17462 Front Beach Rd 80 A Rd Unit 80A · Panama City Beach, FL 32413

$259,000

2 bd · 2.0 ba · 960 sqft · Condo · 146 Days on market

Built 1993 Good condition $270/sqft · 9% below area Est $285k · 9% under $550/mo HOA · 28% of rent

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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 +11.6/15.0
• Schools +5.4/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Cash flow +3.3/30.0
• Rent growth +2.6/5.0
• 1% rule +2.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your perfect beach getaway in the gated Horizon South community-where family fun meets coastal living! This charming, fully furnished 2 -bedroom, 2-bath loft-style condo is just a short stroll to the sandy white beach of the Gulf of America, making it ideal as a vacation retreat, investment property, or full-time residence. Inside you will find a well-maintained space ready for immediate enjoyment or rental income. Perfect for hosting family and friends after a day in the sun. Horizon South is known for its resort-style, family friendly atmosphere, offering endless activities for all ages.

Key facts

• Gated community
• Fitness center
• Tennis courts

Tags

• BEACH GETAWAY
• GATED COMMUNITY
• DEDICATED BEACH ACCESS
• MULTIPLE POOLS
• FITNESS CENTER
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $259k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-807 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (45.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (25.1% below list).
• Recommended offer: $142k (45.1% below list) — sets the bar for cash-flow.
• Cap rate 2.6% vs local median 1.7% 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; 1653 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 45% 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).

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 146 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y ago; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $127k; list at $259k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $142,229 (45.1% 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 146 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.55%
• Cash-on-cash: -13.35%
• DSCR: 0.41
• GRM: 11.1

CMA / ARV

• ARV (median comp): $284,723
• List price: $259,000
• Delta: -9.03%
• 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
17462 Front Beach Rd #54106	0.14mi	2/2.0	945 (-2%)	1mo	$235,000	$249	90
17462 Front Beach Rd #57206	0.11mi	1/1.0 (-1)	770 (-20%)	1mo	$231,000	$300	60
128 S Wells St	1.07mi	3/1.5 (+1)	950 (-1%)	1mo	$390,000	$411	56
17620 Front Beach Rd Unit T1	0.45mi	2/1.5	1,120 (+17%)	0mo	$250,000	$223	52
17620 Front Beach Rd Unit J2	0.45mi	2/1.5	1,120 (+17%)	1mo	$264,000	$236	52
17614 Front Beach Rd Unit 13D	0.44mi	2/1.0	758 (-21%)	1mo	$225,000	$297	50
17751 Panama City Beach Pkwy Unit 8E	0.60mi	2/2.0	1,100 (+15%)	1mo	$195,000	$177	47
17751 Panama City Beach Pkwy Unit 14E	0.60mi	2/2.0	1,100 (+15%)	1mo	$175,000	$159	47
17620 Front Beach Rd Unit H6	0.59mi	2/2.5	1,120 (+17%)	1mo	$245,000	$219	45
17751 Panama City Beach Pkwy Unit 3B	0.69mi	2/2.0	1,100 (+15%)	0mo	$225,000	$205	43
508 E El Centro Blvd Unit A	0.79mi	2/1.5	1,080 (+12%)	1mo	$305,000	$282	41
16819 Front Beach Rd #514	1.03mi	2/3.0	1,131 (+18%)	0mo	$450,000	$398	36

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: -45.2%
• Equity multiple: -0.35×
• Total profit: $-97,723
• Equity at exit: $38,618

10-year hold

• IRR: —
• Equity multiple: -1.32×
• Total profit: $-168,234
• Equity at exit: $22,394

Cash invested: $72,520 (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 · 6 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: +5.5% 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: 1653
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$550
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-807

Break-even live

Break-even rent $2,962

Max offer price $142,229

Occupancy floor —

Sensitivity live

Price	-10% $-628	-5% $-717	+0% $-807	+5% $-896	+10% $-986
Rent	-10% $-960	-5% $-884	+0% $-807	+5% $-730	+10% $-654
Rate	-1.0pp $-677	-0.5pp $-741	base $-807	+0.5pp $-874	+1.0pp $-942

