17620 Front Beach Rd Unit T1 · Panama City Beach, FL 32413

$269,000

2 bd · 1.5 ba · 1,120 sqft · Condo · 105 Days on market

Built 1984 Good condition $240/sqft · 15% below area Est $318k · 15% under

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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).

• ARV discount +14.4/15.0
• Cash flow +6.5/30.0
• 1% rule +4.3/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

End unit in the lovely community Portside Resort! Portside T1 is located on the coveted West End of Panama City Beach! You will discover coastal charm throughout the entire condo! Downstairs is a nice size living area with a dining room and kitchen! There is also a guest bathroom and a laundry area. There is a sleeper sofa in the living area! Upstairs you will find the master bedroom with its own balcony and a guest bedroom. The master bedroom has a nice dressing area and access to the upstairs full bathroom! There is a private grilling area out back! This unit is a great turnkey property. Whether you're seeking a relaxing getaway, an income-generating property, or both, Unit T1 is an exceptional opportunity. Portside Resort offers an array of amenities that make it a standout in the area. Residents enjoy three swimming pools (one heated), a jacuzzi, a kiddie pool, three tennis courts, and shuffleboard. One of the pools and a tennis court are located just steps from Unit T1. The resort's prime location is directly across from the Gulf, and a short, scenic two-block walk leads you to the pristine white sand beach. The lush landscaping and picturesque views along the way add to the charm of this vibrant community. Embrace the coastal lifestyle with all the comforts of home--schedule your showing today and discover the potential of this beautiful beachside retreat!

Key facts

• Three swimming pools
• Three tennis courts
• Shuffleboard

Tags

• PRIVATE GRILLING AREA
• THREE SWIMMING POOLS
• ONE HEATED
• KIDDIE POOL
• THREE TENNIS COURTS
• SHUFFLEBOARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $269k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-524 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (7.0% below list).
• Recommended offer: $245k (9.0% below list) — sets the bar for market timing.
• Cap rate 4.3% 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 105 days — a 9% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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

• Watch-outs: flood insurance adds $66/mo; HOA is 23% 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 $244,790 (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 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.93% ✗
• Cap rate: 4.25%
• Cash-on-cash: -7.29%
• DSCR: 0.68
• GRM: 9.0

CMA / ARV

• ARV (median comp): $317,609
• List price: $269,000
• Delta: -15.30%
• 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: -34.9%
• Equity multiple: -0.10×
• Total profit: $-82,614
• Equity at exit: $40,109

10-year hold

• IRR: -73.2%
• Equity multiple: -0.82×
• Total profit: $-136,934
• Equity at exit: $23,258

Cash invested: $75,320 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,502 high
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 3 same-building comps: −$575
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-524

Break-even live

Break-even rent $3,165

Max offer price $193,200

Occupancy floor —

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: $67,250
• Closing costs: $8,070
• 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	0.04mi
17735 Front Beach Rd Unit 1447171P Panama City Beach, FL	3.0	2.0	1227	$4,925	$4.01	21d	1	0.20mi
17729 Front Beach Rd Unit 1355005P Panama City Beach, FL	1.0	2.0	882	$2,038	$2.31	13d	1	0.23mi
17545 Front Beach Rd Unit 1523333P Panama City, FL	2.0	2.0	1140	$6,472	$5.68	13d	1	0.24mi
17751 Panama City Beach Pkwy Unit 1523371P Panama City Beach, FL	2.0	2.0	1097	$3,862	$3.52	21d	1	0.25mi
17751 Panama City Beach Pkwy Unit 2E Panama City Beach, FL	2.0	2.0	1100	$2,600	$2.36	21d	1	0.28mi
17462 Front Beach Rd Unit 1 Panama City Beach, FL	1.0	1.0	900	$1,950	$2.17	21d	1	0.40mi
127 Heather Dr Panama City Beach, FL	3.0	2.0	1297	$2,350	$1.81	13d	1	0.84mi
17225 Panama City Beach Pkwy Panama City Beach, FL	1.0–2.0	1.0–2.0	981	$1,719	$1.75	13d	10	0.92mi
102 Cabana Cay Cir Panama City Beach, FL	1.0–2.0	1.0–2.0	950	$2,143	$2.26	13d	26	0.97mi
17155 Front Beach Rd Unit 1354915P Panama City Beach, FL	2.0	2.0	1194	$2,498	$2.09	21d	1	1.08mi
19610 Alta Vista Dr Panama City Beach, FL	2.0	1.0	1000	$1,400	$1.40	13d	1	1.31mi

HOA detail condo

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

Listing history 38 events

1. 2026-06-19
   days on market $269,000 Active 105 DOM
2. 2026-06-18
   days on market $269,000 Active 104 DOM
3. 2026-06-17
   days on market $269,000 Active 103 DOM
4. 2026-06-16
   days on market $269,000 Active 102 DOM
5. 2026-06-15
   days on market $269,000 Active 101 DOM
6. 2026-06-14
   days on market $269,000 Active 99 DOM
7. 2026-06-13
   days on market $269,000 Active 98 DOM
8. 2026-06-10
   days on market $269,000 Active 96 DOM
9. 2026-06-09
   days on market $269,000 Active 95 DOM
10. 2026-06-08
    days on market $269,000 Active 94 DOM
11. 2026-06-07
    days on market $269,000 Active 93 DOM
12. 2026-06-05
    days on market $269,000 Active 90 DOM
13. 2026-06-03
    days on market $269,000 Active 89 DOM
14. 2026-06-02
    days on market $269,000 Active 88 DOM
15. 2026-06-01
    days on market $269,000 Active 87 DOM
16. 2026-05-31
    days on market $269,000 Active 86 DOM
17. 2026-05-30
    days on market $269,000 Active 85 DOM
18. 2026-04-07
    price $269,000 1384-char remark

