17620 Front Beach Rd Unit SC2 · Panama City Beach, FL 32413

$257,500

2 bd · 1.5 ba · 1,120 sqft · Condo · 179 Days on market

Built 1984 Good condition $230/sqft · 9% below area Est $283k · 9% under $575/mo HOA · 23% of rent

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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 +11.5/15.0
• Cash flow +7.0/30.0
• Schools +5.4/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.6/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully furnished, rental-ready 2-bedroom condo just steps from the sugar-white sand beach. Nestled on the tranquil west end of Panama City Beach, this coastal retreat offers a perfect blend of relaxation and convenience. Inside, you'll find a fully furnished layout designed for comfort and ease, making it the ideal beach getaway or investment property. Enjoy access to two sparkling pools, tennis and pickleball courts, a fitness room, and a spacious community room, all designed to enhance your beachside lifestyle. Whether you're looking to unwind in a serene environment or step into an active rental market, this condo is your gateway to the best of Panama City Beach.

Key facts

• Two sparkling pools
• Tranquil west end
• Fitness room

Tags

• SUGAR-WHITE SAND BEACH
• TRANQUIL WEST END
• FULLY FURNISHED LAYOUT
• TWO SPARKLING POOLS
• TENNIS AND PICKLEBALL COURTS
• FITNESS ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $258k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-444 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (2.8% below list).
• Recommended offer: $193k (25.0% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 1.8% 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.
• Zoned schools: West Bay Elementary School (math 57% / reading 52%, grade C, #892 of 2,144 statewide, top 44%, 313 students, 50% FRL); Surfside Middle School (math 58% / reading 59%, grade B, #148 of 571 statewide, top 26%, 843 students, 48% FRL); J.R. Arnold High School (math 41% / reading 54%, grade D, #204 of 667 statewide, top 31%, 1,617 students, 36% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents flat; 1470 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).
• This rent runs 38% of the median local income ($80k/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 $8k 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 179 days — a 12% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $22k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $209k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 23% of rent.
• 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 $193,200 (25.0% 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 179 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.97% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.29%
• DSCR: 0.72
• GRM: 8.6

CMA / ARV

• ARV (median comp): $282,530
• List price: $257,500
• Delta: -8.86%
• 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
17751 Panama City Beach Pkwy Unit 2E	0.15mi	2/2.0	1,100 (-2%)	0mo	$225,000	$205	88
17643 Front Beach Rd #1709	0.09mi	2/2.0	1,173 (+5%)	1mo	$590,000	$503	85
17545 Front Beach Rd Unit 2104	0.22mi	2/2.0	1,146 (+2%)	0mo	$400,000	$349	84
17545 Front Beach Rd Unit 1905	0.22mi	2/2.0	1,146 (+2%)	0mo	$415,000	$362	83
17545 Front Beach Rd Unit 2004	0.22mi	2/2.0	1,146 (+2%)	0mo	$472,500	$412	83
17545 Front Beach Rd Unit 402	0.22mi	2/2.0	1,146 (+2%)	1mo	$488,000	$426	83
17545 Front Beach Rd #1208	0.22mi	2/2.0	1,146 (+2%)	1mo	$458,000	$400	83
16819 Front Beach Rd #214	1.48mi	2/3.0	1,131 (+1%)	0mo	$504,000	$446	57
17351 Front Beach Rd Unit W101	0.63mi	2/2.0	1,400 (+25%)	0mo	$602,500	$430	44
17351 Front Beach Rd Unit W404	0.63mi	2/2.0	1,400 (+25%)	0mo	$542,000	$387	43
17351 Front Beach Rd #404	0.72mi	2/2.0	1,400 (+25%)	0mo	$542,000	$387	39
16819 Front Beach Rd Unit 2112	1.48mi	1/2.0 (-1)	923 (-18%)	0mo	$400,000	$433	33

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 · 0.52% rent growth · sell at horizon

