Investing in Bay County
Bay County covers 3 rental markets we actively finance in Florida — Lynn Haven, Panama City, Panama City Beach. Across those markets the median investment basis averages $375,000, a long-term lease averages $3,033/month, and the average all-in PITIA on a DSCR loan at the minimum down payment is $2,878. That produces a county-wide average DSCR ratio near 1.07x.
Basis varies more inside Bay County than the average suggests. Panama City is the lowest entry point at roughly $295,000, while Panama City currently models the strongest coverage ratio in the county at 1.19x. When two towns in the same county ratio differently, it is almost always the rent-to-price relationship rather than the rate — the same loan pricing applies county-wide, so the deal is won on which submarket you buy in.