17462 Front Beach Rd Unit 18D · Panama City Beach, FL 32413

$195,900

1 bd · 1.0 ba · 582 sqft · Condo · 101 Days on market

Built 1983 $337/sqft · 14% below area Est $227k · 14% under ↓ 30% since listing

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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 +13.6/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Cash flow +0.6/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the gated community of Horizon South, this charming 1-bedroom, 1-bath condo offers the perfect blend of comfort, convenience, and coastal lifestyle in the heart of Panama City Beach. Just a short walk to the beautiful Gulf beaches, this fully furnished unit is ideal as a vacation getaway, investment property, or full-time residence. Inside, you'll find a bright and inviting living space with an open layout, a spacious bedroom, and a well-appointed kitchen designed for easy beach living. The condo is move-in ready and offers everything you need to start enjoying the beach lifestyle immediately. Enjoy resort-style amenities including multiple swimming pools, a hot tub, tennis, basketball and pickleball courts, mini golf, fitness center, shuffleboard, and more. The gated community also offers private beach access and is conveniently located near shopping, dining, and entertainment, including Pier Park. Whether you're looking for a relaxing beach retreat or a strong short-term rental opportunity, this condo puts you right in the middle of everything Panama City Beach has to offer. Sleeps 5 (queen bed, pull out couch & a roll out bed). Stacked washer/dryer. A/C 2021, roof 2019 and HWH 2019

Key facts

• Gated community
• Fitness center
• Private beach access

Tags

• GATED COMMUNITY
• PRIVATE BEACH ACCESS
• RESORT STYLE AMENITIES
• MULTIPLE SWIMMING POOLS
• FITNESS CENTER
• WELL APPOINTED KITCHEN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $196k.

Deal economics

• At list price, monthly cash flow is $-848 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (26.6% below list).
• Recommended offer: $144k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 1.1% vs local median 2.6% in Panama City Beach — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 101 days — a 9% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $43k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 44% 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 $143,711 (26.6% 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 101 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 1.10%
• Cash-on-cash: -18.54%
• DSCR: 0.18
• GRM: 11.4

CMA / ARV

• ARV (median comp): $226,872
• List price: $195,900
• Delta: -13.65%
• 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: -58.5%
• Equity multiple: -0.62×
• Total profit: $-88,813
• Equity at exit: $29,209

10-year hold

• IRR: —
• Equity multiple: -1.90×
• Total profit: $-158,848
• Equity at exit: $16,938

Cash invested: $54,852 (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: $1,437 medium
• Mortgage (P&I): −$1,027
• Tax est. 1.5%: −$245 /mo · $2,938/yr
• Insurance: −$82
• HOA est. from 2 same-building comps: −$629
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-848

Break-even live

Break-even rent $2,510

Max offer price $73,265

Occupancy floor —

Sensitivity live

Price	-10% $-712	-5% $-780	+0% $-848	+5% $-915	+10% $-983
Rent	-10% $-961	-5% $-904	+0% $-848	+5% $-791	+10% $-734
Rate	-1.0pp $-749	-0.5pp $-798	base $-848	+0.5pp $-898	+1.0pp $-950

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: $48,975
• Closing costs: $5,877
• 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	0.39mi
102 Cabana Cay Cir Panama City Beach, FL	1.0–2.0	1.0–2.0	950	$1,238	$1.30	13d	26	0.57mi
17784 Front Beach Rd #16 Panama City, FL	1.0	1.0	385	$1,500	$3.90	21d	1	0.77mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-19
   days on market $195,900 Active 101 DOM
2. 2026-06-18
   days on market $195,900 Active 100 DOM
3. 2026-06-17
   days on market $195,900 Active 99 DOM
4. 2026-06-16
   days on market $195,900 Active 98 DOM
5. 2026-06-15
   days on market $195,900 Active 97 DOM
6. 2026-06-14
   days on market $195,900 Active 95 DOM
7. 2026-06-13
   days on market $195,900 Active 94 DOM
8. 2026-06-10
   days on market $195,900 Active 92 DOM
9. 2026-06-09
   days on market $195,900 Active 91 DOM
10. 2026-06-08
    days on market $195,900 Active 90 DOM
11. 2026-06-07
    days on market $195,900 Active 89 DOM
12. 2026-06-05
    days on market $195,900 Active 86 DOM
13. 2026-06-03
    days on market $195,900 Active 85 DOM
14. 2026-06-02
    days on market $195,900 Active 84 DOM
15. 2026-06-01
    days on market $195,900 Active 83 DOM
16. 2026-05-31
    days on market $195,900 Active 82 DOM
17. 2026-05-30
    days on market $195,900 Active 81 DOM
18. 2026-05-16
    price $195,900 1220-char remark

    Show marketing remark (1220 chars)