5-year hold

• IRR: -33.1%
• Equity multiple: -0.05×
• Total profit: $-75,689
• Equity at exit: $38,394

10-year hold

• IRR: -66.9%
• Equity multiple: -0.73×
• Total profit: $-124,385
• Equity at exit: $22,264

Cash invested: $72,100 (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 →

Active competition Active MLS

• For sale now: 5 active · 5 under contract
• Median asking: $270,000 ($281/sqft)
• Median days on market: 210 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -10.3% vs current asking $/sqft

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

ZIP-level market 32413

• Home prices YoY: -34.4%
• Rents YoY: 0.5%
• Active inventory: 1470
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,502 high
• Mortgage (P&I): −$1,350
• Tax est. 1.5%: −$322 /mo · $3,862/yr
• Insurance: −$107
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$575
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-444

Break-even live

Break-even rent $3,065

Max offer price $193,200

Occupancy floor —

Sensitivity live

Price	-10% $-266	-5% $-355	+0% $-444	+5% $-533	+10% $-622
Rent	-10% $-642	-5% $-543	+0% $-444	+5% $-346	+10% $-247
Rate	-1.0pp $-315	-0.5pp $-379	base $-444	+0.5pp $-511	+1.0pp $-579

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: $64,375
• Closing costs: $7,725
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	70d	1	0.04mi
17735 Front Beach Rd Unit 1447171P Panama City Beach, FL	3.0	2.0	1227	$4,925	$4.01	70d	1	0.20mi
17729 Front Beach Rd Unit 1355005P Panama City Beach, FL	1.0	2.0	882	$2,038	$2.31	62d	1	0.23mi
17545 Front Beach Rd Unit 1523333P Panama City, FL	2.0	2.0	1140	$6,472	$5.68	62d	1	0.24mi
17751 Panama City Beach Pkwy Unit 1523371P Panama City Beach, FL	2.0	2.0	1097	$3,862	$3.52	70d	1	0.25mi
17751 Panama City Beach Pkwy Unit 2E Panama City Beach, FL	2.0	2.0	1100	$2,600	$2.36	70d	1	0.28mi
17462 Front Beach Rd Unit 1 Panama City Beach, FL	1.0	1.0	900	$1,950	$2.17	70d	1	0.40mi
127 Heather Dr Panama City Beach, FL	3.0	2.0	1297	$2,350	$1.81	62d	1	0.84mi
17225 Panama City Beach Pkwy Panama City Beach, FL	1.0–2.0	1.0–2.0	981	$1,719	$1.75	62d	10	0.92mi
102 Cabana Cay Cir Panama City Beach, FL	1.0–2.0	1.0–2.0	950	$2,143	$2.26	62d	26	0.97mi
17155 Front Beach Rd Unit 1354915P Panama City Beach, FL	2.0	2.0	1194	$2,498	$2.09	70d	1	1.08mi
19610 Alta Vista Dr Panama City Beach, FL	2.0	1.0	1000	$1,400	$1.40	62d	1	1.31mi

