520 N Richard Jackson Blvd #2002 · Panama City Beach, FL 32407

$159,000

1 bd · 2.0 ba · 853 sqft · Condo public records · 35 Days on market

Built 1988 $186/sqft · 48% below area Est $307k · 48% under ↓ 40% since listing

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Why this score? — see what drove the B- 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.4/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new beach home at the Edgewater Beach Resort. This golf villa is located on the ground floor, with your backyard patio overlooking the nine-hole executive golf course. If you want serenity after a day at the beach, walk into this peaceful condo, step outside on your patio, and relax. Golf Villa 2002 has been freshly painted, with all new furniture and a newer water heater. This beach home would be perfect for your primary or second vacation home. Enjoy true resort amenities with golf, tennis, pickle ball, heated pools, and beach access that no other resort features in Panama City Beach.

Key facts

• Beach retreat
• Community pool
• Built 1988

Tags

• BEACH RETREAT
• SHORT-TERM RENTAL DEMAND
• INCOME-GENERATING POTENTIAL
• PUBLIC TRANSIT ACCESS
• MINUTES FROM SHIPWRECK ISLAND
• MINUTES FROM PIER PARK

Property features AI

Finance

• HOA & community: Has homeowners association; Community pool; Short-term rentals allowed

Exterior

• Parking: Gated parking
• Security: Security gate
• Utilities: Electricity available
• Home design: Condominium (unit); Entry on first level
• Construction: Stucco and wood frame construction; Slab foundation
• Exterior features: Covered patio; Paved lot

Interior

• Kitchen: Electric range
• Bedrooms: Primary bedroom on the first level with primary bath and closet; Additional bedroom on the first level
• Bathrooms: Two full bathrooms; Main bathroom on the first level
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Five total rooms; Dining and living room combo; Covered patio

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 soft (-0.2%/yr); 702 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $5k 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 35 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.84%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (median comp): $306,689
• List price: $159,000
• Delta: -48.16%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-10,143
• Equity at exit: $23,707

10-year hold

• IRR: -0.9%
• Equity multiple: 0.95×
• Total profit: $-2,281
• Equity at exit: $13,747

Cash invested: $44,520 (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 32407

• Home prices YoY: -29.5%
• Rents YoY: -0.2%
• Active inventory: 702
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,806 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $328

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 77%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Grand Panama Blvd Panama City Beach, FL	3.0	1.0–2.0	978	$1,900	$1.94	13d	30	0.19mi
12011 Front Beach Rd Unit 1523327P Panama City Beach, FL	2.0	2.0	1076	$3,796	$3.53	13d	1	0.43mi
98 Paddock Club Dr Panama City Beach, FL	1.0–3.0	1.0–2.0	1093	$1,439	$1.32	13d	19	0.44mi
138 Bonnie Ln Panama City Beach, FL	2.0	1.5	972	$1,599	$1.65	13d	1	0.49mi
136 Bonnie Ln Panama City Beach, FL	2.0	1.5	972	$1,750	$1.80	13d	1	0.50mi
302 Cabana Blvd Panama City Beach, FL	1.0–3.0	1.0–2.0	1184	$1,293	$1.09	13d	15	0.59mi
133 W Leslie Ln Unit 1 Panama City Beach, FL	2.0	1.5	950	$2,200	$2.32	21d	1	0.64mi
10400 Panama City Beach Pkwy Panama City Beach, FL	1.0–3.0	1.0–2.0	1151	$1,408	$1.22	13d	20	1.05mi
204 Potters Bluff Dr Panama City Beach, FL	1.0–3.0	1.0–2.0	1035	$1,355	$1.31	13d	12	1.19mi
998 Gulfside Ct Unit 1523366P Panama City Beach, FL	2.0	2.0	1065	$4,124	$3.87	13d	1	1.26mi
900 Clara Ave Panama City Beach, FL	1.0–3.0	1.0–2.0	1134	$1,425	$1.26	13d	15	1.45mi
9850 S Thomas Dr Unit 1355022P Panama City Beach, FL	1.0	1.0	602	$1,639	$2.72	13d	1	1.48mi
9850 S Thomas Dr Unit 1 Panama City Beach, FL	1.0	1.0	700	$2,750	$3.93	21d	1	1.48mi

