10 Harbor Blvd Unit E305A · Destin, FL 32541

$72,900

3 bd · 3.0 ba · 1,675 sqft · Timeshare · 272 Days on market

Built 2007 $44/sqft · 89% below area $813/mo HOA · 29% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This fractional ownership opportunity provides a 1/8 share with 6 weeks of usage, allowing you to experience Destin year-round. This stunning 3-bedroom, 3-bathroom corner condo boasts breathtaking water views of Destin Harbor, East Pass, the Gulf, and Crab Island. Enjoy 500+ sq. ft. of balcony space to soak in the scenery. Amenities include a pool, 2 hot tubs, spa, fitness center, 24-hour front desk, bell service, onsite dining with room service, and beach service with chairs and umbrellas. Conveniently located just an elevator ride from HarborWalk Village's vibrant shopping, dining, and entertainment. Upcoming Use weeks for 2025 will be Nov 14-21 and for 2026 will be Feb 6-13, Apr 3-10, Jun 26-Jul 10, Sep 25-Oct 2, and Nov 20-27.

Key facts

• Water views
• Fitness center
• Spa

Tags

• WATER VIEWS
• BALCONY SPACE
• POOL
• HOT TUBS
• SPA
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath timeshare listed at $73k.

Deal economics

• At list price, monthly cash flow is $926 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $73k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.5% vs local median 0.8% in Destin — 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 79/100 on livability (#158 in FL, #2,247 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living D-.
• Okaloosa (other): math 60% / reading 60% proficiency, ranked #12 of 73 in FL (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.7%/yr); 918 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,268 units permitted in Okaloosa County in 2024 (175 in 5+ unit buildings).
• This rent runs 36% of the median local income ($95k/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 $504 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Okaloosa County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $64,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 3.90% ✓
• Cap rate: 21.54%
• Cash-on-cash: 54.47%
• DSCR: 3.42
• GRM: 2.1

CMA / ARV

• ARV (median comp): $669,821
• List price: $72,900
• Delta: -89.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Harbor Blvd Unit E505C	0.00mi	3/3.0	1,675 (0%)	4mo	$59,000	$35	97
10 Harbor Blvd Unit E505F	0.00mi	3/3.0	1,675 (0%)	5mo	$74,500	$44	96
10 Harbor Blvd Unit E105F	0.00mi	3/3.0	1,675 (0%)	7mo	$60,000	$36	94
10 Harbor Blvd Unit E505E	0.00mi	3/3.0	1,675 (0%)	9mo	$67,500	$40	93
10 Harbor Blvd Unit E705B	0.00mi	3/3.0	1,675 (0%)	9mo	$60,000	$36	93
10 Harbor Blvd Unit E506F	0.00mi	4/4.0 (+1)	1,660 (-1%)	4mo	$60,000	$36	87
10 Harbor Blvd Unit E610 - Week E	0.00mi	3/3.0	1,580 (-6%)	8mo	$44,000	$28	84
10 Harbor Blvd Unit E610 - Week A	0.00mi	3/3.0	1,580 (-6%)	8mo	$44,000	$28	84
10 Harbor Blvd Unit E506E	0.00mi	4/4.0 (+1)	1,660 (-1%)	7mo	$60,000	$36	84
10 Harbor Blvd Unit E506C	0.00mi	4/4.0 (+1)	1,660 (-1%)	8mo	$60,000	$36	83
10 Harbor Blvd Unit E407B	0.00mi	3/3.0	1,566 (-6%)	9mo	$37,000	$24	82
10 Harbor Blvd Unit E606F	0.00mi	4/4.0 (+1)	1,660 (-1%)	9mo	$60,000	$36	82

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 · 3.68% rent growth · sell at horizon

5-year hold

• IRR: 54.2%
• Equity multiple: 3.43×
• Total profit: $49,692
• Equity at exit: $10,870