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: $64,750
• Closing costs: $7,770
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17462 Front Beach Rd Unit 75H Panama City Beach, FL	1.0	2.0	608	$1,800	$2.96	0d	1	0.13mi
17462 Front Beach Rd Unit 1 Panama City Beach, FL	1.0	1.0	900	$1,950	$2.17	116d	1	0.22mi
17614 Front Beach Rd Unit 16D Panama City Beach, FL	2.0	1.0	748	$1,600	$2.14	116d	1	0.44mi
17614 Front Beach Rd Unit C7 Panama City Beach, FL	1.0	1.0	605	$1,400	$2.31	4d	1	0.44mi
102 Cabana Cay Cir Panama City Beach, FL	1.0–2.0	1.0–2.0	950	$1,988	$2.09	0d	29	0.54mi
17225 Panama City Beach Pkwy Panama City Beach, FL	1.0–3.0	1.0–2.0	1115	$1,766	$1.58	3d	27	0.57mi
17751 Panama City Beach Pkwy Unit 1523371P Panama City Beach, FL	2.0	2.0	1097	$3,862	$3.52	116d	1	0.66mi
17729 Front Beach Rd Unit 1355005P Panama City Beach, FL	1.0	2.0	882	$2,038	$2.31	109d	1	0.67mi
17751 Panama City Beach Pkwy Unit 2E Panama City Beach, FL	2.0	2.0	1100	$2,600	$2.36	116d	1	0.68mi
17751 Panama City Beach Pkwy Panama City Beach, FL	2.0	2.0	1100	$2,100	$1.91	4d	1	0.68mi
115 Christopher Dr Panama City Beach, FL	3.0	2.0	1112	$2,145	$1.93	6d	1	1.13mi

Property features AI

Finance

• Other: Building features include dumpsterPool is in-ground, electric heated, fenced and part of the community
• HOA & community: Homeowners association presentAssociation amenities include game room, gated access, and gazeboCommunity features: barbecue, basketball court, clubhouse, fitness center, golf, game room, laundry facilities, playground, pool, tennis courts, community pool, gated access, short-term rentals allowed

Exterior

• Parking: Paved parking
• Security: Gated community
• Utilities: Electricity availablePublic sewer
• Home design: Multi-family residence (zoned Residential Multi-Family)Gated community
• Construction: Stucco constructionSlab foundation
• Exterior features: PatioOutdoor showerEnclosed patioPaved lot/drive

Interior

• Kitchen: Stainless steel dishwasher, stove, refrigerator, and microwaveElectric cooktop, electric oven, electric range
• Bedrooms: One bedroom on second floor with private updated shower bath and walk-in closetOne bedroom on first floor
• Bathrooms: 2 full bathrooms
• Interior features: Great roomEnclosed patioPrivate updated shower bath (in one bedroom) and walk-in closet
• Laundry & utility: Stacked washer/dryer

Utilities

• Heating & cooling: Central air conditioningCentral heating with heat pump

HOA detail $550/mo · $6,600/yr condo

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

Listing history 50 events

1. 2026-09-24
   days on market $259,000 Active 146 DOM
2. 2026-09-24
   days on market $259,000 Active 145 DOM
3. 2026-09-22
   days on market $259,000 Active 144 DOM
4. 2026-09-20
   days on market $259,000 Active 142 DOM
5. 2026-09-19
   days on market $259,000 Active 141 DOM
6. 2026-09-18
   days on market $259,000 Active 140 DOM
7. 2026-09-17
   days on market $259,000 Active 139 DOM
8. 2026-09-16
   days on market $259,000 Active 138 DOM
9. 2026-09-15
   days on market $259,000 Active 137 DOM
10. 2026-09-14
    days on market $259,000 Active 136 DOM
11. 2026-09-13
    days on market $259,000 Active 135 DOM
12. 2026-09-12
    days on market $259,000 Active 134 DOM
13. 2026-09-12
    pricedays on market $259,000 Active 133 DOM
14. 2026-09-05
    days on market $279,000 Active 127 DOM
15. 2026-09-04
    days on market $279,000 Active 126 DOM
16. 2026-09-03
    days on market $279,000 Active 125 DOM
17. 2026-08-30
    days on market $279,000 Active 121 DOM
18. 2026-08-29
    days on market $279,000 Active 120 DOM
19. 2026-08-28
    days on market $279,000 Active 119 DOM
20. 2026-08-27
    days on market $279,000 Active 118 DOM
21. 2026-08-26
    days on market $279,000 Active 117 DOM
22. 2026-08-25
    days on market $279,000 Active 116 DOM
23. 2026-08-24
    days on market $279,000 Active 115 DOM
24. 2026-08-23
    days on market $279,000 Active 114 DOM
25. 2026-08-22
    days on market $279,000 Active 113 DOM
26. 2026-08-21
    days on market $279,000 Active 112 DOM
27. 2026-08-20
    days on market $279,000 Active 111 DOM
28. 2026-08-19
    days on market $279,000 Active 110 DOM
29. 2026-08-18
    days on market $279,000 Active 109 DOM
30. 2026-08-17
    days on market $279,000 Active 108 DOM
31. 2026-08-16
    days on market $279,000 Active 107 DOM
32. 2026-08-15
    days on market $279,000 Active 106 DOM
33. 2026-08-14
    days on market $279,000 Active 105 DOM
34. 2026-08-13
    days on market $279,000 Active 104 DOM
35. 2026-08-12
    days on market $279,000 Active 103 DOM
36. 2026-08-11
    days on market $279,000 Active 102 DOM
37. 2026-08-10
    days on market $279,000 Active 101 DOM
38. 2026-08-09
    days on market $279,000 Active 100 DOM
39. 2026-08-08
    days on market $279,000 Active 99 DOM
40. 2026-08-07
    days on market $279,000 Active 98 DOM
41. 2026-08-06
    days on market $279,000 Active 97 DOM
42. 2026-08-05
    days on market $279,000 Active 96 DOM
43. 2026-08-04
    days on market $279,000 Active 95 DOM
44. 2026-08-03
    days on market $279,000 Active 94 DOM
45. 2026-07-31
    days on market $279,000 Active 91 DOM
46. 2026-07-30
    days on market $279,000 Active 90 DOM
47. 2026-07-29
    days on market $279,000 Active 89 DOM
48. 2026-07-27
    days on market $279,000 Active 87 DOM
49. 2026-07-25
    days on market $279,000 Active 85 DOM
50. 2026-07-23
    days on market $279,000 Active 83 DOM