HOA detail condo

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

Listing history 25 events

1. 2026-06-14
   pricestatusdays on market $159,000 Pending 35 DOM
2. 2026-06-10
   days on market $174,000 Active 33 DOM
3. 2026-06-09
   days on market $174,000 Active 32 DOM
4. 2026-06-08
   days on market $174,000 Active 31 DOM
5. 2026-06-07
   days on market $174,000 Active 30 DOM
6. 2026-06-05
   days on market $174,000 Active 27 DOM
7. 2026-06-03
   days on market $174,000 Active 26 DOM
8. 2026-06-02
   days on market $174,000 Active 25 DOM
9. 2026-06-01
   days on market $174,000 Active 24 DOM
10. 2026-05-31
    days on market $174,000 Active 23 DOM
11. 2026-05-30
    days on market $174,000 Active 22 DOM
12. 2026-05-02
    listed $174,000 Active 1498-char remark
13. 2023-08-17
    soldstatus $255,000 Closed 701-char remark

    Show marketing remark (701 chars)

    'CURRENTLY UNDER CONTRACT, SELLER WILL CONSIDER BACKUP OFFERS' Welcome to your new beach home at the Edgewater Beach Resort. This golf villa is located on the ground floor, with your backyard patio overlooking the nine-hole executive golf course. If you want serenity after a day at the beach, walk into this peaceful condo, step outside on your patio, and relax. Golf Villa 2002 has been freshly painted, with all new furniture and a newer water heater. This beach home would be perfect for your primary or second vacation home. Enjoy true resort amenities with golf, tennis, pickle ball, heated pools, and beach access that no other resort features in Panama City Beach. Revenue projection is $30K+

14. 2023-08-17
    soldstatus $255,000 Sold

    Show marketing remark (701 chars)

    'CURRENTLY UNDER CONTRACT, SELLER WILL CONSIDER BACKUP OFFERS' Welcome to your new beach home at the Edgewater Beach Resort. This golf villa is located on the ground floor, with your backyard patio overlooking the nine-hole executive golf course. If you want serenity after a day at the beach, walk into this peaceful condo, step outside on your patio, and relax. Golf Villa 2002 has been freshly painted, with all new furniture and a newer water heater. This beach home would be perfect for your primary or second vacation home. Enjoy true resort amenities with golf, tennis, pickle ball, heated pools, and beach access that no other resort features in Panama City Beach. Revenue projection is $30K+

15. 2023-08-17
    soldstatus $255,000

    Show marketing remark (701 chars)

    'CURRENTLY UNDER CONTRACT, SELLER WILL CONSIDER BACKUP OFFERS' Welcome to your new beach home at the Edgewater Beach Resort. This golf villa is located on the ground floor, with your backyard patio overlooking the nine-hole executive golf course. If you want serenity after a day at the beach, walk into this peaceful condo, step outside on your patio, and relax. Golf Villa 2002 has been freshly painted, with all new furniture and a newer water heater. This beach home would be perfect for your primary or second vacation home. Enjoy true resort amenities with golf, tennis, pickle ball, heated pools, and beach access that no other resort features in Panama City Beach. Revenue projection is $30K+

16. 2023-07-04
    status Pending

    Show marketing remark (701 chars)

    'CURRENTLY UNDER CONTRACT, SELLER WILL CONSIDER BACKUP OFFERS' Welcome to your new beach home at the Edgewater Beach Resort. This golf villa is located on the ground floor, with your backyard patio overlooking the nine-hole executive golf course. If you want serenity after a day at the beach, walk into this peaceful condo, step outside on your patio, and relax. Golf Villa 2002 has been freshly painted, with all new furniture and a newer water heater. This beach home would be perfect for your primary or second vacation home. Enjoy true resort amenities with golf, tennis, pickle ball, heated pools, and beach access that no other resort features in Panama City Beach. Revenue projection is $30K+

