17751 Panama City Beach Pkwy Unit 14C · Panama City Beach, FL 32413

$240,000

2 bd · 2.0 ba · 1,100 sqft · Condo public records · 45 Days on market

Built 1987 $218/sqft · 13% below area Est $275k · 13% under $490/mo HOA · 18% of rent

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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 +14.0/30.0
• ARV discount +13.2/15.0
• 1% rule +6.2/10.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• 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

CURRENTLY UNDER CONTRACT, SELLER ACCEPTING BACKUP OFFERS Great investment opportunity at Beachwalk Condos! This unit is tenant-occupied and is already income-generating. Available for short term rentals as well, this condo is a short walk to the beach and is in a very popular location. This one will go quick!

Key facts

• $490 HOA
• Community pool
• Built 1987

Property features AI

Finance

• Other: Located in the BEACHWALK CONDO subdivision
• HOA & community: Association membership with community amenities; Association covers grounds maintenance, building maintenance, management, cable TV and trash; Fees include accounting, groundskeeping, management, repairs/maintenance, TV cable and trash; Short-term rentals allowed

Exterior

• Security: Smoke detectors
• Utilities: Electric service available; Natural gas available; Public water; Public sewer
• Home design: 2-story condo; Built in 1987; Wood siding construction; Shingle roof
• Construction: Wood siding exterior; Shingle roof; Built in 1987; 2 stories
• Exterior features: Porch; Community pool; Community tennis courts; Community room; Handball court

Interior

• Kitchen: Cooktop; Dishwasher; Microwave
• Bedrooms: 2 bedrooms (both on the second floor)
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 bathrooms (1 full, 1 half)
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Living room on the first floor; Kitchen on the first floor; Master bedroom with balcony; Total of 4 rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $29 ($351/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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); J.R. Arnold High School (math 41% / reading 54%, grade D, #204 of 667 statewide, top 31%, 1,617 students, 36% FRL).
• Market conditions: Rents flat; 1249 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 $7k 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 45 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $232,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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: 1.12% ✓
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 7.4

CMA / ARV

• ARV (median comp): $274,987
• List price: $240,000
• Delta: -12.72%
• 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: -18.9%
• Equity multiple: 0.36×
• Total profit: $-43,284
• Equity at exit: $35,785

10-year hold

• IRR: -19.3%
• Equity multiple: 0.11×
• Total profit: $-59,674
• Equity at exit: $20,751

Cash invested: $67,200 (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: 1249
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,699 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$254 /mo · $3,048/yr
• Insurance: −$100
• HOA: −$490
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $29

Break-even live

Break-even rent $2,662

Max offer price $240,000

Occupancy floor 94%

Sensitivity live

Price	-10% $165	-5% $97	+0% $29	+5% $-39	+10% $-107
Rent	-10% $-184	-5% $-77	+0% $29	+5% $136	+10% $242
Rate	-1.0pp $150	-0.5pp $90	base $29	+0.5pp $-33	+1.0pp $-96

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: $60,000
• Closing costs: $7,200
• 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	21d	1	0.11mi
17751 Panama City Beach Pkwy Unit 2E Panama City Beach, FL	2.0	2.0	1100	$2,600	$2.36	21d	1	0.14mi
17614 Front Beach Rd Unit 16D Panama City Beach, FL	2.0	1.0	748	$1,600	$2.14	21d	1	0.15mi
17735 Front Beach Rd Unit 1447171P Panama City Beach, FL	3.0	2.0	1227	$4,925	$4.01	21d	1	0.18mi
17729 Front Beach Rd Unit 1355005P Panama City Beach, FL	1.0	2.0	882	$2,038	$2.31	14d	1	0.19mi
17545 Front Beach Rd Unit 1523333P Panama City, FL	2.0	2.0	1140	$6,472	$5.68	14d	1	0.38mi
17462 Front Beach Rd Unit 1 Panama City Beach, FL	1.0	1.0	900	$1,950	$2.17	21d	1	0.50mi
127 Heather Dr Panama City Beach, FL	3.0	2.0	1297	$2,350	$1.81	14d	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	14d	10	1.01mi
102 Cabana Cay Cir Panama City Beach, FL	1.0–2.0	1.0–2.0	950	$2,143	$2.26	14d	26	1.08mi
19610 Alta Vista Dr Panama City Beach, FL	2.0	1.0	1000	$1,400	$1.40	14d	1	1.18mi
17155 Front Beach Rd Unit 1354915P Panama City Beach, FL	2.0	2.0	1194	$2,498	$2.09	21d	1	1.21mi

