17751 Panama City Beach Pkwy Unit 9F · Panama City Beach, FL 32413

$265,000

2 bd · 2.0 ba · 1,100 sqft · Condo public records · 108 Days on market

Built 1987 $241/sqft · at area comps Est $263k · at est. $497/mo HOA · 18% of rent ↓ 18% since listing

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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).

• Cash flow +11.1/30.0
• ARV discount +7.2/15.0
• 1% rule +5.2/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

West End PCB , Private Beach Access , End Unit . Now $265,000! Welcome to 17751 Panama City Beach Parkway, Unit 9F -- a desirable end-unit townhome in the sought-after west end of Panama City Beach. Enjoy a short walk along the private boardwalk to the Gulf's sugar-white beaches. This home backs to a peaceful nature preserve, offering added privacy and a serene setting. Features include a private balcony off the primary bedroom, covered patio, bright living areas, and a galley kitchen with gas stove. Two full bathrooms provide convenience for residents and guests. Community amenities include a pool, tennis courts, and private beach access. Offered furnished or unfurnished, just minutes from Pier Park dining and shopping.

Key facts

• Private boardwalk
• Upstairs balcony
• End-unit townhome

Tags

• END-UNIT TOWNHOME
• PRIVATE BOARDWALK
• GULF BEACHES
• NATURE PRESERVE
• UPSTAIRS BALCONY
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (7.0% below list).
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $241k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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.
• 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; 1273 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 40% 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 108 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,150 (9.0% 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 108 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.02% ✓
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 8.2

CMA / ARV

• ARV (median comp): $263,182
• List price: $265,000
• Delta: 0.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.5%
• Equity multiple: 0.25×
• Total profit: $-55,935
• Equity at exit: $39,512

10-year hold

• IRR: -26.8%
• Equity multiple: -0.10×
• Total profit: $-81,829
• Equity at exit: $22,912

Cash invested: $74,200 (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: 1273
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,699 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$240 /mo · $2,882/yr
• Insurance: −$110
• HOA: −$497
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-105

Break-even live

Break-even rent $2,832

Max offer price $246,383

Occupancy floor 99%

Sensitivity live

Price	-10% $45	-5% $-30	+0% $-105	+5% $-180	+10% $-255
Rent	-10% $-319	-5% $-212	+0% $-105	+5% $1	+10% $108
Rate	-1.0pp $28	-0.5pp $-38	base $-105	+0.5pp $-174	+1.0pp $-244

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17751 Panama City Beach Pkwy Unit 1523371P Panama City Beach, FL	2.0	2.0	1097	$3,862	$3.52	23d	1	0.11mi
17751 Panama City Beach Pkwy Unit 2E Panama City Beach, FL	2.0	2.0	1100	$2,600	$2.36	23d	1	0.14mi
17614 Front Beach Rd Unit 16D Panama City Beach, FL	2.0	1.0	748	$1,600	$2.14	23d	1	0.15mi
17735 Front Beach Rd Unit 1447171P Panama City Beach, FL	3.0	2.0	1227	$4,925	$4.01	23d	1	0.18mi
17729 Front Beach Rd Unit 1355005P Panama City Beach, FL	1.0	2.0	882	$2,038	$2.31	15d	1	0.19mi
17545 Front Beach Rd Unit 1523333P Panama City, FL	2.0	2.0	1140	$6,472	$5.68	15d	1	0.38mi
17462 Front Beach Rd Unit 1 Panama City Beach, FL	1.0	1.0	900	$1,950	$2.17	23d	1	0.50mi
127 Heather Dr Panama City Beach, FL	3.0	2.0	1297	$2,350	$1.81	15d	1	0.88mi
17225 Panama City Beach Pkwy Panama City Beach, FL	1.0–2.0	1.0–2.0	981	$1,719	$1.75	15d	10	1.01mi
102 Cabana Cay Cir Panama City Beach, FL	1.0–2.0	1.0–2.0	950	$2,143	$2.26	15d	26	1.08mi
19610 Alta Vista Dr Panama City Beach, FL	2.0	1.0	1000	$1,400	$1.40	15d	1	1.18mi
17155 Front Beach Rd Unit 1354915P Panama City Beach, FL	2.0	2.0	1194	$2,498	$2.09	23d	1	1.21mi

