17690 Front Beach Rd Unit C202 · Panama City Beach, FL 32413

$320,000

2 bd · 2.0 ba · 962 sqft · Condo public records · 219 Days on market

Built 1997 $333/sqft · 28% below area Est $447k · 28% 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 +15.0/15.0
• Cash flow +7.4/30.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beach life is calling! Welcome to Peachtree Place II, where this bright and cheerful 2-bedroom, 2-bath condo puts you right across the street from the beach! Located on the second floor with easy access to the elevator and stairs, this unit offers relaxing views of lush tropical landscaping—the perfect backdrop for your morning coffee or evening unwind. Whether you're looking for a vacation rental, a second home by the coast, or your own beachside retreat, this one checks all the boxes. You'll love being just steps from the sand and only minutes from 30A, Pier Park, and tons of dining, shopping, and entertainment. Live the beach life you've always dreamed of—call me or your favorite Realtor® to schedule a showing today!

Key facts

• Beachside retreat
• Minutes from 30a
• Steps from the sand

Tags

• BEACHSIDE RETREAT
• LUSH TROPICAL LANDSCAPING
• STEPS FROM THE SAND
• MINUTES FROM 30A
• MINUTES FROM PIER PARK
• DINING SHOPPING ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $320k.

Deal economics

• At list price, monthly cash flow is $-407 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (31.9% below list).
• Recommended offer: $218k (31.9% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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; 8 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 33% 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 $10k 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 219 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $157k; list at $320k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,975 (31.9% 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 219 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.45%
• DSCR: 0.76
• GRM: 12.2

CMA / ARV

• ARV (median comp): $447,015
• List price: $320,000
• Delta: -28.41%
• 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: -28.3%
• Equity multiple: 0.07×
• Total profit: $-83,094
• Equity at exit: $47,713

10-year hold

• IRR: -39.7%
• Equity multiple: -0.41×
• Total profit: $-126,523
• Equity at exit: $27,668

Cash invested: $89,600 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,180 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$317 /mo · $3,809/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-407

Break-even live

Break-even rent $2,695

Max offer price $248,123

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17729 Front Beach Rd Unit 1355005P Panama City Beach, FL	1.0	2.0	882	$2,038	$2.31	13d	1	0.11mi
17751 Panama City Beach Pkwy Unit 1523371P Panama City Beach, FL	2.0	2.0	1097	$3,862	$3.52	21d	1	0.17mi
17751 Panama City Beach Pkwy Unit 2E Panama City Beach, FL	2.0	2.0	1100	$2,600	$2.36	21d	1	0.19mi
17614 Front Beach Rd Unit 16D Panama City Beach, FL	2.0	1.0	748	$1,600	$2.14	21d	1	0.25mi
17462 Front Beach Rd Unit 1 Panama City Beach, FL	1.0	1.0	900	$1,950	$2.17	21d	1	0.61mi
19610 Alta Vista Dr Panama City Beach, FL	2.0	1.0	1000	$1,400	$1.40	13d	1	1.08mi
17225 Panama City Beach Pkwy Panama City Beach, FL	1.0–2.0	1.0–2.0	981	$1,719	$1.75	13d	10	1.13mi
102 Cabana Cay Cir Panama City Beach, FL	1.0–2.0	1.0–2.0	950	$2,143	$2.26	13d	26	1.19mi

HOA detail condo

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

Listing history 32 events

1. 2026-06-19
   days on market $320,000 Active 219 DOM
2. 2026-06-18
   days on market $320,000 Active 218 DOM
3. 2026-06-17
   days on market $320,000 Active 217 DOM
4. 2026-06-16
   days on market $320,000 Active 216 DOM
5. 2026-06-15
   days on market $320,000 Active 215 DOM
6. 2026-06-14
   days on market $320,000 Active 213 DOM
7. 2026-06-13
   days on market $320,000 Active 212 DOM
8. 2026-06-10
   days on market $320,000 Active 210 DOM
9. 2026-06-09
   days on market $320,000 Active 209 DOM
10. 2026-06-08
    days on market $320,000 Active 208 DOM
11. 2026-06-07
    days on market $320,000 Active 207 DOM
12. 2026-06-05
    days on market $320,000 Active 204 DOM
13. 2026-06-03
    days on market $320,000 Active 203 DOM
14. 2026-06-02
    days on market $320,000 Active 202 DOM
15. 2026-06-01
    days on market $320,000 Active 201 DOM
16. 2026-05-31
    days on market $320,000 Active 200 DOM
17. 2026-05-30
    days on market $320,000 Active 199 DOM
18. 2026-01-13
    price $320,000 748-char remark

    Show marketing remark (748 chars)

    Beach life is calling! Welcome to Peachtree Place II, where this bright and cheerful 2-bedroom, 2-bath condo puts you right across the street from the beach! Located on the second floor with easy access to the elevator and stairs, this unit offers relaxing views of lush tropical landscaping—the perfect backdrop for your morning coffee or evening unwind. Whether you're looking for a vacation rental, a second home by the coast, or your own beachside retreat, this one checks all the boxes. You'll love being just steps from the sand and only minutes from 30A, Pier Park, and tons of dining, shopping, and entertainment. Live the beach life you've always dreamed of—call me or your favorite Realtor® to schedule a showing today!

