520 Richard Jackson Blvd #2005 · Panama City Beach, FL 32407

$180,000

1 bd · 2.0 ba · 853 sqft · Condo public records · 101 Days on market

Built 1988

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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 +7.5/15.0
• 1% rule +5.2/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Cash flow +2.6/30.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

FIRST-FLOOR GOLF COURSE FRONTAGE | HOLE 3 FAIRWAY & GREEN VIEWS | TWO FULL BATHS | Edgewater Golf Villas Unit 2005 is a first-floor, ground-level residence within Edgewater Beach and Golf Resort in Panama City Beach, Florida, positioned directly along Hole 3 of the resort's golf course. This one-bedroom, two-full-bathroom condo offers clear views of the third fairway and green, visible from the living area, the bedroom, and the back porch. The ground-level layout provides immediate access to the outdoor space just beyond the back door, creating a seamless connection to the golf course landscape and the pond that borders Hole 3. New HVAC in 2020 and new water heater in 2023. Both the l

Key facts

• Sliding glass doors
• Golf course frontage
• Hole 3 fairway views

Tags

• GOLF COURSE FRONTAGE
• HOLE 3 FAIRWAY VIEWS
• POND VIEWS
• FIRST FLOOR RESIDENCE
• SLIDING GLASS DOORS
• ACCESS TO OUTDOOR SPACE

Property features AI

Finance

• Other: Units furnished: all units (multi-unit information)
• HOA & community: Homeowners association with amenities including beach rights, business center, game room, gated community; Community pool

Exterior

• Security: Gated community with security gate, 24-hour security, security guard and security service
• Utilities: Cable connected; Electricity available; High-speed internet available; Public sewer
• Home design: Single-story; Multi-family zoning
• Construction: Stucco construction; Metal roof; No land (unit in a building)
• Exterior features: In-ground community pool with electric heat; Beach access / Waterfront; Gated community with security gate, 24-hour security, security guard and security service; Community amenities: basketball court, business center, conference/meeting room, fitness center, golf, game room, park, shopping, tennis courts, short term rental allowed

Interior

• Kitchen: Kitchen
• Bathrooms: Two full bathrooms; One bathroom with shower and WC; One vanity area
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Seven total rooms; Porch
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-615 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.

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: Hutchison Beach Elementary School (math 55% / reading 45%, grade D+, #1,070 of 2,144 statewide, top 51%, 621 students, 59% 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 48% FRL track the district average.
• Market conditions: Rents soft (-0.2%/yr); 705 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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 101 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 28y 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 $124k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.
• 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 $163,800 (9.0% 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 101 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.02% ✓
• Cap rate: 2.20%
• Cash-on-cash: -14.63%
• DSCR: 0.35
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -51.0%
• Equity multiple: -0.45×
• Total profit: $-73,158
• Equity at exit: $26,839

10-year hold

• IRR: —
• Equity multiple: -1.63×
• Total profit: $-132,744
• Equity at exit: $15,563

Cash invested: $50,400 (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: 705
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,837 high
• Mortgage (P&I): −$944
• Tax from tax record: −$209 /mo · $2,506/yr
• Insurance: −$75
• HOA est. from 2 same-building comps: −$838
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-615

Break-even live

Break-even rent $2,615

Max offer price $71,441

Occupancy floor —

Sensitivity live

Price	-10% $-513	-5% $-564	+0% $-615	+5% $-665	+10% $-716
Rent	-10% $-760	-5% $-687	+0% $-615	+5% $-542	+10% $-469
Rate	-1.0pp $-524	-0.5pp $-569	base $-615	+0.5pp $-661	+1.0pp $-709