HOA detail condo

• Monthly dues: $497 · $5,964/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $265,000 Active 108 DOM
2. 2026-06-19
   days on market $265,000 Active 106 DOM
3. 2026-06-18
   days on market $265,000 Active 105 DOM
4. 2026-06-17
   days on market $265,000 Active 104 DOM
5. 2026-06-16
   days on market $265,000 Active 103 DOM
6. 2026-06-15
   days on market $265,000 Active 102 DOM
7. 2026-06-14
   days on market $265,000 Active 100 DOM
8. 2026-06-13
   days on market $265,000 Active 99 DOM
9. 2026-06-10
   days on market $265,000 Active 97 DOM
10. 2026-06-09
    days on market $265,000 Active 96 DOM
11. 2026-06-08
    days on market $265,000 Active 95 DOM
12. 2026-06-07
    days on market $265,000 Active 94 DOM
13. 2026-06-05
    days on market $265,000 Active 91 DOM
14. 2026-06-03
    days on market $265,000 Active 90 DOM
15. 2026-06-02
    days on market $265,000 Active 89 DOM
16. 2026-06-01
    days on market $265,000 Active 88 DOM
17. 2026-05-31
    days on market $265,000 Active 87 DOM
18. 2026-05-30
    days on market $265,000 Active 86 DOM
19. 2026-04-07
    price $265,000 730-char remark

    Show marketing remark (1624 chars)

    Price Improvement - Now Offered at $265,000! Private Beach Access , End Unit . Nature Preserve Views. Welcome to 17751 Panama City Beach Parkway, Unit 9F-an end-unit townhome ideally located in the desirable west end of Panama City Beach. Just a short walk along the private boardwalk leads to the Gulf's sugar-white beaches, offering the perfect blend of coastal lifestyle and convenience. This end unit is uniquely positioned overlooking a peaceful nature preserve, providing added privacy and open green space rarely found in townhome communities. Enjoy outdoor living with a private balcony off the primary bedroom and a covered patio off the main living area-perfect for relaxing and enjoying coastal breezes. Inside, the home features a functional layout with two full bathrooms (one upstairs and one downstairs), a galley-style kitchen with gas stove, and bright living and dining areas filled with natural light. Located in Beachwalk Condominiums, residents enjoy amenities including a community pool, tennis courts, and private beach access via boardwalk. The HOA covers cable, lawn maintenance, exterior pest control, garbage service, and pool care, providing a low-maintenance lifestyle. Conveniently located near dining, shopping, and approximately one mile from Pier Park, this property is well-suited for full-time living, a second home, or an investment opportunity. A pre-listing inspection has been completed, and the seller is addressing select items identified in the report. Schedule your private showing today and take advantage of this price improvement on a well-located end unit in Panama City Beach.

20. 2026-04-07
    price $265,000 1624-char remark

    Show marketing remark (1624 chars)

    Price Improvement - Now Offered at $265,000! Private Beach Access , End Unit . Nature Preserve Views. Welcome to 17751 Panama City Beach Parkway, Unit 9F-an end-unit townhome ideally located in the desirable west end of Panama City Beach. Just a short walk along the private boardwalk leads to the Gulf's sugar-white beaches, offering the perfect blend of coastal lifestyle and convenience. This end unit is uniquely positioned overlooking a peaceful nature preserve, providing added privacy and open green space rarely found in townhome communities. Enjoy outdoor living with a private balcony off the primary bedroom and a covered patio off the main living area-perfect for relaxing and enjoying coastal breezes. Inside, the home features a functional layout with two full bathrooms (one upstairs and one downstairs), a galley-style kitchen with gas stove, and bright living and dining areas filled with natural light. Located in Beachwalk Condominiums, residents enjoy amenities including a community pool, tennis courts, and private beach access via boardwalk. The HOA covers cable, lawn maintenance, exterior pest control, garbage service, and pool care, providing a low-maintenance lifestyle. Conveniently located near dining, shopping, and approximately one mile from Pier Park, this property is well-suited for full-time living, a second home, or an investment opportunity. A pre-listing inspection has been completed, and the seller is addressing select items identified in the report. Schedule your private showing today and take advantage of this price improvement on a well-located end unit in Panama City Beach.