19. 2025-11-10
    listed $295,000 Active 748-char remark

    Show marketing remark (748 chars)

    Beach life is calling! Welcome to Peachtree Place II, where this bright and cheerful 2-bedroom, 2-bath condo puts you right across the street from the beach! Located on the second floor with easy access to the elevator and stairs, this unit offers relaxing views of lush tropical landscaping—the perfect backdrop for your morning coffee or evening unwind. Whether you're looking for a vacation rental, a second home by the coast, or your own beachside retreat, this one checks all the boxes. You'll love being just steps from the sand and only minutes from 30A, Pier Park, and tons of dining, shopping, and entertainment. Live the beach life you've always dreamed of—call me or your favorite Realtor® to schedule a showing today!

20. 2017-03-21
    soldstatus $157,000
21. 2017-03-17
    soldstatus $157,000 347-char remark

    Show marketing remark (347 chars)

    Darling updated condo Oh So close to the beach. You will love the wood tile throughout the unit. Updating includes brand new stainless appliances.You will love sitting on the front porch rocking chairs or the darling balcony off the master bedroom. Check out the master bath with double bowled sinks. This unit is owned by an out of state realtor.

22. 2017-03-17
    soldstatus $157,000

    Show marketing remark (347 chars)

    Darling updated condo Oh So close to the beach. You will love the wood tile throughout the unit. Updating includes brand new stainless appliances.You will love sitting on the front porch rocking chairs or the darling balcony off the master bedroom. Check out the master bath with double bowled sinks. This unit is owned by an out of state realtor.

23. 2017-03-17
    soldstatus $157,000 347-char remark

    Show marketing remark (347 chars)

    Darling updated condo Oh So close to the beach. You will love the wood tile throughout the unit. Updating includes brand new stainless appliances.You will love sitting on the front porch rocking chairs or the darling balcony off the master bedroom. Check out the master bath with double bowled sinks. This unit is owned by an out of state realtor.

24. 2017-01-13
    listed $164,500 347-char remark

    Show marketing remark (347 chars)

    Darling updated condo Oh So close to the beach. You will love the wood tile throughout the unit. Updating includes brand new stainless appliances.You will love sitting on the front porch rocking chairs or the darling balcony off the master bedroom. Check out the master bath with double bowled sinks. This unit is owned by an out of state realtor.

25. 2017-01-13
    listed $164,500 347-char remark

    Show marketing remark (347 chars)

    Darling updated condo Oh So close to the beach. You will love the wood tile throughout the unit. Updating includes brand new stainless appliances.You will love sitting on the front porch rocking chairs or the darling balcony off the master bedroom. Check out the master bath with double bowled sinks. This unit is owned by an out of state realtor.

26. 2017-01-10
    listed $164,500
27. 2014-09-30
    soldstatus $140,000
28. 2014-09-30
    soldstatus $140,000
29. 2014-06-23
    listed $134,700
30. 2001-08-03
    soldstatus $105,000
31. 2001-07-31
    soldstatus $105,000
32. 2001-04-28
    listed $111,900

ⓘ 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: $3,809 · $317/mo
• Projected year-2 tax: $3,809 · $317/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 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: $26,157
• − Mortgage interest: −$17,925
• − Property taxes: −$3,809
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − Depreciation: −$9,309
• Taxable loss: −$10,671
• Est. tax savings @ 24.0%: +$2,561
• After-tax cash flow: $-2,321/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

+186.0% since first listed

15 events — show timeline

• 2026-01-13 Price Changed $320,000 CPARMLS
• 2025-11-10 Listed $295,000 CPARMLS
• 2017-03-21 Sold (Public Records) $157,000 Public Records
• 2017-03-17 Sold (MLS) $157,000 ECAR
• 2017-03-17 Sold (MLS) $157,000 CPARMLS
• 2017-03-17 Sold (MLS) $157,000 NAMLS
• 2017-01-13 Listed $164,500 ECAR
• 2017-01-13 Listed $164,500 NAMLS
• 2017-01-10 Listed $164,500 CPARMLS
• 2014-09-30 Sold (Public Records) $140,000 Public Records
• 2014-09-30 Sold (MLS) $140,000 CPARMLS
• 2014-06-23 Listed $134,700 CPARMLS
• 2001-08-03 Sold (Public Records) $105,000 Public Records
• 2001-07-31 Sold (MLS) $105,000 CPARMLS
• 2001-04-28 Listed $111,900 CPARMLS

Property tax history

+11.3%/yr

Latest (2025): $3,809 · +5.2% YoY. Source: county tax records.