17462 Front Beach Rd Unit 42H · Panama City Beach, FL 32413

$200,000

1 bd · 1.0 ba · 608 sqft · Condo public records · 308 Days on market

Built 1987 $329/sqft · 16% below area Est $237k · 16% under

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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 +14.6/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Cash flow +3.3/30.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION YOU WANT. STYLE YOU DESERVE. COMFORT YOU'LL TREASURE. Discover Horizon South - Unit 42H in beautiful Panama City Beach, Florida. Even better news for buyers: HOA dues have been reduced from $600 to $505 per month, following the completion of a major HOA-funded underground water system renovation, with all related assessments paid in full. Big-ticket work done. Dues down. That's a win. This second-floor 1-bedroom, 1-bath condo with hallway bunks enjoys a prime interior location close to the pools, mailbox, and trash area, while still offering privacy and pleasant pool views. The current owners do not rent the unit, use it strictly for personal enjoyment, and it shows in the condition. Interior features include vinyl flooring in the living areas, tile in the bathroom, an updated bathroom, upgraded interior doors, flat-screen TVs, fresh and well-kept interiors throughout, plus a stackable washer and dryer in the unit. Parking is conveniently located right next to the sidewalk for easy access, and the condo is offered fully furnished and move-in ready. Horizon South is a gated, golf cart-friendly community with direct access to the beach. amenities include four pools (one heated seasonally), a kiddie pool, hot tub, tennis and pickleball courts, shuffleboard, mini golf, newly renovated fitness center and billiards room, event space, on-site laundry, and more. Owners may bring pets, and HOA dues of $505/month cover water, internet, trash, grounds maintenance, building insurance, and security. Just minutes from Pier Park, Topgolf, the airport, McGuire's Irish Pub, and Dolly Parton's Pirates Voyage Dinner & Show. Tootsie's Orchid Lounge is scheduled to open in 2026, reinforcing the area's continued growth. Buyer to verify all information if important.

Key facts

• Gated community
• Tile flooring
• Updated bathroom

Tags

• TILE FLOORING
• UPDATED BATHROOM
• UPGRADED INTERIOR DOORS
• STACKABLE WASHER DRYER
• FULLY FURNISHED
• GATED COMMUNITY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-620 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (27.6% below list).
• Recommended offer: $145k (27.6% below list) — sets the bar for 1% rule.

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 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).

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 308 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $127k; list at $200k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• 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 $144,767 (27.6% 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 308 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 2.57%
• Cash-on-cash: -13.29%
• DSCR: 0.41
• GRM: 11.5

CMA / ARV

• ARV (median comp): $237,309
• List price: $200,000
• Delta: -15.72%
• 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: -44.9%
• Equity multiple: -0.34×
• Total profit: $-75,185
• Equity at exit: $29,821

10-year hold

• IRR: —
• Equity multiple: -1.30×
• Total profit: $-129,064
• Equity at exit: $17,292

Cash invested: $56,000 (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: 1249
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$224 /mo · $2,686/yr
• Insurance: −$83
• HOA est. from 1 same-building comp: −$408
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-620

Break-even live

Break-even rent $2,233

Max offer price $90,421

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: $50,000
• Closing costs: $6,000
• 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	20d	1	0.33mi
102 Cabana Cay Cir Panama City Beach, FL	1.0–2.0	1.0–2.0	950	$1,238	$1.30	13d	26	0.62mi
17784 Front Beach Rd #16 Panama City, FL	1.0	1.0	385	$1,500	$3.90	20d	1	0.71mi

HOA detail condo

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

Listing history 26 events

1. 2026-06-19
   days on market $200,000 Active 308 DOM
2. 2026-06-18
   days on market $200,000 Active 307 DOM
3. 2026-06-17
   days on market $200,000 Active 306 DOM
4. 2026-06-16
   days on market $200,000 Active 305 DOM
5. 2026-06-15
   days on market $200,000 Active 304 DOM
6. 2026-06-14
   days on market $200,000 Active 302 DOM
7. 2026-06-13
   days on market $200,000 Active 301 DOM
8. 2026-06-10
   days on market $200,000 Active 299 DOM
9. 2026-06-09
   days on market $200,000 Active 298 DOM
10. 2026-06-08
    days on market $200,000 Active 297 DOM
11. 2026-06-07
    days on market $200,000 Active 296 DOM
12. 2026-06-05
    days on market $200,000 Active 293 DOM
13. 2026-06-03
    days on market $200,000 Active 292 DOM
14. 2026-06-02
    days on market $200,000 Active 291 DOM
15. 2026-06-01
    days on market $200,000 Active 290 DOM
16. 2026-05-31
    days on market $200,000 Active 289 DOM
17. 2026-05-30
    days on market $200,000 Active 288 DOM
18. 2025-08-15
    listed $215,000 Active

    Show marketing remark (1788 chars)

