520 N Richard Jackson Blvd #1502 · Panama City Beach, FL 32407

$300,000

2 bd · 2.0 ba · 1,137 sqft · Condo public records · 57 Days on market

Built 1986 $264/sqft · at area comps Est $313k · at est.

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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 +9.3/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Cash flow +0.1/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Edgewater Golf Villa 1502, located in the iconic Edgewater Beach & Golf Resort in Panama City Beach, Florida. This desirable ground-floor 2-bedroom, 2-bathroom villa offers serene views overlooking the resort's golf course and sparkling pool. Recently updated and fully turnkey, it features modern finishes and a comfortable layout ideal for everyday living or effortless entertaining. Whether you're looking for a full-time residence, a family second home, or a high-performing investment property with excellent rental potential, this villa is ready for you. Experience your own Edgewater Beach retreat -- there is no lifestyle like it on the Gulf Coast. Enjoy the ultimate coasta

Key facts

• Gated community
• Fitness center
• Resort amenities

Tags

• GOLF COURSE VIEWS
• MODERN FINISHES
• RESORT AMENITIES
• MULTIPLE POOLS
• FITNESS CENTER
• GATED COMMUNITY

Property features AI

Finance

• Other: All units furnished (multi-unit property)
• HOA & community: Homeowners association (offers beach rights and gated community access); Community amenities include pool, fitness center, tennis courts, basketball court, golf, shopping, and short-term rentals allowed

Exterior

• Security: Gated community with security gate and security guard; 24-hour security; Security fence; Security service
• Utilities: Cable connected; Public sewer
• Home design: New construction
• Exterior features: Community pool; Lot approximately 100 x 100

Interior

• Kitchen: Electric cooktop; Electric oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Family room; Total of 2 rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (20.0% below list).
• Recommended offer: $240k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 0.8% vs local median 2.6% in Panama City Beach — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 21 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).
• This rent runs 36% of the median local income ($81k/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 $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 57 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 7 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 $150k; list at $300k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 54% 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 $239,930 (20.0% 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 57 days. Have you received any prior offers? Is the seller open to a 20% 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. 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: 0.80% ✗
• Cap rate: 0.84%
• Cash-on-cash: -19.49%
• DSCR: 0.13
• GRM: 10.4

CMA / ARV

• ARV (median comp): $312,845
• List price: $300,000
• Delta: -4.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -62.9%
• Equity multiple: -0.69×
• Total profit: $-141,761
• Equity at exit: $44,731

10-year hold

• IRR: —
• Equity multiple: -2.09×
• Total profit: $-259,383
• Equity at exit: $25,939

Cash invested: $84,000 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,399 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$275 /mo · $3,304/yr
• Insurance: −$125
• HOA est. from 1 same-building comp: −$1,286
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-1,364

Break-even live

Break-even rent $4,126

Max offer price $66,084

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 N Richard Jackson Blvd #1912 Panama City Beach, FL	2.0	2.0	1200	$2,375	$1.98	13d	1	0.09mi
11222 Hutchison Blvd Unit 1523347P Panama City Beach, FL	2.0	2.0	1194	$3,907	$3.27	21d	1	0.14mi
104 White Cap Way Panama City Beach, FL	3.0	2.0	1146	$2,700	$2.36	21d	1	0.26mi
175 White Cap Way Unit 1 Panama City Beach, FL	3.0	2.5	1432	$1,750	$1.22	13d	1	0.27mi
98 Paddock Club Dr Panama City Beach, FL	1.0–3.0	1.0–2.0	1093	$1,751	$1.60	13d	19	0.32mi
800 Grand Panama Blvd Panama City Beach, FL	3.0	1.0–2.0	978	$2,299	$2.35	13d	30	0.33mi
11709 Seashore Ln Panama City Beach, FL	3.0	2.0	1269	$2,300	$1.81	13d	1	0.36mi
138 Bonnie Ln Panama City Beach, FL	2.0	1.5	972	$1,599	$1.65	13d	1	0.36mi
136 Bonnie Ln Panama City Beach, FL	2.0	1.5	972	$1,750	$1.80	13d	1	0.36mi
133 W Leslie Ln Unit 1 Panama City Beach, FL	2.0	1.5	950	$2,200	$2.32	21d	1	0.50mi
12011 Front Beach Rd Unit 1523327P Panama City Beach, FL	2.0	2.0	1076	$3,796	$3.53	13d	1	0.54mi
10811 Front Beach Rd Unit 1354928P Panama City Beach, FL	3.0	2.0	1194	$3,463	$2.90	13d	1	0.69mi
302 Cabana Blvd Panama City Beach, FL	1.0–3.0	1.0–2.0	1184	$1,550	$1.31	13d	15	0.71mi
10625 Front Beach Rd Unit 1354975P Panama City Beach, FL	2.0	2.0	1140	$3,166	$2.78	13d	1	0.83mi
10400 Panama City Beach Pkwy Panama City Beach, FL	1.0–3.0	1.0–2.0	1151	$1,890	$1.64	13d	20	0.97mi
204 Potters Bluff Dr Panama City Beach, FL	1.0–3.0	1.0–2.0	1035	$1,651	$1.60	13d	12	1.05mi
104 Gulfside Ct Unit 1523320P Panama City Beach, FL	3.0	3.0	1496	$5,020	$3.36	13d	1	1.12mi
998 Gulfside Ct Unit 1523366P Panama City Beach, FL	2.0	2.0	1065	$4,124	$3.87	13d	1	1.13mi
9815 S Thomas Dr Unit 1523339P Panama City, FL	3.0	2.0	1259	$4,018	$3.19	21d	1	1.18mi
9902 S Thomas Dr Unit 1354966P Panama City Beach, FL	2.0	2.0	1259	$1,970	$1.56	13d	1	1.26mi
9850 S Thomas Dr Unit 1 Panama City Beach, FL	1.0	1.0	700	$2,750	$3.93	21d	1	1.35mi