17. 2023-07-04
    historical Active Under Contract 701-char remark

    Show marketing remark (701 chars)

    'CURRENTLY UNDER CONTRACT, SELLER WILL CONSIDER BACKUP OFFERS' Welcome to your new beach home at the Edgewater Beach Resort. This golf villa is located on the ground floor, with your backyard patio overlooking the nine-hole executive golf course. If you want serenity after a day at the beach, walk into this peaceful condo, step outside on your patio, and relax. Golf Villa 2002 has been freshly painted, with all new furniture and a newer water heater. This beach home would be perfect for your primary or second vacation home. Enjoy true resort amenities with golf, tennis, pickle ball, heated pools, and beach access that no other resort features in Panama City Beach. Revenue projection is $30K+

18. 2023-06-23
    status Active

    Show marketing remark (701 chars)

    'CURRENTLY UNDER CONTRACT, SELLER WILL CONSIDER BACKUP OFFERS' Welcome to your new beach home at the Edgewater Beach Resort. This golf villa is located on the ground floor, with your backyard patio overlooking the nine-hole executive golf course. If you want serenity after a day at the beach, walk into this peaceful condo, step outside on your patio, and relax. Golf Villa 2002 has been freshly painted, with all new furniture and a newer water heater. This beach home would be perfect for your primary or second vacation home. Enjoy true resort amenities with golf, tennis, pickle ball, heated pools, and beach access that no other resort features in Panama City Beach. Revenue projection is $30K+

19. 2023-06-23
    status Active 701-char remark

    Show marketing remark (701 chars)

    'CURRENTLY UNDER CONTRACT, SELLER WILL CONSIDER BACKUP OFFERS' Welcome to your new beach home at the Edgewater Beach Resort. This golf villa is located on the ground floor, with your backyard patio overlooking the nine-hole executive golf course. If you want serenity after a day at the beach, walk into this peaceful condo, step outside on your patio, and relax. Golf Villa 2002 has been freshly painted, with all new furniture and a newer water heater. This beach home would be perfect for your primary or second vacation home. Enjoy true resort amenities with golf, tennis, pickle ball, heated pools, and beach access that no other resort features in Panama City Beach. Revenue projection is $30K+

20. 2023-05-30
    status Pending

    Show marketing remark (701 chars)

    'CURRENTLY UNDER CONTRACT, SELLER WILL CONSIDER BACKUP OFFERS' Welcome to your new beach home at the Edgewater Beach Resort. This golf villa is located on the ground floor, with your backyard patio overlooking the nine-hole executive golf course. If you want serenity after a day at the beach, walk into this peaceful condo, step outside on your patio, and relax. Golf Villa 2002 has been freshly painted, with all new furniture and a newer water heater. This beach home would be perfect for your primary or second vacation home. Enjoy true resort amenities with golf, tennis, pickle ball, heated pools, and beach access that no other resort features in Panama City Beach. Revenue projection is $30K+

21. 2023-05-30
    historical Active Under Contract 701-char remark

    Show marketing remark (701 chars)

    'CURRENTLY UNDER CONTRACT, SELLER WILL CONSIDER BACKUP OFFERS' Welcome to your new beach home at the Edgewater Beach Resort. This golf villa is located on the ground floor, with your backyard patio overlooking the nine-hole executive golf course. If you want serenity after a day at the beach, walk into this peaceful condo, step outside on your patio, and relax. Golf Villa 2002 has been freshly painted, with all new furniture and a newer water heater. This beach home would be perfect for your primary or second vacation home. Enjoy true resort amenities with golf, tennis, pickle ball, heated pools, and beach access that no other resort features in Panama City Beach. Revenue projection is $30K+

22. 2023-05-01
    price $255,000

    Show marketing remark (701 chars)