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Bonnie Ln Panama City Beach, FL	2.0	1.5	972	$1,599	$1.65	14d	1	0.31mi
136 Bonnie Ln Panama City Beach, FL	2.0	1.5	972	$1,750	$1.80	14d	1	0.31mi
98 Paddock Club Dr Panama City Beach, FL	1.0–3.0	1.0–2.0	1093	$1,439	$1.32	14d	19	0.34mi
800 Grand Panama Blvd Panama City Beach, FL	3.0	1.0–2.0	978	$1,900	$1.94	14d	30	0.37mi
133 W Leslie Ln Unit 1 Panama City Beach, FL	2.0	1.5	950	$2,200	$2.32	22d	1	0.46mi
12011 Front Beach Rd Unit 1523327P Panama City Beach, FL	2.0	2.0	1076	$3,796	$3.53	14d	1	0.54mi
302 Cabana Blvd Panama City Beach, FL	1.0–3.0	1.0–2.0	1184	$1,293	$1.09	14d	15	0.76mi
10400 Panama City Beach Pkwy Panama City Beach, FL	1.0–3.0	1.0–2.0	1151	$1,408	$1.22	14d	20	1.00mi
204 Potters Bluff Dr Panama City Beach, FL	1.0–3.0	1.0–2.0	1035	$1,355	$1.31	14d	12	1.03mi
998 Gulfside Ct Unit 1523366P Panama City Beach, FL	2.0	2.0	1065	$4,124	$3.87	14d	1	1.08mi
9850 S Thomas Dr Unit 1355022P Panama City Beach, FL	1.0	1.0	602	$1,639	$2.72	14d	1	1.30mi
9850 S Thomas Dr Unit 1 Panama City Beach, FL	1.0	1.0	700	$2,750	$3.93	22d	1	1.30mi

HOA detail condo

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

Listing history 23 events

1. 2026-06-02
   status $180,000 Pending 101 DOM
2. 2026-05-04
   historical Active Under Contract
3. 2026-02-25
   price $180,000
4. 2026-02-25
   price $180,000
5. 2026-01-23
   listed $185,000 Active
6. 2026-01-23
   listed $185,000 Active
7. 2025-08-30
   historical
8. 2025-07-28
   price $199,000
9. 2025-05-20
   price $205,000
10. 2025-05-03
    price $214,000
11. 2025-04-14
    listed $229,000 Active
12. 2021-12-14
    historical
13. 2019-12-23
    soldstatus $124,000
14. 2019-12-20
    soldstatus $124,000
15. 2019-04-05
    listed $137,900
16. 2005-04-27
    soldstatus $275,000
17. 2004-06-30
    soldstatus $189,000
18. 2004-06-22
    soldstatus $189,000
19. 2004-06-01
    listed $189,000
20. 1999-05-24
    soldstatus $78,500
21. 1999-05-01
    soldstatus $78,500
22. 1999-03-23
    listed $79,900
23. 1998-02-16
    listed $92,000

ⓘ 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: $2,506 · $209/mo
• Projected year-2 tax: $2,506 · $209/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 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: $22,044
• − Mortgage interest: −$10,083
• − Property taxes: −$2,506
• − Insurance: −$900
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − HOA: −$10,056
• − Depreciation: −$5,236
• Taxable loss: −$10,264
• Est. tax savings @ 24.0%: +$2,463
• After-tax cash flow: $-4,911/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

+95.7% since first listed

22 events — show timeline

• 2026-05-04 Contingent — CPARMLS
• 2026-02-25 Price Changed $180,000 ECAR
• 2026-02-25 Price Changed $180,000 CPARMLS
• 2026-01-23 Listed $185,000 ECAR
• 2026-01-23 Listed $185,000 CPARMLS
• 2025-08-30 Listing Removed — CPARMLS
• 2025-07-28 Price Changed $199,000 CPARMLS
• 2025-05-20 Price Changed $205,000 CPARMLS
• 2025-05-03 Price Changed $214,000 CPARMLS
• 2025-04-14 Listed $229,000 CPARMLS
• 2021-12-14 Listing Removed — CPARMLS
• 2019-12-23 Sold (Public Records) $124,000 Public Records
• 2019-12-20 Sold (MLS) $124,000 CPARMLS
• 2019-04-05 Listed $137,900 CPARMLS
• 2005-04-27 Sold (Public Records) $275,000 Public Records
• 2004-06-30 Sold (Public Records) $189,000 Public Records
• 2004-06-22 Sold (MLS) $189,000 CPARMLS
• 2004-06-01 Listed $189,000 CPARMLS
• 1999-05-24 Sold (MLS) $78,500 CPARMLS
• 1999-05-01 Sold (Public Records) $78,500 Public Records
• 1999-03-23 Listed $79,900 CPARMLS
• 1998-02-16 Listed $92,000 CPARMLS

Property tax history

+10.8%/yr

Latest (2025): $2,506 · -2.6% YoY. Source: county tax records.