Is Dimaggio Plan in Panama City, FL a good investment?

CashFlowRE grades it F with a 4.7% cap rate and $-404/mo modeled cash flow at a $289,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for Dimaggio Plan?

The modeled cap rate is 4.7% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,185/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 32.87

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 +7.5/15.0
Cash flow +7.4/30.0
Condition / age +5.0/5.0
Livability +3.6/5.0
Schools +3.1/10.0
Rent growth +2.8/5.0
1% rule +2.1/10.0
DSCR +1.5/10.0
Appreciation +0.0/10.0

$289,990

Dimaggio Plan · Panama City, FL 32404

4 bd · 2.0 ba · 1,810 sqft · SingleFamily · 220 Days on market

Excellent condition

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

The Majors Collection is a new series of single-family homes for sale at the Magnolia Ridge masterplan in Panama City Beach, FL. Residents will enjoy convenient access to the turquoise waters of the Gulf, with convenient proximity to ample shopping at local boutiques, farmers markets and large retailers. The community is located only a mile from I-10 for easy commutes and travel.

Key facts

Local boutiques
Large retailers
Ample shopping

What this means for you Summary

Snapshot

This is a 4-bed/2.0-bath single-family listed at $290k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-404 ($-5k/yr) — negative.
To cash-flow at today's rent, offer at most $250k (13.9% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (24.7% below list).
Recommended offer: $219k (24.7% below list) — sets the bar for 1% rule.

Location & tenants

Location reads 72/100 on livability (#350 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, 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: Cedar Grove Elementary School (math 18% / reading 18%, grade F, #2,115 of 2,144 statewide, top 99%, 562 students, 76% FRL); Merritt Brown Middle School (math 38% / reading 38%, grade F, #388 of 571 statewide, top 69%, 701 students, 55% FRL); Bay High School (math 37% / reading 34%, grade F, #367 of 667 statewide, top 57%, 1,255 students, 53% FRL).
Zoned-school proficiency averages 30% at this address vs 51% district-wide (-20 pts) — the specific schools serving this property underperform the Bay average; the district grade overstates school quality for this exact location.
Market conditions: Rents rising (+1.1%/yr); 1368 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).
This rent runs 35% of the median local income ($75k/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 $9k 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 220 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $218,503 (24.7% below list)

Questions for the listing agent

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?
It's been on market 220 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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?
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.
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.
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: 0.71% ✗
Cap rate: 4.72%
Cash-on-cash: -5.62%
DSCR: 0.75
GRM: 11.8

CMA / ARV

ARV (median comp): $308,240
List price: $289,990
Delta: -5.92%
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
3933 Alwyn Cashe Ave #42	0.11mi	4/2.0	1,845 (+2%)	1mo	$294,990	$160	91
3801 Wall St Unit HS 101	0.21mi	4/2.0	1,732 (-4%)	1mo	$269,990	$156	82
3829 Alwyn Cashe Ave #32	0.17mi	3/2.0 (-1)	1,744 (-4%)	1mo	$292,490	$168	80
3841 Alwyn Cashe Ave #35	0.15mi	3/2.0 (-1)	1,891 (+4%)	2mo	$285,000	$151	79
3825 Alwyn Cashe Ave #31	0.18mi	3/2.0 (-1)	1,891 (+4%)	1mo	$280,000	$148	78
3070 Lucky Farm Ln	0.47mi	3/2.0 (-1)	1,864 (+3%)	0mo	$370,000	$198	68
3217 Caitlin St	0.15mi	4/2.0	2,071 (+14%)	1mo	$425,000	$205	68
3078 Lucky Farm Ln	0.46mi	4/2.0	1,935 (+7%)	2mo	$370,000	$191	66
3821 Wall St Unit HS 106	0.21mi	3/2.0 (-1)	1,569 (-13%)	1mo	$239,990	$153	62
3592 Basal St	0.49mi	3/2.0 (-1)	1,711 (-6%)	1mo	$298,846	$175	62
3833 Red Deer Cir	0.68mi	3/2.0 (-1)	1,825 (+1%)	1mo	$359,900	$197	61
3612 Basal St	0.54mi	3/2.0 (-1)	1,711 (-6%)	1mo	$323,696	$189	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

IRR: -28.0%
Equity multiple: 0.08×
Total profit: $-79,704
Equity at exit: $45,960

10-year hold

IRR: -35.6%
Equity multiple: -0.37×
Total profit: $-118,436
Equity at exit: $26,651