    'CURRENTLY UNDER CONTRACT, SELLER WILL CONSIDER BACKUP OFFERS' Welcome to your new beach home at the Edgewater Beach Resort. This golf villa is located on the ground floor, with your backyard patio overlooking the nine-hole executive golf course. If you want serenity after a day at the beach, walk into this peaceful condo, step outside on your patio, and relax. Golf Villa 2002 has been freshly painted, with all new furniture and a newer water heater. This beach home would be perfect for your primary or second vacation home. Enjoy true resort amenities with golf, tennis, pickle ball, heated pools, and beach access that no other resort features in Panama City Beach. Revenue projection is $30K+

23. 2023-05-01
    price $255,000 701-char remark

    Show marketing remark (701 chars)

    'CURRENTLY UNDER CONTRACT, SELLER WILL CONSIDER BACKUP OFFERS' Welcome to your new beach home at the Edgewater Beach Resort. This golf villa is located on the ground floor, with your backyard patio overlooking the nine-hole executive golf course. If you want serenity after a day at the beach, walk into this peaceful condo, step outside on your patio, and relax. Golf Villa 2002 has been freshly painted, with all new furniture and a newer water heater. This beach home would be perfect for your primary or second vacation home. Enjoy true resort amenities with golf, tennis, pickle ball, heated pools, and beach access that no other resort features in Panama City Beach. Revenue projection is $30K+

24. 2023-04-07
    listed $265,000 Active

    Show marketing remark (609 chars)

    Welcome to your new beach home at the Edgewater Beach Resort. This golf villa is located on the ground floor, with your backyard patio overlooking the nine-hole executive golf course. If you want serenity after a day at the beach, walk into this peaceful condo, step outside on your patio, and relax. Golf Villa 2002 has been freshly painted, with all new furniture and a newer water heater. This beach home would be perfect for your primary or second vacation home. Enjoy true resort amenities with golf, tennis, pickle ball, heated pools, and beach access that no other resort features in Panama City Beach.

25. 2023-03-29
    listed $265,000 Active 701-char remark

    Show marketing remark (701 chars)

    'CURRENTLY UNDER CONTRACT, SELLER WILL CONSIDER BACKUP OFFERS' Welcome to your new beach home at the Edgewater Beach Resort. This golf villa is located on the ground floor, with your backyard patio overlooking the nine-hole executive golf course. If you want serenity after a day at the beach, walk into this peaceful condo, step outside on your patio, and relax. Golf Villa 2002 has been freshly painted, with all new furniture and a newer water heater. This beach home would be perfect for your primary or second vacation home. Enjoy true resort amenities with golf, tennis, pickle ball, heated pools, and beach access that no other resort features in Panama City Beach. Revenue projection is $30K+

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,672
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$4,625
• Taxable income: $1,493
• Est. tax owed @ 24.0%: −$358
• After-tax cash flow: $3,577/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): 16,404
• Household income: $80,831
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 939.0

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 (73%)
• Race & ethnicity: White 73% Black 10% Two or more races 9% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Italian 3% Portuguese 2%
• Foreign-born: 12% · Canada, Jamaica, South Korea
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -116.39%
• Current HPI: 277.8875
• Rent YoY: ▼ -0.25%
• 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

-40.0% since first listed

16 events — show timeline

• 2026-06-12 Pending — CPARMLS
• 2026-06-12 Price Changed $159,000 CPARMLS
• 2026-05-02 Listed $174,000 CPARMLS
• 2023-08-17 Sold (Public Records) $255,000 Public Records
• 2023-08-17 Sold (MLS) $255,000 CPARMLS
• 2023-08-17 Sold (MLS) $255,000 ECAR
• 2023-07-04 Pending — ECAR
• 2023-07-04 Contingent — CPARMLS
• 2023-06-23 Relisted — ECAR
• 2023-06-23 Relisted — CPARMLS
• 2023-05-30 Pending — ECAR
• 2023-05-30 Contingent — CPARMLS
• 2023-05-01 Price Changed $255,000 ECAR
• 2023-05-01 Price Changed $255,000 CPARMLS
• 2023-04-07 Listed $265,000 ECAR
• 2023-03-29 Listed $265,000 CPARMLS

Property tax history

-9.4%/yr

Latest (2025): $276 · -6.9% YoY. Source: county tax records.