520 N Richard Jackson Blvd #2711 · Panama City Beach, FL 32407

$279,900

2 bd · 2.0 ba · 1,254 sqft · Condo public records · 71 Days on market

Built 1993 $223/sqft · 18% below area Est $343k · 18% under ↓ 10% 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 +15.0/15.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Cash flow +2.2/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Updated 2-Bedroom Condo at Edgewater Beach Resort Step into style and comfort with this tastefully decorated second-floor condo, offering 2 spacious bedrooms and 2 full bathrooms--perfect for hosting family and friends, and sleeping up to 10 guests. This unit is fully furnished and rental-ready, making it a fantastic investment or vacation getaway. Located in the heart of Panama City Beach, Edgewater Beach Resort is a gated, full-service resort spanning 110 acres along the Gulf of Mexico. Amenities abound with 12 swimming pools, including the signature lagoon pool, a 9-hole executive golf course, multiple hot tubs, sun decks, and beachfront dining options. Enjoy access to the tennis complex with 6 courts and pro shop, a well-equipped fitness center, luxurious spa, salon, market, and gift shops. Additional activities include basketball, shuffleboard, and much more. Families will love the Kids Adventure Club, complete with a splash pad, arcade, and a calendar full of fun events. Don't miss your chance to own in one of the most sought-after resorts on the Gulf Coast. Schedule your private tour today!

Key facts

• 110 acres along gulf
• 12 swimming pools
• Community pool

Tags

• GATED FULL SERVICE RESORT
• 110 ACRES ALONG GULF
• 12 SWIMMING POOLS
• SIGNATURE LAGOON POOL
• 9 HOLE EXECUTIVE GOLF COURSE
• TENNIS COMPLEX WITH 6 COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $280k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (15.6% below list).
• Recommended offer: $236k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 2.0% 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; 24 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 35% 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 $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 71 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: HOA is 42% 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 $236,169 (15.6% 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 71 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 1.98%
• Cash-on-cash: -15.42%
• DSCR: 0.31
• GRM: 9.9

CMA / ARV

• ARV (median comp): $342,503
• List price: $279,900
• Delta: -18.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -51.9%
• Equity multiple: -0.48×
• Total profit: $-115,790
• Equity at exit: $41,734

10-year hold

• IRR: —
• Equity multiple: -1.65×
• Total profit: $-207,660
• Equity at exit: $24,201

Cash invested: $78,372 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,362 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$288 /mo · $3,457/yr
• Insurance: −$117
• HOA est. from 1 same-building comp: −$1,000
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-1,007

Break-even live

Break-even rent $3,636

Max offer price $102,040

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 24 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	0.10mi
11222 Hutchison Blvd Unit 1523347P Panama City Beach, FL	2.0	2.0	1194	$3,907	$3.27	21d	1	0.19mi
800 Grand Panama Blvd Panama City Beach, FL	3.0	1.0–2.0	978	$2,299	$2.35	13d	30	0.28mi
104 White Cap Way Panama City Beach, FL	3.0	2.0	1146	$2,700	$2.36	21d	1	0.31mi
175 White Cap Way Unit 1 Panama City Beach, FL	3.0	2.5	1432	$1,750	$1.22	13d	1	0.31mi
11709 Seashore Ln Panama City Beach, FL	3.0	2.0	1269	$2,300	$1.81	13d	1	0.36mi
98 Paddock Club Dr Panama City Beach, FL	1.0–3.0	1.0–2.0	1093	$1,751	$1.60	13d	19	0.38mi
138 Bonnie Ln Panama City Beach, FL	2.0	1.5	972	$1,599	$1.65	13d	1	0.40mi
136 Bonnie Ln Panama City Beach, FL	2.0	1.5	972	$1,750	$1.80	13d	1	0.40mi
12011 Front Beach Rd Unit 1523327P Panama City Beach, FL	2.0	2.0	1076	$3,796	$3.53	13d	1	0.48mi
133 W Leslie Ln Unit 1 Panama City Beach, FL	2.0	1.5	950	$2,200	$2.32	21d	1	0.55mi
135 Grande Island Blvd Unit 1355007P Panama City Beach, FL	3.0	3.5	1797	$2,759	$1.54	21d	1	0.64mi
335 Madison Cir Panama City Beach, FL	3.0	3.0	1682	$2,599	$1.55	21d	1	0.66mi
302 Cabana Blvd Panama City Beach, FL	1.0–3.0	1.0–2.0	1184	$1,550	$1.31	13d	15	0.67mi
10811 Front Beach Rd Unit 1354928P Panama City Beach, FL	3.0	2.0	1194	$3,463	$2.90	13d	1	0.72mi
10625 Front Beach Rd Unit 1354975P Panama City Beach, FL	2.0	2.0	1140	$3,166	$2.78	13d	1	0.87mi
10400 Panama City Beach Pkwy Panama City Beach, FL	1.0–3.0	1.0–2.0	1151	$1,890	$1.64	13d	20	1.02mi
204 Potters Bluff Dr Panama City Beach, FL	1.0–3.0	1.0–2.0	1035	$1,651	$1.60	13d	12	1.11mi
104 Gulfside Ct Unit 1523320P Panama City Beach, FL	3.0	3.0	1496	$5,020	$3.36	13d	1	1.17mi
998 Gulfside Ct Unit 1523366P Panama City Beach, FL	2.0	2.0	1065	$4,124	$3.87	13d	1	1.17mi
9815 S Thomas Dr Unit 1523339P Panama City, FL	3.0	2.0	1259	$4,018	$3.19	21d	1	1.22mi
901 Pelican Pl Panama City Beach, FL	2.0	2.0	1746	$1,650	$0.95	21d	1	1.28mi
9902 S Thomas Dr Unit 1354966P Panama City Beach, FL	2.0	2.0	1259	$1,970	$1.56	13d	1	1.30mi
410 Foxtail Way Panama City Beach, FL	3.0	2.0	1676	$2,750	$1.64	21d	1	1.46mi