HOA detail condo

• Monthly dues: $490 · $5,880/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-19
   days on market $240,000 Active 45 DOM
2. 2026-06-18
   days on market $240,000 Active 44 DOM
3. 2026-06-17
   days on market $240,000 Active 43 DOM
4. 2026-06-16
   days on market $240,000 Active 42 DOM
5. 2026-06-15
   days on market $240,000 Active 41 DOM
6. 2026-06-14
   days on market $240,000 Active 39 DOM
7. 2026-06-13
   days on market $240,000 Active 38 DOM
8. 2026-06-10
   days on market $240,000 Active 36 DOM
9. 2026-06-09
   days on market $240,000 Active 35 DOM
10. 2026-06-08
    days on market $240,000 Active 34 DOM
11. 2026-06-07
    days on market $240,000 Active 33 DOM
12. 2026-06-05
    days on market $240,000 Active 30 DOM
13. 2026-06-03
    days on market $240,000 Active 29 DOM
14. 2026-06-02
    days on market $240,000 Active 28 DOM
15. 2026-06-01
    days on market $240,000 Active 27 DOM
16. 2026-05-31
    days on market $240,000 Active 26 DOM
17. 2026-05-30
    days on market $240,000 Active 25 DOM
18. 2026-05-04
    listed $240,000 Active 703-char remark
19. 2022-05-02
    soldstatus $280,000 Closed 313-char remark

    Show marketing remark (313 chars)

    CURRENTLY UNDER CONTRACT, SELLER ACCEPTING BACKUP OFFERS Great investment opportunity at Beachwalk Condos! This unit is tenant-occupied and is already income-generating. Available for short term rentals as well, this condo is a short walk to the beach and is in a very popular location. This one will go quick!

20. 2022-04-06
    historical Active Under Contract 313-char remark

    Show marketing remark (313 chars)

    CURRENTLY UNDER CONTRACT, SELLER ACCEPTING BACKUP OFFERS Great investment opportunity at Beachwalk Condos! This unit is tenant-occupied and is already income-generating. Available for short term rentals as well, this condo is a short walk to the beach and is in a very popular location. This one will go quick!

21. 2022-03-17
    historical 313-char remark

    Show marketing remark (313 chars)

    CURRENTLY UNDER CONTRACT, SELLER ACCEPTING BACKUP OFFERS Great investment opportunity at Beachwalk Condos! This unit is tenant-occupied and is already income-generating. Available for short term rentals as well, this condo is a short walk to the beach and is in a very popular location. This one will go quick!

22. 2022-02-23
    listed Active Under Contract 313-char remark

    Show marketing remark (313 chars)

    CURRENTLY UNDER CONTRACT, SELLER ACCEPTING BACKUP OFFERS Great investment opportunity at Beachwalk Condos! This unit is tenant-occupied and is already income-generating. Available for short term rentals as well, this condo is a short walk to the beach and is in a very popular location. This one will go quick!

23. 2021-09-02
    listed $270,000 313-char remark

    Show marketing remark (313 chars)

    CURRENTLY UNDER CONTRACT, SELLER ACCEPTING BACKUP OFFERS Great investment opportunity at Beachwalk Condos! This unit is tenant-occupied and is already income-generating. Available for short term rentals as well, this condo is a short walk to the beach and is in a very popular location. This one will go quick!

24. 2005-10-11
    soldstatus $210,000
25. 2005-09-30
    soldstatus $210,000

    Show marketing remark (193 chars)

    Fully furnished condo just a short walk to the emerald green waters edge. Best location for privacy. Close enough to the pool and tennis but just far enough away for peaceful days on the patio.

26. 2005-05-16
    listed $225,500

    Show marketing remark (193 chars)

    Fully furnished condo just a short walk to the emerald green waters edge. Best location for privacy. Close enough to the pool and tennis but just far enough away for peaceful days on the patio.

ⓘ 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: $3,048 · $254/mo
• Projected year-2 tax: $3,048 · $254/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: −$13,444
• − Property taxes: −$3,048
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,591
• − Management: −$2,591
• − HOA: −$5,880
• − Depreciation: −$6,982
• Taxable loss: −$3,352
• Est. tax savings @ 24.0%: +$805
• After-tax cash flow: $1,156/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

+6.4% since first listed

9 events — show timeline

• 2026-05-04 Listed $240,000 ECAR
• 2022-05-02 Sold (MLS) $280,000 CPARMLS
• 2022-04-06 Contingent — CPARMLS
• 2022-03-17 Listing Removed — CPARMLS
• 2022-02-23 Listed — CPARMLS
• 2021-09-02 Listed $270,000 CPARMLS
• 2005-10-11 Sold (Public Records) $210,000 Public Records
• 2005-09-30 Sold (MLS) $210,000 CPARMLS
• 2005-05-16 Listed $225,500 CPARMLS

Property tax history

+11.0%/yr

Latest (2025): $3,048 · -11.1% YoY. Source: county tax records.