21. 2026-02-21
    listed $269,900 Active 730-char remark

    Show marketing remark (1624 chars)

    Price Improvement - Now Offered at $265,000! Private Beach Access , End Unit . Nature Preserve Views. Welcome to 17751 Panama City Beach Parkway, Unit 9F-an end-unit townhome ideally located in the desirable west end of Panama City Beach. Just a short walk along the private boardwalk leads to the Gulf's sugar-white beaches, offering the perfect blend of coastal lifestyle and convenience. This end unit is uniquely positioned overlooking a peaceful nature preserve, providing added privacy and open green space rarely found in townhome communities. Enjoy outdoor living with a private balcony off the primary bedroom and a covered patio off the main living area-perfect for relaxing and enjoying coastal breezes. Inside, the home features a functional layout with two full bathrooms (one upstairs and one downstairs), a galley-style kitchen with gas stove, and bright living and dining areas filled with natural light. Located in Beachwalk Condominiums, residents enjoy amenities including a community pool, tennis courts, and private beach access via boardwalk. The HOA covers cable, lawn maintenance, exterior pest control, garbage service, and pool care, providing a low-maintenance lifestyle. Conveniently located near dining, shopping, and approximately one mile from Pier Park, this property is well-suited for full-time living, a second home, or an investment opportunity. A pre-listing inspection has been completed, and the seller is addressing select items identified in the report. Schedule your private showing today and take advantage of this price improvement on a well-located end unit in Panama City Beach.

22. 2026-02-21
    listed $269,900 Active 1624-char remark

    Show marketing remark (1624 chars)

    Price Improvement - Now Offered at $265,000! Private Beach Access , End Unit . Nature Preserve Views. Welcome to 17751 Panama City Beach Parkway, Unit 9F-an end-unit townhome ideally located in the desirable west end of Panama City Beach. Just a short walk along the private boardwalk leads to the Gulf's sugar-white beaches, offering the perfect blend of coastal lifestyle and convenience. This end unit is uniquely positioned overlooking a peaceful nature preserve, providing added privacy and open green space rarely found in townhome communities. Enjoy outdoor living with a private balcony off the primary bedroom and a covered patio off the main living area-perfect for relaxing and enjoying coastal breezes. Inside, the home features a functional layout with two full bathrooms (one upstairs and one downstairs), a galley-style kitchen with gas stove, and bright living and dining areas filled with natural light. Located in Beachwalk Condominiums, residents enjoy amenities including a community pool, tennis courts, and private beach access via boardwalk. The HOA covers cable, lawn maintenance, exterior pest control, garbage service, and pool care, providing a low-maintenance lifestyle. Conveniently located near dining, shopping, and approximately one mile from Pier Park, this property is well-suited for full-time living, a second home, or an investment opportunity. A pre-listing inspection has been completed, and the seller is addressing select items identified in the report. Schedule your private showing today and take advantage of this price improvement on a well-located end unit in Panama City Beach.

23. 2026-02-09
    historical
24. 2025-11-07
    status Active
25. 2025-10-01
    status Active
26. 2025-07-31
    price $279,000
27. 2025-05-06
    listed $285,000 Active
28. 2023-05-13
    listed $325,000 Active

ⓘ 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: $2,882 · $240/mo
• Projected year-2 tax: $2,882 · $240/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 7 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: $32,383
• − Mortgage interest: −$14,844
• − Property taxes: −$2,882
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,591
• − Management: −$2,591
• − HOA: −$5,964
• − Depreciation: −$7,709
• Taxable loss: −$5,522
• Est. tax savings @ 24.0%: +$1,325
• After-tax cash flow: $61/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

-18.5% since first listed

10 events — show timeline

• 2026-04-07 Price Changed $265,000 ECAR
• 2026-04-07 Price Changed $265,000 CPARMLS
• 2026-02-21 Listed $269,900 CPARMLS
• 2026-02-21 Listed $269,900 ECAR
• 2026-02-09 Listing Removed — CPARMLS
• 2025-11-07 Relisted — CPARMLS
• 2025-10-01 Relisted — CPARMLS
• 2025-07-31 Price Changed $279,000 CPARMLS
• 2025-05-06 Listed $285,000 CPARMLS
• 2023-05-13 Listed $325,000 CPARMLS

Property tax history

+10.5%/yr

Latest (2025): $2,882 · -2.5% YoY. Source: county tax records.