17462 Front Beach Rd Unit 10C3 · Panama City Beach, FL 32413

$199,000

1 bd · 1.0 ba · 582 sqft · Condo public records · 309 Days on market

Built 1983 $342/sqft · 14% below area Est $230k · 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 +13.6/15.0
• Cash flow +8.6/30.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Renovated 1 Bed, 1 Bath Condo at Horizon South - Steps from the Beach! Seller to give a $4,000 credit for a stackable washer/dryer hook-up. Welcome to your coastal retreat at Horizon South, one of Panama City Beach's most sought-after gated communities! This fully renovated 1 bedroom, 1 bathroom condo offers the perfect blend of comfort, style, and convenience -- whether you're looking for a personal getaway, a short-term rental investment, or your full-time residence. Step inside to find modern updates throughout, including luxury vinyl plank flooring, fresh coastal paint, updated lighting, and a beautifully remodeled kitchen featuring quartz countertops, stainless steel appliances, and new cabinetry. The spacious living area opens onto a private patio, perfect for relaxing after a day in the sun. The bedroom is generously sized and includes ample closet space, while the stylish bathroom has been completely refreshed with new fixtures and a sleek vanity. Horizon South is a resort-style community loaded with amenities, including: 4 Swimming Pools Hot Tub & Kiddie Pool 18-Hole Mini Golf Tennis & Basketball Courts Fitness Room Shuffleboard Private Beach Access Gated Entry Low HOA fees cover cable, water, sewer, and trash and MORE! -- and short-term rentals are allowed, making this a fantastic income opportunity. Located just minutes from Pier Park, 30A, and some of the Gulf Coast's best dining, shopping, and entertainment, this condo offers the best of Panama City Beach living. Don't miss your chance to own a slice of paradise -- schedule your showing today!

Key facts

• Fully renovated
• Quartz countertops
• Remodeled kitchen

Tags

• FULLY RENOVATED
• REMODELED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE PATIO
• PRIVATE BEACH ACCESS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $-172 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (27.0% below list).
• Recommended offer: $145k (27.0% 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; 3 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 309 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,361 (27.0% 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 309 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.71%
• DSCR: 0.84
• GRM: 11.4

CMA / ARV

• ARV (median comp): $230,428
• List price: $199,000
• Delta: -13.64%
• 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: -25.2%
• Equity multiple: 0.16×
• Total profit: $-46,756
• Equity at exit: $29,672

10-year hold

• IRR: -30.6%
• Equity multiple: -0.23×
• Total profit: $-68,693
• Equity at exit: $17,206

Cash invested: $55,720 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,454 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$194 /mo · $2,327/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $-172

Break-even live

Break-even rent $1,671

Max offer price $168,607

Occupancy floor —

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	21d	1	0.33mi
17784 Front Beach Rd #16 Panama City, FL	1.0	1.0	385	$1,500	$3.90	21d	1	0.68mi
102 Cabana Cay Cir Panama City Beach, FL	1.0–2.0	1.0–2.0	950	$1,238	$1.30	13d	26	0.70mi

HOA detail condo

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

Listing history 35 events

1. 2026-06-19
   days on market $199,000 Active 309 DOM
2. 2026-06-18
   days on market $199,000 Active 308 DOM
3. 2026-06-17
   days on market $199,000 Active 307 DOM
4. 2026-06-16
   days on market $199,000 Active 306 DOM
5. 2026-06-15
   days on market $199,000 Active 305 DOM
6. 2026-06-14
   days on market $199,000 Active 303 DOM
7. 2026-06-13
   days on market $199,000 Active 302 DOM
8. 2026-06-10
   days on market $199,000 Active 300 DOM
9. 2026-06-09
   days on market $199,000 Active 299 DOM
10. 2026-06-08
    days on market $199,000 Active 298 DOM
11. 2026-06-07
    days on market $199,000 Active 297 DOM
12. 2026-06-05
    days on market $199,000 Active 294 DOM
13. 2026-06-03
    days on market $199,000 Active 293 DOM
14. 2026-06-02
    days on market $199,000 Active 292 DOM
15. 2026-06-01
    days on market $199,000 Active 291 DOM
16. 2026-05-31
    days on market $199,000 Active 290 DOM
17. 2026-05-30
    days on market $199,000 Active 289 DOM
18. 2025-11-25
    price $199,000 1617-char remark

    Show marketing remark (1617 chars)

    Beautifully Renovated 1 Bed, 1 Bath Condo at Horizon South - Steps from the Beach! Seller to give a $4,000 credit for a stackable washer/dryer hook-up. Welcome to your coastal retreat at Horizon South, one of Panama City Beach's most sought-after gated communities! This fully renovated 1 bedroom, 1 bathroom condo offers the perfect blend of comfort, style, and convenience -- whether you're looking for a personal getaway, a short-term rental investment, or your full-time residence. Step inside to find modern updates throughout, including luxury vinyl plank flooring, fresh coastal paint, updated lighting, and a beautifully remodeled kitchen featuring quartz countertops, stainless steel appliances, and new cabinetry. The spacious living area opens onto a private patio, perfect for relaxing after a day in the sun. The bedroom is generously sized and includes ample closet space, while the stylish bathroom has been completely refreshed with new fixtures and a sleek vanity. Horizon South is a resort-style community loaded with amenities, including: 4 Swimming Pools Hot Tub & Kiddie Pool 18-Hole Mini Golf Tennis & Basketball Courts Fitness Room Shuffleboard Private Beach Access Gated Entry Low HOA fees cover cable, water, sewer, and trash and MORE! -- and short-term rentals are allowed, making this a fantastic income opportunity. Located just minutes from Pier Park, 30A, and some of the Gulf Coast's best dining, shopping, and entertainment, this condo offers the best of Panama City Beach living. Don't miss your chance to own a slice of paradise -- schedule your showing today!

