17620 Front Beach Rd Unit H6 · Panama City Beach, FL 32413

$250,000

2 bd · 2.0 ba · 1,120 sqft · Townhouse public records · 6 Days on market

Built 1984 Est $493k · 49% under

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Why this score? — see what drove the C+ 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.5/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lowest Price with 2 full baths and located in the middle of the complex. Great location in portside for this 2 bed 2.5 bath townhouse style unit. Short walk to both pools, and beach entrance . Downstairs has the living dining, laundry and a half bath. Covered deck off living room. Upstairs has the 2 beds and 2 full baths with a balcony off the master. This unit is not on a rental program. Amenities includes 3 Pools ( 1 heated), jacuzzi, kiddie pool, shuffleboard and a club house, 3 Tennis Courts, Directly accross the street from the Gulf

Key facts

• Covered deck
• 3 pools
• Jacuzzi

Tags

• COVERED DECK
• SHORT WALK TO POOLS
• SHORT WALK TO BEACH ENTRANCE
• 3 POOLS
• JACUZZI
• KIDDIE POOL

Property features AI

Finance

• HOA & community: Has homeowners association; Association amenities include beach rights, game room, barbecue, spa/hot tub; Community features include beach access, clubhouse, fitness center, game room, playground, park, community pool, tennis courts, barbecue area, and short-term rental allowed

Exterior

• Parking: Additional parking available; Dumpster on site
• Utilities: Cable connected; Public sewer
• Home design: Multifamily residence; 2 stories
• Construction: Stucco construction
• Exterior features: Covered patio; Balcony; Deck (open); Porch

Interior

• Kitchen: Electric range
• Bedrooms: Second-floor bedrooms (two 12 x 12 rooms); Primary bedroom located on upper level
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Balcony; Shower only bathroom; Upper-level primary bedroom; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.2% 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; 1272 active listings in the ZIP; 12 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).
• 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 15y 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 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $492,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17620 Front Beach Rd Unit Z2	0.06mi	2/1.5	1,120 (0%)	0mo	$237,500	$212	95
17751 Panama City Beach Pkwy Unit 12E	0.11mi	2/2.0	1,100 (-2%)	1mo	$220,000	$200	91
17751 Panama City Beach Pkwy Unit 5F	0.10mi	2/2.0	1,100 (-2%)	2mo	$228,000	$207	91
17620 Front Beach Rd Unit I3	0.22mi	2/1.5	1,120 (0%)	1mo	$283,000	$253	87
17643 Front Beach Rd #2102	0.29mi	2/2.0	1,147 (+2%)	1mo	$505,000	$440	82
17643 Front Beach Rd #1905	0.29mi	2/2.0	1,147 (+2%)	1mo	$510,000	$445	82
17643 Front Beach Rd Unit 1708	0.29mi	2/2.0	1,147 (+2%)	1mo	$530,000	$462	82
17545 Front Beach Rd #2308	0.38mi	2/2.0	1,146 (+2%)	1mo	$460,000	$401	78
17729 Front Beach Rd Unit 1402E	0.32mi	2/2.0	1,074 (-4%)	2mo	$535,000	$498	77
17709 Front Beach Rd #2	0.29mi	2/3.0	1,232 (+10%)	0mo	$760,000	$617	66
17735 Front Beach Rd Unit 4	0.31mi	2/3.0	1,232 (+10%)	1mo	$825,000	$670	64
17462 Front Beach Rd Unit 83B	0.45mi	2/2.0	960 (-14%)	0mo	$255,000	$266	55

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: -8.7%
• Equity multiple: 0.69×
• Total profit: $-21,877
• Equity at exit: $37,276

10-year hold

• IRR: -2.8%
• Equity multiple: 0.83×
• Total profit: $-11,807
• Equity at exit: $21,615

Cash invested: $70,000 (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: 1272
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,636 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$274 /mo · $3,288/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $393

Break-even live

Break-even rent $2,138

Max offer price $250,000

Occupancy floor 80%

Sensitivity live

Price	-10% $535	-5% $464	+0% $393	+5% $322	+10% $252
Rent	-10% $185	-5% $289	+0% $393	+5% $497	+10% $601
Rate	-1.0pp $519	-0.5pp $457	base $393	+0.5pp $328	+1.0pp $262

