17614 Front Beach Rd Unit 38A · Panama City Beach, FL 32413

$200,000

1 bd · 1.0 ba · 580 sqft · Condo public records · 214 Days on market

Built 1985 $345/sqft · 14% below area Est $233k · 14% 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 +13.9/15.0
• Cash flow +9.0/30.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location with Beach access #70 directly across the street from Endless Summer! This one bedroom one bath condo (2nd floor) is a perfect vacation beach retreat, rental, or full time residence for coastal living with building location near front of the complex and close proximity to the beach access #70. With the sleeper sofa, four people can sleep comfortably in the unit. Nicely furnished with coastal colors and includes a washer and dryer for convenience (list of exclusions in Documents). Onsite amenities are two community pools, hot tub, BBQ grills, and Shuffleboard. Short term rentals are allowed for rental income potential. Endless Summer is a complex of low rise buildings with 122 condominium units.

Key facts

• Short term rentals
• Hot tub
• Beach access

Tags

• BEACH ACCESS
• COMMUNITY POOLS
• HOT TUB
• BBQ GRILLS
• SHUFFLEBOARD
• SHORT TERM RENTALS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (19.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (24.8% below list).
• Recommended offer: $150k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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 flat; 1249 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1k of loan paydown is wiped out by about $6k 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 214 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y 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.
• Current owner paid $164k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,469 (24.8% 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 214 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.75% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.37%
• DSCR: 0.85
• GRM: 11.1

CMA / ARV

• ARV (median comp): $233,200
• List price: $200,000
• Delta: -14.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.52% rent growth · sell at horizon

5-year hold

• IRR: -27.3%
• Equity multiple: 0.10×
• Total profit: $-50,287
• Equity at exit: $29,821

10-year hold

• IRR: -37.6%
• Equity multiple: -0.36×
• Total profit: $-76,284
• Equity at exit: $17,292

Cash invested: $56,000 (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 32413

• Home prices YoY: -34.4%
• Rents YoY: 0.5%
• Active inventory: 1249
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,505 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$214 /mo · $2,567/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-224

Break-even live

Break-even rent $1,788

Max offer price $160,459

Occupancy floor —

Sensitivity live

Price	-10% $-111	-5% $-167	+0% $-224	+5% $-280	+10% $-337
Rent	-10% $-343	-5% $-283	+0% $-224	+5% $-164	+10% $-105
Rate	-1.0pp $-123	-0.5pp $-173	base $-224	+0.5pp $-276	+1.0pp $-328

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17614 Front Beach Rd Unit 16D Panama City Beach, FL	2.0	1.0	748	$1,600	$2.14	22d	1	0.03mi
17784 Front Beach Rd #16 Panama City, FL	1.0	1.0	385	$1,500	$3.90	22d	1	0.40mi
102 Cabana Cay Cir Panama City Beach, FL	1.0–2.0	1.0–2.0	950	$1,238	$1.30	14d	26	0.92mi
310 Malaga Pl Unit 1 Panama City Beach, FL	2.0	1.0	480	$1,450	$3.02	14d	1	1.50mi

HOA detail condo

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

Listing history 33 events

1. 2026-06-19
   days on market $200,000 Active 214 DOM
2. 2026-06-18
   days on market $200,000 Active 213 DOM
3. 2026-06-17
   days on market $200,000 Active 212 DOM
4. 2026-06-16
   days on market $200,000 Active 211 DOM
5. 2026-06-15
   days on market $200,000 Active 210 DOM
6. 2026-06-14
   days on market $200,000 Active 208 DOM
7. 2026-06-13
   days on market $200,000 Active 207 DOM
8. 2026-06-10
   days on market $200,000 Active 205 DOM
9. 2026-06-09
   days on market $200,000 Active 204 DOM
10. 2026-06-08
    days on market $200,000 Active 203 DOM
11. 2026-06-07
    days on market $200,000 Active 202 DOM
12. 2026-06-05
    days on market $200,000 Active 199 DOM
13. 2026-06-03
    days on market $200,000 Active 198 DOM
14. 2026-06-02
    days on market $200,000 Active 197 DOM
15. 2026-06-01
    days on market $200,000 Active 196 DOM
16. 2026-05-31
    days on market $200,000 Active 195 DOM
17. 2026-05-30
    days on market $200,000 Active 194 DOM
18. 2026-04-16
    price $200,000 720-char remark

