17620 Front Beach Rd Unit BB6 · Panama City Beach, FL 32413

$260,000

2 bd · 2.5 ba · 1,120 sqft · Condo · 135 Days on market

Built 1984 Good condition $232/sqft · 7% below area Est $279k · 7% under $575/mo HOA · 23% of rent

---

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 +10.6/15.0
• Cash flow +6.9/30.0
• 1% rule +4.6/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Coastal living awaits in this fully furnished 2-bedroom, 2.5-bath condo just a short walk from the sugar-white sands of Panama City Beach. Light and airy, this turnkey residence features brand new kitchen appliances, an open living and dining area, and a thoughtful layout ideal for everyday living or entertaining. The spacious primary suite offers a private balcony—perfect for morning coffee or coastal breezes. Located in Portside, enjoy resort-style pools, tennis courts, a fitness center, and the flexibility to vacation, invest, or live year-round by the beach with coastal charm throughout. Room sizes are approximate and subject to error.

Key facts

• Fitness center
• Resort-style pools
• Private balcony

Tags

• FULLY FURNISHED
• BRAND NEW KITCHEN APPLIANCES
• PRIVATE BALCONY
• RESORT-STYLE POOLS
• TENNIS COURTS
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-462 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (25.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (3.8% below list).
• Recommended offer: $193k (25.7% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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; 1272 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 135 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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.
• Current owner paid $113k; list at $260k implies a 130% gain — meaningful room to come down on a strong offer.

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 $193,200 (25.7% 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 135 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.96% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.51%
• DSCR: 0.71
• GRM: 8.7

CMA / ARV

• ARV (median comp): $279,301
• List price: $260,000
• Delta: -6.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.52% rent growth · sell at horizon

5-year hold

• IRR: -33.5%
• Equity multiple: -0.06×
• Total profit: $-77,194
• Equity at exit: $38,767

10-year hold

• IRR: -68.3%
• Equity multiple: -0.75×
• Total profit: $-127,113
• Equity at exit: $22,480

Cash invested: $72,800 (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: 1272
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,502 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$575
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-462

Break-even live

Break-even rent $3,086

Max offer price $193,200

Occupancy floor —

Sensitivity live

Price	-10% $-282	-5% $-372	+0% $-462	+5% $-551	+10% $-641
Rent	-10% $-659	-5% $-560	+0% $-462	+5% $-363	+10% $-264
Rate	-1.0pp $-331	-0.5pp $-396	base $-462	+0.5pp $-529	+1.0pp $-598

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: $65,000
• Closing costs: $7,800
• 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	22d	1	0.04mi
17735 Front Beach Rd Unit 1447171P Panama City Beach, FL	3.0	2.0	1227	$4,925	$4.01	22d	1	0.20mi
17729 Front Beach Rd Unit 1355005P Panama City Beach, FL	1.0	2.0	882	$2,038	$2.31	14d	1	0.23mi
17545 Front Beach Rd Unit 1523333P Panama City, FL	2.0	2.0	1140	$6,472	$5.68	14d	1	0.24mi
17751 Panama City Beach Pkwy Unit 1523371P Panama City Beach, FL	2.0	2.0	1097	$3,862	$3.52	22d	1	0.25mi
17751 Panama City Beach Pkwy Unit 2E Panama City Beach, FL	2.0	2.0	1100	$2,600	$2.36	22d	1	0.28mi
17462 Front Beach Rd Unit 1 Panama City Beach, FL	1.0	1.0	900	$1,950	$2.17	22d	1	0.40mi
127 Heather Dr Panama City Beach, FL	3.0	2.0	1297	$2,350	$1.81	14d	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	14d	10	0.92mi
102 Cabana Cay Cir Panama City Beach, FL	1.0–2.0	1.0–2.0	950	$2,143	$2.26	14d	26	0.97mi
17155 Front Beach Rd Unit 1354915P Panama City Beach, FL	2.0	2.0	1194	$2,498	$2.09	22d	1	1.08mi
19610 Alta Vista Dr Panama City Beach, FL	2.0	1.0	1000	$1,400	$1.40	14d	1	1.31mi

