17462 Front Beach Rd Unit 39A · Panama City Beach, FL 32413

$293,900

2 bd · 2.0 ba · 960 sqft · Condo · 130 Days on market

Built 1987 Good condition $306/sqft · 6% below area Est $313k · 6% under $644/mo HOA · 33% of rent ↓ 5% since listing

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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 +10.3/15.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Cash flow +1.8/30.0
• 1% rule +1.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS THE ONE THAT TRULY STANDS APART!! Among similar units currently available, this fully renovated 2 bedroom, 2 bath condo showcases higher quality finishes, thoughtful upgrades, and meticulous care throughout. This spacious two story layout features soaring ceilings and abundant natural light in the living area, with an interior staircase leading to the second floor bedroom. The beautifully updated kitchen offers wood cabinetry, stylish backsplash, large quartz farm sink, and new appliances, complemented by upgraded bathrooms with tile showers and LVP flooring throughout. Enjoy your own private courtyard along with resort style amenities including multiple pools and a hot tub, pickleball, shuffleboard, putt putt, fitness center, and game room. Just a short stroll to the stunning white sand beaches of the Emerald Coast and conveniently located near shopping, dining, and entertainment in Panama City Beach. Suitable as a primary residence, second home, or vacation rental/investment property. Call your favorite Realtor today to schedule a tour!

Key facts

• Fully renovated
• Hot tub
• Interior staircase

Tags

• FULLY RENOVATED
• INTERIOR STAIRCASE
• PRIVATE COURTYARD
• RESORT STYLE AMENITIES
• MULTIPLE POOLS
• HOT TUB

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $294k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (54.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (32.6% below list).
• Recommended offer: $133k (54.7% below list) — sets the bar for cash-flow.

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); Surfside Middle School (math 58% / reading 59%, grade B, #148 of 571 statewide, top 26%, 843 students, 48% FRL); J.R. Arnold High School (math 41% / reading 54%, grade D, #204 of 667 statewide, top 31%, 1,617 students, 36% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents flat; 1470 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $9k 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 130 days — a 12% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 33% 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 $133,208 (54.7% 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 130 days. Have you received any prior offers? Is the seller open to a 55% 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: 0.67% ✗
• Cap rate: 1.76%
• Cash-on-cash: -16.19%
• DSCR: 0.28
• GRM: 12.4

CMA / ARV

• ARV (median comp): $313,305
• List price: $293,900
• Delta: -6.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17462 Front Beach 5d5 Rd Unit 5D5	0.06mi	2/2.5	1,150 (+20%)	1mo	$275,000	$239	69
17545 Front Beach Rd Unit 2104	0.17mi	2/2.0	1,146 (+19%)	0mo	$400,000	$349	67
17545 Front Beach Rd Unit 1905	0.17mi	2/2.0	1,146 (+19%)	0mo	$415,000	$362	67
17545 Front Beach Rd Unit 2004	0.17mi	2/2.0	1,146 (+19%)	0mo	$472,500	$412	67
17545 Front Beach Rd Unit 402	0.17mi	2/2.0	1,146 (+19%)	1mo	$488,000	$426	66
17545 Front Beach Rd #1208	0.17mi	2/2.0	1,146 (+19%)	1mo	$458,000	$400	66
17462 Front Bch #57204	0.10mi	1/1.5 (-1)	770 (-20%)	0mo	$229,000	$297	63
17643 Front Beach Rd #1709	0.41mi	2/2.0	1,173 (+22%)	1mo	$590,000	$503	55
17751 Panama City Beach Pkwy Unit 2E	0.45mi	2/2.0	1,100 (+15%)	0mo	$225,000	$205	55
16819 Front Beach Rd Unit 2112	1.16mi	1/2.0 (-1)	923 (-4%)	0mo	$400,000	$433	53
16701 Front Beach Rd #405	1.27mi	1/2.0 (-1)	914 (-5%)	1mo	$395,250	$432	51
16819 Front Beach Rd #214	1.16mi	2/3.0	1,131 (+18%)	0mo	$504,000	$446	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -51.9%
• Equity multiple: -0.49×
• Total profit: $-122,750
• Equity at exit: $43,821

10-year hold

• IRR: —
• Equity multiple: -1.61×
• Total profit: $-215,064
• Equity at exit: $25,411

Cash invested: $82,292 (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 →

Active competition Active MLS

• For sale now: 5 active · 6 under contract
• Median asking: $270,000 ($281/sqft)
• Median days on market: 210 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +16.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32413

• Home prices YoY: -34.4%
• Rents YoY: 0.5%
• Active inventory: 1470
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,980 high
• Mortgage (P&I): −$1,541
• Tax est. 1.5%: −$367 /mo · $4,408/yr
• Insurance: −$122
• HOA: −$644
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-1,111

Break-even live

Break-even rent $3,386

Max offer price $133,208

Occupancy floor —

Sensitivity live

Price	-10% $-907	-5% $-1,009	+0% $-1,111	+5% $-1,212	+10% $-1,314
Rent	-10% $-1,267	-5% $-1,189	+0% $-1,111	+5% $-1,032	+10% $-954
Rate	-1.0pp $-962	-0.5pp $-1,036	base $-1,111	+0.5pp $-1,187	+1.0pp $-1,264

