17620 Front Beach Rd Unit Z4 · Panama City Beach, FL 32413

$255,000

2 bd · 2.0 ba · 1,120 sqft · Condo public records · 199 Days on market

Built 1984 $228/sqft · 12% below area Est $289k · 12% under

---

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 +19.5/30.0
• ARV discount +12.8/15.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• 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 MLS

MOTIVATED SELLERS! THIS ONE IS PRICES TO SELL! Welcome to Portside Condos! This 2 bedroom/1 and a half bathroom townhome-style condo is a turn-key property is ready to reel in the rental income. When you enter this home, you'll enjoy the open concept living, dining and kitchen space. The laundry is located on the main level along with a half bath. The kitchen is equipped with granite countertops and a beautiful tile backsplash. Upstairs you'll find two spacious bedrooms and a half bath. The primary suite features an awesome balcony off the bedroom! Out back, you'll love the storage closet perfect for storing beach toys and accessories right at your fingertips! Portside Condos is right across the street from public Beach Access 71! Portside is home to an abundance of amenities that include a kiddy pool, a spa (hot tub), one heated pool and two additional non-heated pools, tennis courts, and a clubhouse for owner/tenant use! Portside is also located on the West End of PCB, only minutes from shopping, dining, and the many other amazing attractions PCB has to offer. Come check it out!

Key facts

• Clubhouse
• Tennis courts
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• PUBLIC BEACH ACCESS 71
• HEATED POOL
• TENNIS COURTS
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $255k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (0.5% below list).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 1249 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 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 199 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 25y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $224,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. 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?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.00% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 8.4

CMA / ARV

• ARV (median comp): $289,173
• List price: $255,000
• Delta: -11.82%
• 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: -11.6%
• Equity multiple: 0.59×
• Total profit: $-29,204
• Equity at exit: $38,021

10-year hold

• IRR: -6.4%
• Equity multiple: 0.64×
• Total profit: $-25,967
• Equity at exit: $22,048

Cash invested: $71,400 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,537 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$274 /mo · $3,288/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $287

Break-even live

Break-even rent $2,174

Max offer price $255,000

Occupancy floor 84%

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: $63,750
• Closing costs: $7,650
• 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	21d	1	0.12mi
17751 Panama City Beach Pkwy Unit 1523371P Panama City Beach, FL	2.0	2.0	1097	$3,862	$3.52	21d	1	0.15mi
17751 Panama City Beach Pkwy Unit 2E Panama City Beach, FL	2.0	2.0	1100	$2,600	$2.36	21d	1	0.17mi
17735 Front Beach Rd Unit 1447171P Panama City Beach, FL	3.0	2.0	1227	$4,925	$4.01	21d	1	0.28mi
17729 Front Beach Rd Unit 1355005P Panama City Beach, FL	1.0	2.0	882	$2,038	$2.31	13d	1	0.30mi
17545 Front Beach Rd Unit 1523333P Panama City, FL	2.0	2.0	1140	$6,472	$5.68	13d	1	0.34mi
17462 Front Beach Rd Unit 1 Panama City Beach, FL	1.0	1.0	900	$1,950	$2.17	21d	1	0.39mi
127 Heather Dr Panama City Beach, FL	3.0	2.0	1297	$2,350	$1.81	13d	1	0.76mi
17225 Panama City Beach Pkwy Panama City Beach, FL	1.0–2.0	1.0–2.0	981	$1,719	$1.75	13d	10	0.90mi
102 Cabana Cay Cir Panama City Beach, FL	1.0–2.0	1.0–2.0	950	$2,143	$2.26	13d	26	0.98mi
17155 Front Beach Rd Unit 1354915P Panama City Beach, FL	2.0	2.0	1194	$2,498	$2.09	21d	1	1.12mi
19610 Alta Vista Dr Panama City Beach, FL	2.0	1.0	1000	$1,400	$1.40	13d	1	1.28mi

HOA detail condo

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

Listing history 42 events

1. 2026-06-19
   days on market $255,000 Active 199 DOM
2. 2026-06-18
   days on market $255,000 Active 198 DOM
3. 2026-06-17
   days on market $255,000 Active 197 DOM
4. 2026-06-16
   days on market $255,000 Active 196 DOM
5. 2026-06-15
   days on market $255,000 Active 195 DOM
6. 2026-06-14
   days on market $255,000 Active 193 DOM
7. 2026-06-13
   days on market $255,000 Active 192 DOM
8. 2026-06-10
   days on market $255,000 Active 190 DOM
9. 2026-06-09
   days on market $255,000 Active 189 DOM
10. 2026-06-09
    pricedays on market $255,000 Active 188 DOM
11. 2026-06-05
    days on market $259,900 Active 187 DOM
12. 2026-06-03
    days on market $259,900 Active 186 DOM
13. 2026-06-02
    days on market $259,900 Active 185 DOM
14. 2026-06-01
    days on market $259,900 Active 184 DOM
15. 2026-05-31
    days on market $259,900 Active 183 DOM
16. 2026-05-30
    days on market $259,900 Active 182 DOM
17. 2026-04-26
    price $259,900 1097-char remark

    Show marketing remark (1097 chars)

    MOTIVATED SELLERS! THIS ONE IS PRICES TO SELL! Welcome to Portside Condos! This 2 bedroom/1 and a half bathroom townhome-style condo is a turn-key property is ready to reel in the rental income. When you enter this home, you'll enjoy the open concept living, dining and kitchen space. The laundry is located on the main level along with a half bath. The kitchen is equipped with granite countertops and a beautiful tile backsplash. Upstairs you'll find two spacious bedrooms and a half bath. The primary suite features an awesome balcony off the bedroom! Out back, you'll love the storage closet perfect for storing beach toys and accessories right at your fingertips! Portside Condos is right across the street from public Beach Access 71! Portside is home to an abundance of amenities that include a kiddy pool, a spa (hot tub), one heated pool and two additional non-heated pools, tennis courts, and a clubhouse for owner/tenant use! Portside is also located on the West End of PCB, only minutes from shopping, dining, and the many other amazing attractions PCB has to offer. Come check it out!