HOA detail $575/mo · $6,900/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $257,500 Active 179 DOM
2. 2026-08-07
   days on market $257,500 Active 178 DOM
3. 2026-08-06
   days on market $257,500 Active 177 DOM
4. 2026-08-05
   days on market $257,500 Active 176 DOM
5. 2026-08-04
   days on market $257,500 Active 175 DOM
6. 2026-08-03
   days on market $257,500 Active 174 DOM
7. 2026-07-31
   days on market $257,500 Active 171 DOM
8. 2026-07-30
   days on market $257,500 Active 170 DOM
9. 2026-07-29
   days on market $257,500 Active 169 DOM
10. 2026-07-27
    days on market $257,500 Active 167 DOM
11. 2026-07-25
    days on market $257,500 Active 165 DOM
12. 2026-07-23
    days on market $257,500 Active 163 DOM
13. 2026-07-22
    days on market $257,500 Active 162 DOM
14. 2026-07-21
    days on market $257,500 Active 161 DOM
15. 2026-07-18
    days on market $257,500 Active 158 DOM
16. 2026-07-16
    days on market $257,500 Active 156 DOM
17. 2026-07-16
    days on market $257,500 Active 155 DOM
18. 2026-07-14
    days on market $257,500 Active 154 DOM
19. 2026-07-13
    days on market $257,500 Active 153 DOM
20. 2026-07-12
    days on market $257,500 Active 152 DOM
21. 2026-07-11
    days on market $257,500 Active 151 DOM
22. 2026-07-10
    days on market $257,500 Active 150 DOM
23. 2026-07-09
    days on market $257,500 Active 149 DOM
24. 2026-07-08
    days on market $257,500 Active 148 DOM
25. 2026-07-07
    days on market $257,500 Active 147 DOM
26. 2026-07-06
    days on market $257,500 Active 146 DOM
27. 2026-07-05
    days on market $257,500 Active 145 DOM
28. 2026-07-04
    days on market $257,500 Active 144 DOM
29. 2026-07-03
    days on market $257,500 Active 143 DOM
30. 2026-07-02
    days on market $257,500 Active 142 DOM
31. 2026-07-01
    days on market $257,500 Active 141 DOM
32. 2026-06-30
    days on market $257,500 Active 140 DOM
33. 2026-06-29
    days on market $257,500 Active 139 DOM
34. 2026-06-28
    days on market $257,500 Active 138 DOM
35. 2026-06-28
    days on market $257,500 Active 137 DOM
36. 2026-06-27
    days on market $257,500 Active 136 DOM
37. 2026-06-25
    days on market $257,500 Active 134 DOM
38. 2026-06-23
    days on market $257,500 Active 132 DOM
39. 2026-06-21
    days on market $257,500 Active 131 DOM
40. 2026-06-19
    days on market $257,500 Active 129 DOM
41. 2026-06-18
    days on market $257,500 Active 128 DOM
42. 2026-06-17
    days on market $257,500 Active 127 DOM
43. 2026-06-16
    days on market $257,500 Active 126 DOM
44. 2026-06-15
    days on market $257,500 Active 125 DOM
45. 2026-06-14
    days on market $257,500 Active 123 DOM
46. 2026-06-13
    days on market $257,500 Active 122 DOM
47. 2026-06-10
    days on market $257,500 Active 120 DOM
48. 2026-06-09
    days on market $257,500 Active 119 DOM
49. 2026-06-08
    days on market $257,500 Active 118 DOM
50. 2026-06-07
    days on market $257,500 Active 117 DOM

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

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: $30,025
• − Mortgage interest: −$14,424
• − Property taxes: −$3,862
• − Insurance: −$2,085
• − Repairs & maintenance: −$2,402
• − Management: −$2,402
• − HOA: −$6,900
• − Depreciation: −$7,491
• Taxable loss: −$9,542
• Est. tax savings @ 24.0%: +$2,290
• After-tax cash flow: $-3,042/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $5,600–$16,800 screening

This move-in-ready 2-bedroom condo offers a serene beachfront location with modern amenities and a well-maintained interior. Potential buyers and renters will appreciate its prime location and updated features.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace ceiling fans with energy-efficient models — Improves energy efficiency and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary West Bay Elementary School C FL #892/2,144 Nat'l #9,801/41,679 Middle Surfside Middle School B FL #148/571 Nat'l #2,008/14,009 High J.r. Arnold High School D FL #204/667 Nat'l #6,282/17,239

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 78/100

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 · 206,264 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: 9% of renters

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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%

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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%

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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

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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

+16.0% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $257,500 ECAR
• 2026-03-04 Price Changed $275,000 ECAR
• 2026-02-10 Listed $279,900 ECAR
• 2020-07-24 Sold (MLS) $209,000 CPARMLS
• 2020-05-13 Listed $222,000 CPARMLS