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: $73,475
• Closing costs: $8,817
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17462 Front Beach Rd Unit 1 Panama City Beach, FL	1.0	1.0	900	$1,950	$2.17	70d	1	0.04mi
17614 Front Beach Rd Unit 16D Panama City Beach, FL	2.0	1.0	748	$1,600	$2.14	70d	1	0.33mi
17751 Panama City Beach Pkwy Unit 1523371P Panama City Beach, FL	2.0	2.0	1097	$3,862	$3.52	70d	1	0.51mi
17751 Panama City Beach Pkwy Unit 2E Panama City Beach, FL	2.0	2.0	1100	$2,600	$2.36	70d	1	0.53mi
17225 Panama City Beach Pkwy Panama City Beach, FL	1.0–2.0	1.0–2.0	981	$1,719	$1.75	62d	10	0.56mi
17729 Front Beach Rd Unit 1355005P Panama City Beach, FL	1.0	2.0	882	$2,038	$2.31	62d	1	0.60mi
102 Cabana Cay Cir Panama City Beach, FL	1.0–2.0	1.0–2.0	950	$2,143	$2.26	62d	26	0.62mi

HOA detail $644/mo · $7,728/yr condo

• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $293,900 Active 130 DOM
2. 2026-08-07
   days on market $293,900 Active 129 DOM
3. 2026-08-06
   days on market $293,900 Active 128 DOM
4. 2026-08-05
   days on market $293,900 Active 127 DOM
5. 2026-08-04
   days on market $293,900 Active 126 DOM
6. 2026-08-03
   days on market $293,900 Active 125 DOM
7. 2026-07-31
   days on market $293,900 Active 122 DOM
8. 2026-07-30
   days on market $293,900 Active 121 DOM
9. 2026-07-29
   days on market $293,900 Active 120 DOM
10. 2026-07-27
    days on market $293,900 Active 118 DOM
11. 2026-07-25
    days on market $293,900 Active 116 DOM
12. 2026-07-23
    price $293,900 Active 114 DOM
13. 2026-07-23
    days on market $296,400 Active 114 DOM
14. 2026-07-22
    days on market $296,400 Active 113 DOM
15. 2026-07-21
    days on market $296,400 Active 112 DOM
16. 2026-07-18
    days on market $296,400 Active 109 DOM
17. 2026-07-16
    days on market $296,400 Active 107 DOM
18. 2026-07-16
    days on market $296,400 Active 106 DOM
19. 2026-07-14
    days on market $296,400 Active 105 DOM
20. 2026-07-13
    days on market $296,400 Active 104 DOM
21. 2026-07-12
    days on market $296,400 Active 103 DOM
22. 2026-07-11
    days on market $296,400 Active 102 DOM
23. 2026-07-10
    days on market $296,400 Active 101 DOM
24. 2026-07-10
    price $296,400 Active 100 DOM
25. 2026-07-09
    days on market $298,900 Active 100 DOM
26. 2026-07-08
    days on market $298,900 Active 99 DOM
27. 2026-07-07
    days on market $298,900 Active 98 DOM
28. 2026-07-06
    days on market $298,900 Active 97 DOM
29. 2026-07-05
    days on market $298,900 Active 96 DOM
30. 2026-07-04
    days on market $298,900 Active 95 DOM
31. 2026-07-03
    days on market $298,900 Active 94 DOM
32. 2026-07-02
    days on market $298,900 Active 93 DOM
33. 2026-07-01
    days on market $298,900 Active 92 DOM
34. 2026-06-30
    days on market $298,900 Active 91 DOM
35. 2026-06-29
    days on market $298,900 Active 90 DOM
36. 2026-06-28
    days on market $298,900 Active 89 DOM
37. 2026-06-28
    days on market $298,900 Active 88 DOM
38. 2026-06-27
    days on market $298,900 Active 87 DOM
39. 2026-06-25
    days on market $298,900 Active 85 DOM
40. 2026-06-23
    days on market $298,900 Active 83 DOM
41. 2026-06-21
    days on market $298,900 Active 82 DOM
42. 2026-06-19
    days on market $298,900 Active 80 DOM
43. 2026-06-18
    days on market $298,900 Active 79 DOM
44. 2026-06-17
    days on market $298,900 Active 78 DOM
45. 2026-06-16
    days on market $298,900 Active 77 DOM
46. 2026-06-15
    days on market $298,900 Active 76 DOM
47. 2026-06-14
    days on market $298,900 Active 74 DOM
48. 2026-06-13
    days on market $298,900 Active 73 DOM
49. 2026-06-10
    days on market $298,900 Active 71 DOM
50. 2026-06-09
    days on market $298,900 Active 70 DOM

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 73% 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: $23,766
• − Mortgage interest: −$16,463
• − Property taxes: −$4,408
• − Insurance: −$1,470
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − HOA: −$7,728
• − Depreciation: −$8,550
• Taxable loss: −$18,656
• Est. tax savings @ 24.0%: +$4,477
• After-tax cash flow: $-8,849/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $4,800–$14,400 screening

This fully renovated 2-bedroom, 2-bath condo is move-in ready with updated kitchens and bathrooms, and a private courtyard. It offers a good condition score and is ready for immediate occupancy.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping maintenance — Improves curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary West Bay Elementary School C FL #892/2,144 Nat'l #9,801/41,679 Middle Surfside Middle School B FL #148/571 Nat'l #2,008/14,009 High J.r. Arnold High School D FL #204/667 Nat'l #6,282/17,239

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

B Composite livability gradescore 78/100

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 · 206,264 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: 9% of renters

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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%

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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%

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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

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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

-5.1% since first listed

4 events — show timeline

• 2026-05-03 Price Changed $298,900 CPARMLS
• 2026-05-03 Price Changed $298,900 ECAR
• 2026-03-31 Listed $315,000 ECAR
• 2026-03-27 Listed $315,000 CPARMLS