    Show marketing remark (1384 chars)

    End unit in the lovely community Portside Resort! Portside T1 is located on the coveted West End of Panama City Beach! You will discover coastal charm throughout the entire condo! Downstairs is a nice size living area with a dining room and kitchen! There is also a guest bathroom and a laundry area. There is a sleeper sofa in the living area! Upstairs you will find the master bedroom with its own balcony and a guest bedroom. The master bedroom has a nice dressing area and access to the upstairs full bathroom! There is a private grilling area out back! This unit is a great turnkey property. Whether you're seeking a relaxing getaway, an income-generating property, or both, Unit T1 is an exceptional opportunity. Portside Resort offers an array of amenities that make it a standout in the area. Residents enjoy three swimming pools (one heated), a jacuzzi, a kiddie pool, three tennis courts, and shuffleboard. One of the pools and a tennis court are located just steps from Unit T1. The resort's prime location is directly across from the Gulf, and a short, scenic two-block walk leads you to the pristine white sand beach. The lush landscaping and picturesque views along the way add to the charm of this vibrant community. Embrace the coastal lifestyle with all the comforts of home--schedule your showing today and discover the potential of this beautiful beachside retreat!

19. 2026-03-06
    listed $279,000 Active 1384-char remark

    Show marketing remark (1384 chars)

    End unit in the lovely community Portside Resort! Portside T1 is located on the coveted West End of Panama City Beach! You will discover coastal charm throughout the entire condo! Downstairs is a nice size living area with a dining room and kitchen! There is also a guest bathroom and a laundry area. There is a sleeper sofa in the living area! Upstairs you will find the master bedroom with its own balcony and a guest bedroom. The master bedroom has a nice dressing area and access to the upstairs full bathroom! There is a private grilling area out back! This unit is a great turnkey property. Whether you're seeking a relaxing getaway, an income-generating property, or both, Unit T1 is an exceptional opportunity. Portside Resort offers an array of amenities that make it a standout in the area. Residents enjoy three swimming pools (one heated), a jacuzzi, a kiddie pool, three tennis courts, and shuffleboard. One of the pools and a tennis court are located just steps from Unit T1. The resort's prime location is directly across from the Gulf, and a short, scenic two-block walk leads you to the pristine white sand beach. The lush landscaping and picturesque views along the way add to the charm of this vibrant community. Embrace the coastal lifestyle with all the comforts of home--schedule your showing today and discover the potential of this beautiful beachside retreat!

20. 2025-11-14
    historical
21. 2025-04-22
    price $289,000
22. 2024-10-17
    price $299,000
23. 2024-06-21
    price $310,000
24. 2024-05-29
    listed $325,000 Active
25. 2022-09-15
    soldstatus $325,000 Closed
26. 2022-07-14
    historical Active Under Contract
27. 2022-06-20
    price $325,000
28. 2022-06-13
    price $337,000
29. 2022-05-20
    listed $347,000 Active
30. 2021-12-14
    historical
31. 2021-12-09
    historical
32. 2017-06-10
    listed $175,000
33. 2017-02-17
    historical
34. 2016-10-25
    listed $154,900
35. 2016-10-25
    listed $154,900
36. 2015-03-10
    listed $145,000
37. 2013-12-19
    soldstatus $82,500
38. 2013-06-23
    listed $97,500

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 78% 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: $30,025
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$2,142
• − Repairs & maintenance: −$2,402
• − Management: −$2,402
• − HOA: −$6,900
• − Depreciation: −$7,825
• Taxable loss: −$10,750
• Est. tax savings @ 24.0%: +$2,580
• After-tax cash flow: $-3,706/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 · 12 photos

Good 80/100 Cosmetic rehab

This turnkey condo in Portside Resort is in good condition with minimal repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value
• Both Replace the ceiling fans with energy-efficient models — Improves energy efficiency and aesthetics
• Both Add some landscaping around the front entrance — Enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Replace the ceiling fans with energy-efficient models — Improves energy efficiency and aesthetics ↑
• Both Add some landscaping around the front entrance — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+175.9% since first listed

21 events — show timeline

• 2026-04-07 Price Changed $269,000 CPARMLS
• 2026-03-06 Listed $279,000 CPARMLS
• 2025-11-14 Listing Removed — CPARMLS
• 2025-04-22 Price Changed $289,000 CPARMLS
• 2024-10-17 Price Changed $299,000 CPARMLS
• 2024-06-21 Price Changed $310,000 CPARMLS
• 2024-05-29 Listed $325,000 CPARMLS
• 2022-09-15 Sold (MLS) $325,000 CPARMLS
• 2022-07-14 Contingent — CPARMLS
• 2022-06-20 Price Changed $325,000 CPARMLS
• 2022-06-13 Price Changed $337,000 CPARMLS
• 2022-05-20 Listed $347,000 CPARMLS
• 2021-12-14 Listing Removed — CPARMLS
• 2021-12-09 Listing Removed — CPARMLS
• 2017-06-10 Listed $175,000 CPARMLS
• 2017-02-17 Listing Removed — CPARMLS
• 2016-10-25 Listed $154,900 CPARMLS
• 2016-10-25 Listed $154,900 ECAR
• 2015-03-10 Listed $145,000 CPARMLS
• 2013-12-19 Sold (MLS) $82,500 CPARMLS
• 2013-06-23 Listed $97,500 CPARMLS