restaurants. There is room to park your boat or RV. This home is a nicely decorated 2018 Mobile Home, furnished and ready for your family or vacation rental. With 3 bedrooms and 2 full baths; Washer and Dryer, there is plenty of room. Some features include FEMA interior sprinkler system, Thermal Zone II, Wind Zone III. FEMA insulation, exterior doors, windows and vinyl siding and 40# Roof Load. Located in an X Flood Zone and there is no HOA.

25. 2025-09-02
    price $205,000

    Show marketing remark (740 chars)

    Located on the Forgotten Coast, just 4 blocks from St Joe Bay and the boat landing, this property is so convenient to everything. The white sugar sands of St Joe Beach and Mexico Beach are 5 - 10 miles away. The quaint downtown of Port St Joe is less than 5 minutes with great shops and awesome restaurants. There is room to park your boat or RV. This home is a nicely decorated 2018 Mobile Home, furnished and ready for your family or vacation rental. With 3 bedrooms and 2 full baths; Washer and Dryer, there is plenty of room. Some features include FEMA interior sprinkler system, Thermal Zone II, Wind Zone III. FEMA insulation, exterior doors, windows and vinyl siding and 40# Roof Load. Located in an X Flood Zone and there is no HOA.

26. 2025-07-01
    price $210,000 740-char remark

    Show marketing remark (740 chars)

    Located on the Forgotten Coast, just 4 blocks from St Joe Bay and the boat landing, this property is so convenient to everything. The white sugar sands of St Joe Beach and Mexico Beach are 5 - 10 miles away. The quaint downtown of Port St Joe is less than 5 minutes with great shops and awesome restaurants. There is room to park your boat or RV. This home is a nicely decorated 2018 Mobile Home, furnished and ready for your family or vacation rental. With 3 bedrooms and 2 full baths; Washer and Dryer, there is plenty of room. Some features include FEMA interior sprinkler system, Thermal Zone II, Wind Zone III. FEMA insulation, exterior doors, windows and vinyl siding and 40# Roof Load. Located in an X Flood Zone and there is no HOA.

27. 2025-06-30
    price $210,000
28. 2025-05-28
    listed $215,000 Active

    Show marketing remark (740 chars)

    Located on the Forgotten Coast, just 4 blocks from St Joe Bay and the boat landing, this property is so convenient to everything. The white sugar sands of St Joe Beach and Mexico Beach are 5 - 10 miles away. The quaint downtown of Port St Joe is less than 5 minutes with great shops and awesome restaurants. There is room to park your boat or RV. This home is a nicely decorated 2018 Mobile Home, furnished and ready for your family or vacation rental. With 3 bedrooms and 2 full baths; Washer and Dryer, there is plenty of room. Some features include FEMA interior sprinkler system, Thermal Zone II, Wind Zone III. FEMA insulation, exterior doors, windows and vinyl siding and 40# Roof Load. Located in an X Flood Zone and there is no HOA.

29. 2025-05-28
    listed $215,000 Active 740-char remark

    Show marketing remark (740 chars)

    Located on the Forgotten Coast, just 4 blocks from St Joe Bay and the boat landing, this property is so convenient to everything. The white sugar sands of St Joe Beach and Mexico Beach are 5 - 10 miles away. The quaint downtown of Port St Joe is less than 5 minutes with great shops and awesome restaurants. There is room to park your boat or RV. This home is a nicely decorated 2018 Mobile Home, furnished and ready for your family or vacation rental. With 3 bedrooms and 2 full baths; Washer and Dryer, there is plenty of room. Some features include FEMA interior sprinkler system, Thermal Zone II, Wind Zone III. FEMA insulation, exterior doors, windows and vinyl siding and 40# Roof Load. Located in an X Flood Zone and there is no HOA.

30. 2023-12-27
    soldstatus $70,000
31. 2003-02-13
    soldstatus $15,250
32. 2002-10-16
    listed $20,000

ⓘ 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: $1,944 · $162/mo
• Projected year-2 tax: $1,944 · $162/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 5/10 Major FEMA zone X (unshaded) · 34% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $22,362
• − Mortgage interest: −$10,077
• − Property taxes: −$1,944
• − Insurance: −$900
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$5,233
• Taxable income: $631
• Est. tax owed @ 24.0%: −$151
• After-tax cash flow: $3,351/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Gulf
• NCES district ID: 1200690
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $41,047
• Composite: 38.63/100
• National rank: #4154
• State rank: #49 of 73 in FL

Livability — Port St. Joe

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

Census & demographics

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

Population outlook (Gulf County) Hauer SSP2

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

Race, ethnicity, and origin ACS 2023

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

Political lean MEDSL · Gulf

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

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.36%
• Current HPI: 396.0936
• Rent YoY: —
• Metro: Panama City, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+799.5% since first listed

15 events — show timeline

• 2026-02-02 Price Changed $179,900 CATRS
• 2026-01-28 Price Changed $179,900 RAFGC
• 2025-12-13 Price Changed $195,000 RAFGC
• 2025-12-13 Price Changed $195,000 CATRS
• 2025-10-11 Price Changed $200,000 CATRS
• 2025-10-11 Price Changed $200,000 RAFGC
• 2025-09-02 Price Changed $205,000 RAFGC
• 2025-09-02 Price Changed $205,000 CATRS
• 2025-07-01 Price Changed $210,000 RAFGC
• 2025-06-30 Price Changed $210,000 CATRS
• 2025-05-28 Listed $215,000 RAFGC
• 2025-05-28 Listed $215,000 CATRS
• 2023-12-27 Sold (Public Records) $70,000 Public Records
• 2003-02-13 Sold (MLS) $15,250 RAFGC
• 2002-10-16 Listed $20,000 RAFGC

Property tax history

+33.3%/yr

Latest (2025): $1,944 · +135.1% YoY. Source: county tax records.