19. 2025-09-22
    price $209,000 1617-char remark

    Show marketing remark (1617 chars)

    Beautifully Renovated 1 Bed, 1 Bath Condo at Horizon South - Steps from the Beach! Seller to give a $4,000 credit for a stackable washer/dryer hook-up. Welcome to your coastal retreat at Horizon South, one of Panama City Beach's most sought-after gated communities! This fully renovated 1 bedroom, 1 bathroom condo offers the perfect blend of comfort, style, and convenience -- whether you're looking for a personal getaway, a short-term rental investment, or your full-time residence. Step inside to find modern updates throughout, including luxury vinyl plank flooring, fresh coastal paint, updated lighting, and a beautifully remodeled kitchen featuring quartz countertops, stainless steel appliances, and new cabinetry. The spacious living area opens onto a private patio, perfect for relaxing after a day in the sun. The bedroom is generously sized and includes ample closet space, while the stylish bathroom has been completely refreshed with new fixtures and a sleek vanity. Horizon South is a resort-style community loaded with amenities, including: 4 Swimming Pools Hot Tub & Kiddie Pool 18-Hole Mini Golf Tennis & Basketball Courts Fitness Room Shuffleboard Private Beach Access Gated Entry Low HOA fees cover cable, water, sewer, and trash and MORE! -- and short-term rentals are allowed, making this a fantastic income opportunity. Located just minutes from Pier Park, 30A, and some of the Gulf Coast's best dining, shopping, and entertainment, this condo offers the best of Panama City Beach living. Don't miss your chance to own a slice of paradise -- schedule your showing today!

20. 2025-08-14
    listed $229,000 Active 1617-char remark

    Show marketing remark (1617 chars)

    Beautifully Renovated 1 Bed, 1 Bath Condo at Horizon South - Steps from the Beach! Seller to give a $4,000 credit for a stackable washer/dryer hook-up. Welcome to your coastal retreat at Horizon South, one of Panama City Beach's most sought-after gated communities! This fully renovated 1 bedroom, 1 bathroom condo offers the perfect blend of comfort, style, and convenience -- whether you're looking for a personal getaway, a short-term rental investment, or your full-time residence. Step inside to find modern updates throughout, including luxury vinyl plank flooring, fresh coastal paint, updated lighting, and a beautifully remodeled kitchen featuring quartz countertops, stainless steel appliances, and new cabinetry. The spacious living area opens onto a private patio, perfect for relaxing after a day in the sun. The bedroom is generously sized and includes ample closet space, while the stylish bathroom has been completely refreshed with new fixtures and a sleek vanity. Horizon South is a resort-style community loaded with amenities, including: 4 Swimming Pools Hot Tub & Kiddie Pool 18-Hole Mini Golf Tennis & Basketball Courts Fitness Room Shuffleboard Private Beach Access Gated Entry Low HOA fees cover cable, water, sewer, and trash and MORE! -- and short-term rentals are allowed, making this a fantastic income opportunity. Located just minutes from Pier Park, 30A, and some of the Gulf Coast's best dining, shopping, and entertainment, this condo offers the best of Panama City Beach living. Don't miss your chance to own a slice of paradise -- schedule your showing today!

21. 2025-04-04
    historical
22. 2024-12-17
    listed $240,000 Active
23. 2022-07-01
    soldstatus $265,000
24. 2022-06-30
    soldstatus $265,000 Closed
25. 2022-06-30
    soldstatus $265,000 Sold
26. 2022-06-30
    soldstatus $265,000 Sold
27. 2022-05-24
    status Pending
28. 2022-05-24
    status Pending
29. 2022-05-24
    historical Active Under Contract
30. 2022-05-12
    listed $275,000 Active
31. 2022-05-10
    listed $275,000 Active
32. 2022-05-10
    listed $275,000 Active
33. 2022-02-17
    soldstatus $195,000
34. 2022-02-17
    soldstatus $195,000
35. 2021-11-30
    listed $195,000

ⓘ 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: $2,327 · $194/mo
• Projected year-2 tax: $2,327 · $194/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 8 d/yr ≥105°F today · 24 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: $17,443
• − Mortgage interest: −$11,147
• − Property taxes: −$2,327
• − Insurance: −$995
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$5,789
• Taxable loss: −$5,606
• Est. tax savings @ 24.0%: +$1,345
• After-tax cash flow: $-719/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

+2.1% since first listed

18 events — show timeline

• 2025-11-25 Price Changed $199,000 CPARMLS
• 2025-09-22 Price Changed $209,000 CPARMLS
• 2025-08-14 Listed $229,000 CPARMLS
• 2025-04-04 Listing Removed — CPARMLS
• 2024-12-17 Listed $240,000 CPARMLS
• 2022-07-01 Sold (Public Records) $265,000 Public Records
• 2022-06-30 Sold (MLS) $265,000 ECAR
• 2022-06-30 Sold (MLS) $265,000 NAMLS
• 2022-06-30 Sold (MLS) $265,000 CPARMLS
• 2022-05-24 Pending — ECAR
• 2022-05-24 Pending — NAMLS
• 2022-05-24 Contingent — CPARMLS
• 2022-05-12 Listed $275,000 ECAR
• 2022-05-10 Listed $275,000 NAMLS
• 2022-05-10 Listed $275,000 CPARMLS
• 2022-02-17 Sold (Public Records) $195,000 Public Records
• 2022-02-17 Sold (MLS) $195,000 CPARMLS
• 2021-11-30 Listed $195,000 CPARMLS

Property tax history

+12.5%/yr

Latest (2025): $2,327 · -12.1% YoY. Source: county tax records.