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $260,000 Active 135 DOM
2. 2026-06-19
   days on market $260,000 Active 133 DOM
3. 2026-06-18
   days on market $260,000 Active 132 DOM
4. 2026-06-17
   days on market $260,000 Active 131 DOM
5. 2026-06-16
   days on market $260,000 Active 130 DOM
6. 2026-06-15
   days on market $260,000 Active 129 DOM
7. 2026-06-14
   days on market $260,000 Active 127 DOM
8. 2026-06-13
   days on market $260,000 Active 126 DOM
9. 2026-06-10
   days on market $260,000 Active 124 DOM
10. 2026-06-09
    days on market $260,000 Active 123 DOM
11. 2026-06-08
    days on market $260,000 Active 122 DOM
12. 2026-06-07
    days on market $260,000 Active 121 DOM
13. 2026-06-05
    days on market $260,000 Active 118 DOM
14. 2026-06-03
    days on market $260,000 Active 117 DOM
15. 2026-06-02
    days on market $260,000 Active 116 DOM
16. 2026-06-01
    days on market $260,000 Active 115 DOM
17. 2026-05-31
    days on market $260,000 Active 114 DOM
18. 2026-05-30
    days on market $260,000 Active 113 DOM
19. 2026-05-01
    price $260,000 653-char remark

    Show marketing remark (653 chars)

    Coastal living awaits in this fully furnished 2-bedroom, 2.5-bath condo just a short walk from the sugar-white sands of Panama City Beach. Light and airy, this turnkey residence features brand new kitchen appliances, an open living and dining area, and a thoughtful layout ideal for everyday living or entertaining. The spacious primary suite offers a private balcony—perfect for morning coffee or coastal breezes. Located in Portside, enjoy resort-style pools, tennis courts, a fitness center, and the flexibility to vacation, invest, or live year-round by the beach with coastal charm throughout. Room sizes are approximate and subject to error.

20. 2026-02-06
    listed $268,000 Active 653-char remark

    Show marketing remark (653 chars)

    Coastal living awaits in this fully furnished 2-bedroom, 2.5-bath condo just a short walk from the sugar-white sands of Panama City Beach. Light and airy, this turnkey residence features brand new kitchen appliances, an open living and dining area, and a thoughtful layout ideal for everyday living or entertaining. The spacious primary suite offers a private balcony—perfect for morning coffee or coastal breezes. Located in Portside, enjoy resort-style pools, tennis courts, a fitness center, and the flexibility to vacation, invest, or live year-round by the beach with coastal charm throughout. Room sizes are approximate and subject to error.

21. 2021-12-09
    historical
22. 2013-02-28
    soldstatus $113,000
23. 2012-11-27
    listed $114,900
24. 2006-04-13
    listed $254,900
25. 2005-04-08
    soldstatus $215,000
26. 2004-10-26
    listed $220,000

ⓘ 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: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$2,098
• − Repairs & maintenance: −$2,402
• − Management: −$2,402
• − HOA: −$6,900
• − Depreciation: −$7,564
• Taxable loss: −$9,805
• Est. tax savings @ 24.0%: +$2,353
• After-tax cash flow: $-3,187/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 fully furnished 2-bedroom, 2.5-bath condo is in excellent condition and ready for immediate occupancy. It offers a turnkey living experience with modern appliances and a well-maintained exterior. Potential buyers and renters will appreciate the coastal charm and resort-style amenities.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting environment
• Both New flooring in high-traffic areas — Improves aesthetics and reduces maintenance
• Both New window treatments — Enhances curb appeal and interior aesthetics
• Both New kitchen appliances — Modernizes the space and improves functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting environment ↑
• Both New flooring in high-traffic areas — Improves aesthetics and reduces maintenance ↑
• Both New window treatments — Enhances curb appeal and interior aesthetics ↑
• Both New kitchen appliances — Modernizes the space and improves functionality ↑

ⓘ 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

+18.2% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $260,000 ECAR
• 2026-02-06 Listed $268,000 ECAR
• 2021-12-09 Listing Removed — CPARMLS
• 2013-02-28 Sold (MLS) $113,000 CPARMLS
• 2012-11-27 Listed $114,900 CPARMLS
• 2006-04-13 Listed $254,900 CPARMLS
• 2005-04-08 Sold (MLS) $215,000 CPARMLS
• 2004-10-26 Listed $220,000 CPARMLS