    LOCATION YOU WANT. STYLE YOU DESERVE. COMFORT YOU'LL TREASURE. Discover Horizon South - Unit 42H in beautiful Panama City Beach, Florida. Even better news for buyers: HOA dues have been reduced from $600 to $505 per month, following the completion of a major HOA-funded underground water system renovation, with all related assessments paid in full. Big-ticket work done. Dues down. That's a win. This second-floor 1-bedroom, 1-bath condo with hallway bunks enjoys a prime interior location close to the pools, mailbox, and trash area, while still offering privacy and pleasant pool views. The current owners do not rent the unit, use it strictly for personal enjoyment, and it shows in the condition. Interior features include vinyl flooring in the living areas, tile in the bathroom, an updated bathroom, upgraded interior doors, flat-screen TVs, fresh and well-kept interiors throughout, plus a stackable washer and dryer in the unit. Parking is conveniently located right next to the sidewalk for easy access, and the condo is offered fully furnished and move-in ready. Horizon South is a gated, golf cart-friendly community with direct access to the beach. amenities include four pools (one heated seasonally), a kiddie pool, hot tub, tennis and pickleball courts, shuffleboard, mini golf, newly renovated fitness center and billiards room, event space, on-site laundry, and more. Owners may bring pets, and HOA dues of $505/month cover water, internet, trash, grounds maintenance, building insurance, and security. Just minutes from Pier Park, Topgolf, the airport, McGuire's Irish Pub, and Dolly Parton's Pirates Voyage Dinner & Show. Tootsie's Orchid Lounge is scheduled to open in 2026, reinforcing the area's continued growth. Buyer to verify all information if important.

19. 2025-08-15
    listed $215,000 Active 1788-char remark

    Show marketing remark (1788 chars)

    LOCATION YOU WANT. STYLE YOU DESERVE. COMFORT YOU'LL TREASURE. Discover Horizon South - Unit 42H in beautiful Panama City Beach, Florida. Even better news for buyers: HOA dues have been reduced from $600 to $505 per month, following the completion of a major HOA-funded underground water system renovation, with all related assessments paid in full. Big-ticket work done. Dues down. That's a win. This second-floor 1-bedroom, 1-bath condo with hallway bunks enjoys a prime interior location close to the pools, mailbox, and trash area, while still offering privacy and pleasant pool views. The current owners do not rent the unit, use it strictly for personal enjoyment, and it shows in the condition. Interior features include vinyl flooring in the living areas, tile in the bathroom, an updated bathroom, upgraded interior doors, flat-screen TVs, fresh and well-kept interiors throughout, plus a stackable washer and dryer in the unit. Parking is conveniently located right next to the sidewalk for easy access, and the condo is offered fully furnished and move-in ready. Horizon South is a gated, golf cart-friendly community with direct access to the beach. amenities include four pools (one heated seasonally), a kiddie pool, hot tub, tennis and pickleball courts, shuffleboard, mini golf, newly renovated fitness center and billiards room, event space, on-site laundry, and more. Owners may bring pets, and HOA dues of $505/month cover water, internet, trash, grounds maintenance, building insurance, and security. Just minutes from Pier Park, Topgolf, the airport, McGuire's Irish Pub, and Dolly Parton's Pirates Voyage Dinner & Show. Tootsie's Orchid Lounge is scheduled to open in 2026, reinforcing the area's continued growth. Buyer to verify all information if important.

20. 2018-09-18
    soldstatus $127,000
21. 2018-09-14
    soldstatus $127,000
22. 2018-06-14
    listed $132,900
23. 2015-04-15
    soldstatus $90,000
24. 2003-08-19
    soldstatus $75,000
25. 1995-03-01
    soldstatus $49,000
26. 1988-10-01
    soldstatus $49,000

ⓘ 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: $2,686 · $224/mo
• Projected year-2 tax: $2,686 · $224/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: $17,372
• − Mortgage interest: −$11,203
• − Property taxes: −$2,686
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − HOA: −$4,896
• − Depreciation: −$5,818
• Taxable loss: −$11,010
• Est. tax savings @ 24.0%: +$2,643
• After-tax cash flow: $-4,801/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

+338.8% since first listed

9 events — show timeline

• 2025-08-15 Listed $215,000 CPARMLS
• 2025-08-15 Listed $215,000 ECAR
• 2018-09-18 Sold (Public Records) $127,000 Public Records
• 2018-09-14 Sold (MLS) $127,000 CPARMLS
• 2018-06-14 Listed $132,900 CPARMLS
• 2015-04-15 Sold (Public Records) $90,000 Public Records
• 2003-08-19 Sold (Public Records) $75,000 Public Records
• 1995-03-01 Sold (Public Records) $49,000 Public Records
• 1988-10-01 Sold (Public Records) $49,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $2,686 · -0.6% YoY. Source: county tax records.