    Show marketing remark (720 chars)

    Great location with Beach access #70 directly across the street from Endless Summer! This one bedroom one bath condo (2nd floor) is a perfect vacation beach retreat, rental, or full time residence for coastal living with building location near front of the complex and close proximity to the beach access #70. With the sleeper sofa, four people can sleep comfortably in the unit. Nicely furnished with coastal colors and includes a washer and dryer for convenience (list of exclusions in Documents). Onsite amenities are two community pools, hot tub, BBQ grills, and Shuffleboard. Short term rentals are allowed for rental income potential. Endless Summer is a complex of low rise buildings with 122 condominium units.

19. 2025-11-06
    listed $210,000 Active 720-char remark

    Show marketing remark (720 chars)

    Great location with Beach access #70 directly across the street from Endless Summer! This one bedroom one bath condo (2nd floor) is a perfect vacation beach retreat, rental, or full time residence for coastal living with building location near front of the complex and close proximity to the beach access #70. With the sleeper sofa, four people can sleep comfortably in the unit. Nicely furnished with coastal colors and includes a washer and dryer for convenience (list of exclusions in Documents). Onsite amenities are two community pools, hot tub, BBQ grills, and Shuffleboard. Short term rentals are allowed for rental income potential. Endless Summer is a complex of low rise buildings with 122 condominium units.

20. 2021-12-14
    historical
21. 2021-12-09
    historical
22. 2021-05-25
    soldstatus $164,429
23. 2021-05-24
    soldstatus $164,500
24. 2020-11-06
    listed $164,500
25. 2008-05-19
    soldstatus $80,000
26. 2008-05-15
    soldstatus $80,000
27. 2006-12-27
    listed $88,900
28. 2005-10-24
    listed $169,900
29. 2005-10-16
    historical
30. 2005-04-29
    listed $189,900
31. 2005-04-29
    listed $189,900
32. 2005-01-17
    listed $189,900
33. 2003-04-04
    soldstatus $66,000

ⓘ 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: $2,567 · $214/mo
• Projected year-2 tax: $2,567 · $214/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 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 8 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,056
• − Mortgage interest: −$11,203
• − Property taxes: −$2,567
• − Insurance: −$1,798
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$5,818
• Taxable loss: −$6,219
• Est. tax savings @ 24.0%: +$1,492
• After-tax cash flow: $-1,194/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): 15,453
• Household income: $80,039
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 531.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% Russian/Polish/Slavic 0%

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: ▼ -185.97%
• Current HPI: 354.7469
• Rent YoY: ▲ 0.52%
• 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

+203.0% since first listed

16 events — show timeline

• 2026-04-16 Price Changed $200,000 CPARMLS
• 2025-11-06 Listed $210,000 CPARMLS
• 2021-12-14 Listing Removed — CPARMLS
• 2021-12-09 Listing Removed — CPARMLS
• 2021-05-25 Sold (Public Records) $164,429 Public Records
• 2021-05-24 Sold (MLS) $164,500 CPARMLS
• 2020-11-06 Listed $164,500 CPARMLS
• 2008-05-19 Sold (Public Records) $80,000 Public Records
• 2008-05-15 Sold (MLS) $80,000 NAMLS
• 2006-12-27 Listed $88,900 NAMLS
• 2005-10-24 Listed $169,900 CPARMLS
• 2005-10-16 Listing Removed — NAMLS
• 2005-04-29 Listed $189,900 NAMLS
• 2005-04-29 Listed $189,900 ECAR
• 2005-01-17 Listed $189,900 CPARMLS
• 2003-04-04 Sold (Public Records) $66,000 Public Records

Property tax history

+12.1%/yr

Latest (2025): $2,567 · -6.4% YoY. Source: county tax records.