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: $62,500
• Closing costs: $7,500
• 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	22d	1	0.11mi
17751 Panama City Beach Pkwy Unit 2E Panama City Beach, FL	2.0	2.0	1100	$2,600	$2.36	22d	1	0.12mi
17614 Front Beach Rd Unit 16D Panama City Beach, FL	2.0	1.0	748	$1,600	$2.14	22d	1	0.19mi
17735 Front Beach Rd Unit 1447171P Panama City Beach, FL	3.0	2.0	1227	$4,925	$4.01	22d	1	0.32mi
17729 Front Beach Rd Unit 1355005P Panama City Beach, FL	1.0	2.0	882	$2,038	$2.31	14d	1	0.33mi
17545 Front Beach Rd Unit 1523333P Panama City, FL	2.0	2.0	1140	$6,472	$5.68	14d	1	0.40mi
17462 Front Beach Rd Unit 1 Panama City Beach, FL	1.0	1.0	900	$1,950	$2.17	22d	1	0.43mi
127 Heather Dr Panama City Beach, FL	3.0	2.0	1297	$2,350	$1.81	14d	1	0.75mi
17225 Panama City Beach Pkwy Panama City Beach, FL	1.0–2.0	1.0–2.0	981	$1,719	$1.75	14d	10	0.92mi
102 Cabana Cay Cir Panama City Beach, FL	1.0–2.0	1.0–2.0	950	$2,143	$2.26	14d	26	1.02mi
17155 Front Beach Rd Unit 1354915P Panama City Beach, FL	2.0	2.0	1194	$2,498	$2.09	22d	1	1.16mi
19610 Alta Vista Dr Panama City Beach, FL	2.0	1.0	1000	$1,400	$1.40	14d	1	1.24mi

Listing history 7 events

1. 2026-06-19
   days on market $250,000 Active 6 DOM
2. 2026-06-18
   days on market $250,000 Active 5 DOM
3. 2026-06-17
   days on market $250,000 Active 4 DOM
4. 2026-06-16
   days on market $250,000 Active 3 DOM
5. 2026-06-15
   days on market $250,000 Active 2 DOM
6. 2026-06-14
   remarks 544-char remark
7. 2026-06-14
   listed $250,000 Active 1 DOM

ⓘ 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: $3,288 · $274/mo
• Projected year-2 tax: $3,288 · $274/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $31,629
• − Mortgage interest: −$14,004
• − Property taxes: −$3,288
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,530
• − Management: −$2,530
• − Depreciation: −$7,273
• Taxable income: $754
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $4,536/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

+85.3% since first listed

25 events — show timeline

• 2026-06-13 Listed $250,000 CPARMLS
• 2025-09-30 Price Changed $275,892 CPARMLS
• 2025-09-30 Listing Removed — CPARMLS
• 2025-08-08 Price Changed $289,892 CPARMLS
• 2025-06-25 Price Changed $299,999 CPARMLS
• 2025-06-11 Price Changed $310,000 CPARMLS
• 2025-03-21 Listed $325,000 CPARMLS
• 2024-12-31 Listing Removed — CPARMLS
• 2024-06-01 Listed $339,000 CPARMLS
• 2022-11-23 Sold (Public Records) $340,000 Public Records
• 2022-11-22 Sold (MLS) $340,000 CPARMLS
• 2022-10-21 Contingent — CPARMLS
• 2022-10-07 Price Changed $355,000 CPARMLS
• 2022-09-17 Price Changed $370,000 CPARMLS
• 2022-09-15 Price Changed $374,000 CPARMLS
• 2022-08-31 Relisted — CPARMLS
• 2022-08-31 Price Changed $375,000 CPARMLS
• 2022-04-19 Price Changed $385,000 CPARMLS
• 2022-04-13 Price Changed $389,000 CPARMLS
• 2022-04-07 Relisted — CPARMLS
• 2022-04-07 Contingent — CPARMLS
• 2022-04-03 Price Changed $390,000 CPARMLS
• 2022-03-09 Listed $400,000 CPARMLS
• 2021-12-09 Listing Removed — CPARMLS
• 2011-06-27 Listed $134,900 CPARMLS

Property tax history

+11.2%/yr

Latest (2025): $3,288 · +3.5% YoY. Source: county tax records.