HOA detail condo

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

Listing history 24 events

1. 2026-06-19
   days on market $279,900 Active 71 DOM
2. 2026-06-18
   days on market $279,900 Active 70 DOM
3. 2026-06-17
   days on market $279,900 Active 69 DOM
4. 2026-06-16
   days on market $279,900 Active 68 DOM
5. 2026-06-15
   days on market $279,900 Active 67 DOM
6. 2026-06-14
   days on market $279,900 Active 65 DOM
7. 2026-06-13
   days on market $279,900 Active 64 DOM
8. 2026-06-10
   days on market $279,900 Active 62 DOM
9. 2026-06-09
   days on market $279,900 Active 61 DOM
10. 2026-06-08
    days on market $279,900 Active 60 DOM
11. 2026-06-07
    days on market $279,900 Active 59 DOM
12. 2026-06-05
    days on market $279,900 Active 56 DOM
13. 2026-06-03
    days on market $279,900 Active 55 DOM
14. 2026-06-02
    days on market $279,900 Active 54 DOM
15. 2026-06-01
    days on market $279,900 Active 53 DOM
16. 2026-05-31
    days on market $279,900 Active 52 DOM
17. 2026-05-30
    days on market $279,900 Active 51 DOM
18. 2026-04-09
    listed $279,900 Active 1129-char remark

    Show marketing remark (1129 chars)

    Beautifully Updated 2-Bedroom Condo at Edgewater Beach Resort Step into style and comfort with this tastefully decorated second-floor condo, offering 2 spacious bedrooms and 2 full bathrooms--perfect for hosting family and friends, and sleeping up to 10 guests. This unit is fully furnished and rental-ready, making it a fantastic investment or vacation getaway. Located in the heart of Panama City Beach, Edgewater Beach Resort is a gated, full-service resort spanning 110 acres along the Gulf of Mexico. Amenities abound with 12 swimming pools, including the signature lagoon pool, a 9-hole executive golf course, multiple hot tubs, sun decks, and beachfront dining options. Enjoy access to the tennis complex with 6 courts and pro shop, a well-equipped fitness center, luxurious spa, salon, market, and gift shops. Additional activities include basketball, shuffleboard, and much more. Families will love the Kids Adventure Club, complete with a splash pad, arcade, and a calendar full of fun events. Don't miss your chance to own in one of the most sought-after resorts on the Gulf Coast. Schedule your private tour today!

19. 2026-04-09
    historical

    Show marketing remark (1129 chars)

    Beautifully Updated 2-Bedroom Condo at Edgewater Beach Resort Step into style and comfort with this tastefully decorated second-floor condo, offering 2 spacious bedrooms and 2 full bathrooms--perfect for hosting family and friends, and sleeping up to 10 guests. This unit is fully furnished and rental-ready, making it a fantastic investment or vacation getaway. Located in the heart of Panama City Beach, Edgewater Beach Resort is a gated, full-service resort spanning 110 acres along the Gulf of Mexico. Amenities abound with 12 swimming pools, including the signature lagoon pool, a 9-hole executive golf course, multiple hot tubs, sun decks, and beachfront dining options. Enjoy access to the tennis complex with 6 courts and pro shop, a well-equipped fitness center, luxurious spa, salon, market, and gift shops. Additional activities include basketball, shuffleboard, and much more. Families will love the Kids Adventure Club, complete with a splash pad, arcade, and a calendar full of fun events. Don't miss your chance to own in one of the most sought-after resorts on the Gulf Coast. Schedule your private tour today!

20. 2026-04-03
    price $279,900
21. 2026-01-10
    price $299,900
22. 2025-08-04
    listed $349,000 Active
23. 2024-10-08
    listed $399,999 Active
24. 2006-05-22
    soldstatus $310,000

ⓘ 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: $3,457 · $288/mo
• Projected year-2 tax: $3,457 · $288/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: $28,340
• − Mortgage interest: −$15,679
• − Property taxes: −$3,457
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,267
• − Management: −$2,267
• − HOA: −$12,000
• − Depreciation: −$8,143
• Taxable loss: −$16,872
• Est. tax savings @ 24.0%: +$4,049
• After-tax cash flow: $-8,033/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

-9.7% since first listed

7 events — show timeline

• 2026-04-09 Listing Removed — CPARMLS
• 2026-04-09 Listed $279,900 CPARMLS
• 2026-04-03 Price Changed $279,900 CPARMLS
• 2026-01-10 Price Changed $299,900 CPARMLS
• 2025-08-04 Listed $349,000 CPARMLS
• 2024-10-08 Listed $399,999 CPARMLS
• 2006-05-22 Sold (Public Records) $310,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $3,457 · -0.5% YoY. Source: county tax records.