Cash invested: $86,307 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 79 active · 62 under contract
Months of supply: 8.8 mo (11%/mo absorbed)
Median asking: $319,490 ($176/sqft)
Median days on market: 46 d
This list price: 35% of active listings are priced below it
ARV vs active asking: -3.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32404

Home prices YoY: -16.1%
Rents YoY: 1.1%
Active inventory: 1368
Price-to-rent: 11.1×

Monthly cashflow live

Estimated rent: $2,185 high interval (Pro) →
Mortgage (P&I): −$1,616
Tax est. 1.5%: −$385 /mo · $4,624/yr
Insurance: −$128
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$459
Net cashflow: $-404

Break-even live

Break-even rent $2,696

Max offer price $249,780

Occupancy floor —

Sensitivity live

Price	-10% $-191	-5% $-297	+0% $-404	+5% $-511	+10% $-617
Rent	-10% $-577	-5% $-490	+0% $-404	+5% $-318	+10% $-231
Rate	-1.0pp $-249	-0.5pp $-326	base $-404	+0.5pp $-484	+1.0pp $-565

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: $77,060
Closing costs: $9,247
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3884 Red Deer Cir Panama City, FL	4.0	2.0	1972	$2,200	$1.12	116d	1	0.61mi
3525 T St Panama City, FL	3.0	2.0	1250	$1,600	$1.28	116d	1	0.78mi
4415 Conifer Ln Panama City, FL	4.0	2.0	1743	$2,200	$1.26	6d	1	0.86mi
2601 Avondale Ct Panama City, FL	3.0	2.5	1371	$1,700	$1.24	109d	1	0.93mi
2699 Largo Ave Panama City, FL	3.0	2.0	1251	$1,900	$1.52	6d	1	0.93mi
3733 Avon Rd Panama City, FL	3.0	2.0	1251	$1,900	$1.52	116d	1	0.94mi
3513 Mill Point Cv Callaway, FL	4.0	2.0	1450	$2,050	$1.41	6d	1	0.96mi
3516 Mill Point Cv Panama City, FL	3.0	2.0	1320	$2,000	$1.52	6d	1	0.97mi
4417 Bylsma Cir Panama City, FL	4.0	3.0	2276	$2,600	$1.14	6d	1	1.23mi
4007 Pioneer Ln Panama City, FL	4.0	2.0	1788	$2,200	$1.23	6d	1	1.25mi
4012 Millicent Ln Panama City, FL	4.0	2.0	1787	$1,950	$1.09	116d	1	1.26mi
4113 Brighton Blvd Panama City, FL	4.0	2.0	1787	$2,100	$1.18	6d	1	1.30mi
3545 Brentwood Pl Panama City, FL	3.0	2.0	1617	$2,200	$1.36	116d	1	1.31mi
4501 Bylsma Cir Panama City, FL	3.0	2.0	2073	$2,300	$1.11	6d	1	1.33mi
3326 Ten Acre Rd Panama City, FL	3.0	2.0	1371	$1,800	$1.31	6d	1	1.37mi