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

Taxation est. · year 1

• Rental income: $23,285
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − HOA: −$6,600
• − Depreciation: −$7,535
• Taxable loss: −$14,263
• Est. tax savings @ 24.0%: +$3,423
• After-tax cash flow: $-6,260/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $4,800–$14,400 screening

This fully furnished 2-bedroom, 2-bath loft-style condo is in good condition and ready for immediate enjoyment or rental income. The exterior and interior appear to be in good condition with no visible damage. The home has a good curb appeal and is located in a gated community with multiple amenities.

Value-add opportunities

• Resale Paint the exterior walls and trim — Painting the exterior walls and trim can enhance the curb appeal and make the home more attractive to potential buyers. ↑
• Resale Replace any damaged windows — Replacing damaged windows can improve the home's energy efficiency and make it more attractive to potential buyers. ↑
• Rental Clean and maintain the landscaping — Maintaining the landscaping can make the home more attractive to potential renters and improve the overall curb appeal. ↑

ⓘ 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

Property features AI

Finance

• Other: Building features include dumpsterPool is in-ground, electric heated, fenced and part of the community
• HOA & community: Homeowners association presentAssociation amenities include game room, gated access, and gazeboCommunity features: barbecue, basketball court, clubhouse, fitness center, golf, game room, laundry facilities, playground, pool, tennis courts, community pool, gated access, short-term rentals allowed

Exterior

• Parking: Paved parking
• Security: Gated community
• Utilities: Electricity availablePublic sewer
• Home design: Multi-family residence (zoned Residential Multi-Family)Gated community
• Construction: Stucco constructionSlab foundation
• Exterior features: PatioOutdoor showerEnclosed patioPaved lot/drive

Interior

• Kitchen: Stainless steel dishwasher, stove, refrigerator, and microwaveElectric cooktop, electric oven, electric range
• Bedrooms: One bedroom on second floor with private updated shower bath and walk-in closetOne bedroom on first floor
• Bathrooms: 2 full bathrooms
• Interior features: Great roomEnclosed patioPrivate updated shower bath (in one bedroom) and walk-in closet
• Laundry & utility: Stacked washer/dryer

Utilities

• Heating & cooling: Central air conditioningCentral heating with heat pump

Price history

+274.2% since first listed

12 events — show timeline

• 2026-05-01 Listed $299,000 CPARMLS
• 2025-09-23 Listing Removed — CPARMLS
• 2024-09-23 Listed $325,000 CPARMLS
• 2023-06-07 Listing Removed — CPARMLS
• 2023-03-02 Price Changed $369,000 CPARMLS
• 2022-12-07 Listed $389,000 CPARMLS
• 2021-12-09 Listing Removed — CPARMLS
• 2016-04-28 Sold (MLS) $127,000 CPARMLS
• 2015-12-15 Listed $139,500 CPARMLS
• 2003-06-13 Sold (MLS) $156,000 CPARMLS
• 2003-04-17 Listed $158,500 CPARMLS
• 1998-02-18 Listed $79,900 CPARMLS