HOA detail condo

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

Listing history 44 events

1. 2026-06-19
   days on market $300,000 Active 57 DOM
2. 2026-06-18
   days on market $300,000 Active 56 DOM
3. 2026-06-17
   days on market $300,000 Active 55 DOM
4. 2026-06-16
   days on market $300,000 Active 54 DOM
5. 2026-06-15
   days on market $300,000 Active 53 DOM
6. 2026-06-14
   days on market $300,000 Active 51 DOM
7. 2026-06-13
   days on market $300,000 Active 50 DOM
8. 2026-06-10
   days on market $300,000 Active 48 DOM
9. 2026-06-09
   days on market $300,000 Active 47 DOM
10. 2026-06-08
    days on market $300,000 Active 46 DOM
11. 2026-06-07
    days on market $300,000 Active 45 DOM
12. 2026-06-05
    days on market $300,000 Active 42 DOM
13. 2026-06-03
    days on market $300,000 Active 41 DOM
14. 2026-06-02
    days on market $300,000 Active 40 DOM
15. 2026-06-01
    days on market $300,000 Active 39 DOM
16. 2026-05-31
    days on market $300,000 Active 38 DOM
17. 2026-05-30
    days on market $300,000 Active 37 DOM
18. 2026-04-23
    listed $300,000 Active 1432-char remark
19. 2026-03-16
    historical
20. 2026-01-27
    historical Active Under Contract
21. 2025-10-03
    price $300,000
22. 2025-09-26
    price $305,000
23. 2025-09-19
    price $310,000
24. 2025-09-14
    price $315,000
25. 2025-09-05
    price $320,000
26. 2025-08-31
    price $325,000
27. 2025-08-22
    price $330,000
28. 2025-08-14
    price $335,000
29. 2025-08-07
    price $340,000
30. 2025-08-02
    status Active
31. 2025-03-25
    price $345,000
32. 2025-02-09
    listed $374,000 Active
33. 2014-11-24
    soldstatus $150,000
34. 2014-11-21
    soldstatus $150,000
35. 2014-08-04
    listed $158,900
36. 2014-01-13
    soldstatus $139,900
37. 2014-01-10
    soldstatus $139,900
38. 2013-08-01
    listed $139,900
39. 2009-01-23
    soldstatus $168,500
40. 2008-06-17
    listed $158,900
41. 2004-06-23
    soldstatus $280,000
42. 2004-06-15
    soldstatus $280,000
43. 2004-05-13
    listed $279,000
44. 2001-04-23
    soldstatus $125,000

ⓘ 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: $3,304 · $275/mo
• Projected year-2 tax: $3,304 · $275/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 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: $28,792
• − Mortgage interest: −$16,805
• − Property taxes: −$3,304
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,303
• − Management: −$2,303
• − HOA: −$15,432
• − Depreciation: −$8,727
• Taxable loss: −$21,583
• Est. tax savings @ 24.0%: +$5,180
• After-tax cash flow: $-11,190/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

+140.0% since first listed

27 events — show timeline

• 2026-04-23 Listed $300,000 CPARMLS
• 2026-03-16 Listing Removed — CPARMLS
• 2026-01-27 Contingent — CPARMLS
• 2025-10-03 Price Changed $300,000 CPARMLS
• 2025-09-26 Price Changed $305,000 CPARMLS
• 2025-09-19 Price Changed $310,000 CPARMLS
• 2025-09-14 Price Changed $315,000 CPARMLS
• 2025-09-05 Price Changed $320,000 CPARMLS
• 2025-08-31 Price Changed $325,000 CPARMLS
• 2025-08-22 Price Changed $330,000 CPARMLS
• 2025-08-14 Price Changed $335,000 CPARMLS
• 2025-08-07 Price Changed $340,000 CPARMLS
• 2025-08-02 Relisted — CPARMLS
• 2025-03-25 Price Changed $345,000 CPARMLS
• 2025-02-09 Listed $374,000 CPARMLS
• 2014-11-24 Sold (Public Records) $150,000 Public Records
• 2014-11-21 Sold (MLS) $150,000 CPARMLS
• 2014-08-04 Listed $158,900 CPARMLS
• 2014-01-13 Sold (Public Records) $139,900 Public Records
• 2014-01-10 Sold (MLS) $139,900 CPARMLS
• 2013-08-01 Listed $139,900 CPARMLS
• 2009-01-23 Sold (Public Records) $168,500 Public Records
• 2008-06-17 Listed $158,900 ECAR
• 2004-06-23 Sold (Public Records) $280,000 Public Records
• 2004-06-15 Sold (MLS) $280,000 CPARMLS
• 2004-05-13 Listed $279,000 CPARMLS
• 2001-04-23 Sold (Public Records) $125,000 Public Records

Property tax history

+11.0%/yr

Latest (2025): $3,304 · +6.6% YoY. Source: county tax records.