    Located in the gated community of Horizon South, this charming 1-bedroom, 1-bath condo offers the perfect blend of comfort, convenience, and coastal lifestyle in the heart of Panama City Beach. Just a short walk to the beautiful Gulf beaches, this fully furnished unit is ideal as a vacation getaway, investment property, or full-time residence. Inside, you'll find a bright and inviting living space with an open layout, a spacious bedroom, and a well-appointed kitchen designed for easy beach living. The condo is move-in ready and offers everything you need to start enjoying the beach lifestyle immediately. Enjoy resort-style amenities including multiple swimming pools, a hot tub, tennis, basketball and pickleball courts, mini golf, fitness center, shuffleboard, and more. The gated community also offers private beach access and is conveniently located near shopping, dining, and entertainment, including Pier Park. Whether you're looking for a relaxing beach retreat or a strong short-term rental opportunity, this condo puts you right in the middle of everything Panama City Beach has to offer. Sleeps 5 (queen bed, pull out couch & a roll out bed). Stacked washer/dryer. A/C 2021, roof 2019 and HWH 2019

19. 2026-04-11
    price $200,000 1220-char remark

    Show marketing remark (1220 chars)

    Located in the gated community of Horizon South, this charming 1-bedroom, 1-bath condo offers the perfect blend of comfort, convenience, and coastal lifestyle in the heart of Panama City Beach. Just a short walk to the beautiful Gulf beaches, this fully furnished unit is ideal as a vacation getaway, investment property, or full-time residence. Inside, you'll find a bright and inviting living space with an open layout, a spacious bedroom, and a well-appointed kitchen designed for easy beach living. The condo is move-in ready and offers everything you need to start enjoying the beach lifestyle immediately. Enjoy resort-style amenities including multiple swimming pools, a hot tub, tennis, basketball and pickleball courts, mini golf, fitness center, shuffleboard, and more. The gated community also offers private beach access and is conveniently located near shopping, dining, and entertainment, including Pier Park. Whether you're looking for a relaxing beach retreat or a strong short-term rental opportunity, this condo puts you right in the middle of everything Panama City Beach has to offer. Sleeps 5 (queen bed, pull out couch & a roll out bed). Stacked washer/dryer. A/C 2021, roof 2019 and HWH 2019

20. 2026-03-21
    price $235,000 1220-char remark

    Show marketing remark (1220 chars)

    Located in the gated community of Horizon South, this charming 1-bedroom, 1-bath condo offers the perfect blend of comfort, convenience, and coastal lifestyle in the heart of Panama City Beach. Just a short walk to the beautiful Gulf beaches, this fully furnished unit is ideal as a vacation getaway, investment property, or full-time residence. Inside, you'll find a bright and inviting living space with an open layout, a spacious bedroom, and a well-appointed kitchen designed for easy beach living. The condo is move-in ready and offers everything you need to start enjoying the beach lifestyle immediately. Enjoy resort-style amenities including multiple swimming pools, a hot tub, tennis, basketball and pickleball courts, mini golf, fitness center, shuffleboard, and more. The gated community also offers private beach access and is conveniently located near shopping, dining, and entertainment, including Pier Park. Whether you're looking for a relaxing beach retreat or a strong short-term rental opportunity, this condo puts you right in the middle of everything Panama City Beach has to offer. Sleeps 5 (queen bed, pull out couch & a roll out bed). Stacked washer/dryer. A/C 2021, roof 2019 and HWH 2019

21. 2026-03-07
    listed $239,000 Active 1220-char remark

    Show marketing remark (1220 chars)

    Located in the gated community of Horizon South, this charming 1-bedroom, 1-bath condo offers the perfect blend of comfort, convenience, and coastal lifestyle in the heart of Panama City Beach. Just a short walk to the beautiful Gulf beaches, this fully furnished unit is ideal as a vacation getaway, investment property, or full-time residence. Inside, you'll find a bright and inviting living space with an open layout, a spacious bedroom, and a well-appointed kitchen designed for easy beach living. The condo is move-in ready and offers everything you need to start enjoying the beach lifestyle immediately. Enjoy resort-style amenities including multiple swimming pools, a hot tub, tennis, basketball and pickleball courts, mini golf, fitness center, shuffleboard, and more. The gated community also offers private beach access and is conveniently located near shopping, dining, and entertainment, including Pier Park. Whether you're looking for a relaxing beach retreat or a strong short-term rental opportunity, this condo puts you right in the middle of everything Panama City Beach has to offer. Sleeps 5 (queen bed, pull out couch & a roll out bed). Stacked washer/dryer. A/C 2021, roof 2019 and HWH 2019

22. 2023-12-11
    historical
23. 2023-06-09
    price $274,900
24. 2023-05-10
    listed $279,000 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 73% 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: $17,245
• − Mortgage interest: −$10,973
• − Property taxes: −$2,938
• − Insurance: −$980
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − HOA: −$7,548
• − Depreciation: −$5,699
• Taxable loss: −$13,652
• Est. tax savings @ 24.0%: +$3,277
• After-tax cash flow: $-6,893/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

-29.8% since first listed

7 events — show timeline

• 2026-05-16 Price Changed $195,900 CPARMLS
• 2026-04-11 Price Changed $200,000 CPARMLS
• 2026-03-21 Price Changed $235,000 CPARMLS
• 2026-03-07 Listed $239,000 CPARMLS
• 2023-12-11 Listing Removed — CPARMLS
• 2023-06-09 Price Changed $274,900 CPARMLS
• 2023-05-10 Listed $279,000 CPARMLS