Listing history 50 events

2026-09-24

days on market $289,990 Active 220 DOM
2026-09-24

days on market $289,990 Active 219 DOM
2026-09-22

days on market $289,990 Active 218 DOM
2026-09-20

days on market $289,990 Active 216 DOM
2026-09-19

days on market $289,990 Active 215 DOM
2026-09-18

days on market $289,990 Active 214 DOM
2026-09-17

days on market $289,990 Active 213 DOM
2026-09-16

days on market $289,990 Active 212 DOM
2026-09-15

days on market $289,990 Active 211 DOM
2026-09-14

days on market $289,990 Active 210 DOM
2026-09-13

days on market $289,990 Active 209 DOM
2026-09-12

days on market $289,990 Active 208 DOM
2026-09-12

days on market $289,990 Active 207 DOM
2026-09-05

days on market $289,990 Active 201 DOM
2026-09-04

days on market $289,990 Active 200 DOM
2026-09-03

days on market $289,990 Active 199 DOM
2026-08-29

days on market $289,990 Active 194 DOM
2026-08-28

days on market $289,990 Active 193 DOM
2026-08-27

days on market $289,990 Active 192 DOM
2026-08-26

days on market $289,990 Active 191 DOM
2026-08-25

days on market $289,990 Active 190 DOM
2026-08-24

days on market $289,990 Active 189 DOM
2026-08-23

days on market $289,990 Active 188 DOM
2026-08-22

days on market $289,990 Active 187 DOM
2026-08-21

days on market $289,990 Active 186 DOM
2026-08-20

days on market $289,990 Active 185 DOM
2026-08-19

days on market $289,990 Active 184 DOM
2026-08-18

days on market $289,990 Active 183 DOM
2026-08-17

days on market $289,990 Active 182 DOM
2026-08-16

days on market $289,990 Active 181 DOM
2026-08-15

days on market $289,990 Active 180 DOM
2026-08-14

days on market $289,990 Active 179 DOM
2026-08-13

days on market $289,990 Active 178 DOM
2026-08-12

days on market $289,990 Active 177 DOM
2026-08-11

days on market $289,990 Active 176 DOM
2026-08-10

days on market $289,990 Active 175 DOM
2026-08-09

days on market $289,990 Active 174 DOM
2026-08-08

days on market $289,990 Active 173 DOM
2026-08-07

days on market $289,990 Active 172 DOM
2026-08-06

days on market $289,990 Active 171 DOM
2026-08-05

days on market $289,990 Active 170 DOM
2026-08-04

days on market $289,990 Active 169 DOM
2026-08-03

days on market $289,990 Active 168 DOM
2026-07-31

days on market $289,990 Active 165 DOM
2026-07-30

days on market $289,990 Active 164 DOM
2026-07-29

days on market $289,990 Active 163 DOM
2026-07-27

days on market $289,990 Active 161 DOM
2026-07-25

days on market $289,990 Active 159 DOM
2026-07-23

days on market $289,990 Active 157 DOM
2026-07-22

days on market $289,990 Active 156 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $26,220
− Mortgage interest: −$17,266
− Property taxes: −$4,624
− Insurance: −$1,541
− Repairs & maintenance: −$2,098
− Management: −$2,098
− Depreciation: −$8,967
Taxable loss: −$10,373

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,489
After-tax cash flow: $-2,359/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This new single-family home in the Majors Collection at Magnolia Ridge in Panama City Beach, FL, is move-in ready with no visible signs of wear or damage. It offers a prime location with access to the Gulf and local amenities.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Cedar Grove Elementary School F FL #2,115/2,144 Nat'l #34,815/41,679 Middle Merritt Brown Middle School F FL #388/571 Nat'l #6,571/14,009 High Bay High School F FL #367/667 Nat'l #9,497/17,239

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

B Composite livability gradescore 72/100

Livability — Panama City

Score: 72/100
State rank: #350
US rank: #5823

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County: Bay County · 206,264 people
City population: 91,445
Metro: Panama City, FL
Population (ZIP): 42,514
Household income: $74,708
Rent vs Own: 30.8% rent · 69.2% own
Severe rent burden: 10% of renters

Population outlook (Bay County) Hauer SSP2

Today (2025): 206,264 people
By 2030: 217,740 · +5.6%
By 2040: 238,738 · +15.7%
By 2050: 255,545 · +23.9%
By 2075: 288,295 · +39.8%
By 2100: 288,638 · +39.9%

Race, ethnicity, and origin ACS 2023

Neighborhood character: Predominantly White (69%)
Race & ethnicity: White 69% Black 12% Two or more races 10% Hispanic / Latino 9% Asian 3%
Hispanic origin (detail): Mexican 2% Puerto Rican 3%
Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
Foreign-born: 7% · Canada, Vietnam, Mexico
Languages at home: 90% English-only · Spanish 6% Vietnamese 1% Other Asian/Pacific 1%

Political lean MEDSL · Bay

2024 margin: Solid R (+47.4) · D 25.8% · R 73.1% · Other 1.1%
2008→2024 swing: -6.6pp toward R · 2008: -40.7pp · 2024: -47.4pp
All cycles: 2024: R+47.4 2020: R+43.5 2016: R+46.3 2012: R+43.6 2008: R+40.7

Not yet ingested

Civics: —

Market trends

HPI YoY: ▼ -50.59%
Current HPI: 263.7178
Rent YoY: ▲ 1.12%
Metro: Panama City, FL
State GDP YoY: ▲ 3.28%
F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
Industrial Technology	2	$29B
#159 Carrier Global Palm Beach Gardens $22.2B #376 Roper Technologies Sarasota $6.8B
Insurance	2	$17B
#348 Fidelity National Financial Jacksonville $12.1B #494 Brown & Brown Daytona Beach $4.6B
Retail	1	$60B
#71 Publix Super Markets Lakeland $60.2B
Technology Distribution	1	$58B
#73 TD Synnex Clearwater $58.5B
Homebuilding	1	$35B
#185 Lennar Miami $35.4B
Technology Manufacturing	1	$35B
#122 Jabil St. Petersburg $34.7B

Price history

+1.7% since first listed

2 events — show timeline

2026-02-18 Price Changed $304,990 Zillow
2026-02-16 Listed $299,990 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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