18. 2026-02-02
    price $260,000 1097-char remark

    Show marketing remark (1097 chars)

    MOTIVATED SELLERS! THIS ONE IS PRICES TO SELL! Welcome to Portside Condos! This 2 bedroom/1 and a half bathroom townhome-style condo is a turn-key property is ready to reel in the rental income. When you enter this home, you'll enjoy the open concept living, dining and kitchen space. The laundry is located on the main level along with a half bath. The kitchen is equipped with granite countertops and a beautiful tile backsplash. Upstairs you'll find two spacious bedrooms and a half bath. The primary suite features an awesome balcony off the bedroom! Out back, you'll love the storage closet perfect for storing beach toys and accessories right at your fingertips! Portside Condos is right across the street from public Beach Access 71! Portside is home to an abundance of amenities that include a kiddy pool, a spa (hot tub), one heated pool and two additional non-heated pools, tennis courts, and a clubhouse for owner/tenant use! Portside is also located on the West End of PCB, only minutes from shopping, dining, and the many other amazing attractions PCB has to offer. Come check it out!

19. 2025-11-25
    listed $275,000 Active 1097-char remark

    Show marketing remark (1097 chars)

    MOTIVATED SELLERS! THIS ONE IS PRICES TO SELL! Welcome to Portside Condos! This 2 bedroom/1 and a half bathroom townhome-style condo is a turn-key property is ready to reel in the rental income. When you enter this home, you'll enjoy the open concept living, dining and kitchen space. The laundry is located on the main level along with a half bath. The kitchen is equipped with granite countertops and a beautiful tile backsplash. Upstairs you'll find two spacious bedrooms and a half bath. The primary suite features an awesome balcony off the bedroom! Out back, you'll love the storage closet perfect for storing beach toys and accessories right at your fingertips! Portside Condos is right across the street from public Beach Access 71! Portside is home to an abundance of amenities that include a kiddy pool, a spa (hot tub), one heated pool and two additional non-heated pools, tennis courts, and a clubhouse for owner/tenant use! Portside is also located on the West End of PCB, only minutes from shopping, dining, and the many other amazing attractions PCB has to offer. Come check it out!

20. 2025-10-19
    historical
21. 2025-07-14
    price $284,900
22. 2025-05-25
    price $289,900
23. 2025-04-10
    listed $300,000 Active
24. 2022-05-27
    soldstatus $345,900 Sold
25. 2022-05-27
    soldstatus $345,900 Closed
26. 2022-05-27
    soldstatus $345,900 Sold
27. 2022-04-11
    historical Active Under Contract
28. 2022-03-24
    historical
29. 2022-02-23
    listed Active Under Contract
30. 2022-02-18
    historical
31. 2022-02-15
    listed $345,900
32. 2022-02-15
    listed $345,900
33. 2021-12-09
    historical
34. 2021-04-07
    soldstatus $230,000
35. 2021-03-17
    listed $230,000
36. 2008-01-31
    soldstatus $145,000
37. 2008-01-25
    soldstatus $145,000
38. 2007-10-30
    listed $159,000
39. 2002-11-04
    soldstatus $95,000
40. 2002-10-31
    soldstatus $95,000
41. 2002-01-25
    listed $99,900
42. 2001-11-30
    listed $102,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $30,449
• − Mortgage interest: −$14,284
• − Property taxes: −$3,288
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,436
• − Management: −$2,436
• − Depreciation: −$7,418
• Taxable loss: −$688
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $3,610/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

+154.8% since first listed

26 events — show timeline

• 2026-04-26 Price Changed $259,900 CPARMLS
• 2026-02-02 Price Changed $260,000 CPARMLS
• 2025-11-25 Listed $275,000 CPARMLS
• 2025-10-19 Listing Removed — CPARMLS
• 2025-07-14 Price Changed $284,900 CPARMLS
• 2025-05-25 Price Changed $289,900 CPARMLS
• 2025-04-10 Listed $300,000 CPARMLS
• 2022-05-27 Sold (MLS) $345,900 NAMLS
• 2022-05-27 Sold (MLS) $345,900 CPARMLS
• 2022-05-27 Sold (MLS) $345,900 ECAR
• 2022-04-11 Contingent — CPARMLS
• 2022-03-24 Listing Removed — CPARMLS
• 2022-02-23 Listed — CPARMLS
• 2022-02-18 Listing Removed — NAMLS
• 2022-02-15 Listed $345,900 NAMLS
• 2022-02-15 Listed $345,900 CPARMLS
• 2021-12-09 Listing Removed — CPARMLS
• 2021-04-07 Sold (Public Records) $230,000 Public Records
• 2021-03-17 Listed $230,000 CPARMLS
• 2008-01-31 Sold (Public Records) $145,000 Public Records
• 2008-01-25 Sold (MLS) $145,000 CPARMLS
• 2007-10-30 Listed $159,000 CPARMLS
• 2002-11-04 Sold (Public Records) $95,000 Public Records
• 2002-10-31 Sold (MLS) $95,000 CPARMLS
• 2002-01-25 Listed $99,900 CPARMLS
• 2001-11-30 Listed $102,000 CPARMLS

Property tax history

+11.2%/yr

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