10-year hold

• IRR: 59.8%
• Equity multiple: 7.35×
• Total profit: $129,594
• Equity at exit: $6,303

Cash invested: $20,412 (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 32541

• Rents YoY: 3.7%
• Active inventory: 918
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $2,840 high
• Mortgage (P&I): −$382
• Tax est. 1.5%: −$91 /mo · $1,094/yr
• Insurance: −$30
• HOA: −$813
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $926

Break-even live

Break-even rent $1,667

Max offer price $72,900

Occupancy floor 62%

Sensitivity live

Price	-10% $977	-5% $952	+0% $926	+5% $901	+10% $876
Rent	-10% $702	-5% $814	+0% $926	+5% $1,039	+10% $1,151
Rate	-1.0pp $963	-0.5pp $945	base $926	+0.5pp $908	+1.0pp $888

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Gulf Shore Dr #104 Destin, FL	2.0	2.0	1100	$3,200	$2.91	45d	1	0.40mi
300 Lan Rob Ln Unit 1399874P Destin, FL	3.0	2.0	2023	$2,474	$1.22	14d	1	0.52mi
234 Pelican Pl Destin, FL	2.0	2.5	1332	$2,100	$1.58	45d	1	0.52mi
235 Pelican Pl #11 Destin, FL	2.0	2.5	1465	$2,400	$1.64	45d	1	0.60mi
447 Fleshman Dr Destin, FL	3.0	2.0	1752	$4,000	$2.28	45d	1	0.90mi
149 Durango Rd Unit 1285905P Destin, FL	3.0	3.0	1539	$3,809	$2.47	22d	1	0.95mi
614 Mountain Dr Destin, FL	3.0	2.0	1550	$2,650	$1.71	22d	1	1.15mi
724 Harbor Blvd Destin, FL	3.0	3.0	1940	$4,000	$2.06	45d	1	1.44mi
150 Bent Arrow Dr Destin, FL	3.0	2.5	1440	$2,250	$1.56	45d	1	1.48mi
22 Moreno Point Rd #12 Destin, FL	3.0	2.5	1236	$3,295	$2.67	45d	1	1.49mi
22 Moreno Point Rd Unit 1285898P Destin, FL	2.0	2.5	1065	$3,068	$2.88	14d	1	1.49mi

HOA detail

• Monthly dues: $813 · $9,756/yr
• Likely covers: waterpoolgym

Listing history 36 events

1. 2026-06-21
   days on market $72,900 Active 272 DOM
2. 2026-06-18
   days on market $72,900 Active 269 DOM
3. 2026-06-17
   days on market $72,900 Active 268 DOM
4. 2026-06-16
   days on market $72,900 Active 267 DOM
5. 2026-06-15
   days on market $72,900 Active 266 DOM
6. 2026-06-14
   days on market $72,900 Active 264 DOM
7. 2026-06-13
   days on market $72,900 Active 263 DOM
8. 2026-06-10
   days on market $72,900 Active 261 DOM
9. 2026-06-09
   days on market $72,900 Active 260 DOM
10. 2026-06-08
    days on market $72,900 Active 259 DOM
11. 2026-06-07
    days on market $72,900 Active 258 DOM
12. 2026-06-05
    days on market $72,900 Active 255 DOM
13. 2026-06-02
    days on market $72,900 Active 253 DOM
14. 2026-06-01
    days on market $72,900 Active 252 DOM
15. 2026-05-31
    days on market $72,900 Active 251 DOM
16. 2026-05-30
    days on market $72,900 Active 250 DOM
17. 2025-09-22
    listed $77,000 Active 740-char remark

    Show marketing remark (740 chars)

    This fractional ownership opportunity provides a 1/8 share with 6 weeks of usage, allowing you to experience Destin year-round. This stunning 3-bedroom, 3-bathroom corner condo boasts breathtaking water views of Destin Harbor, East Pass, the Gulf, and Crab Island. Enjoy 500+ sq. ft. of balcony space to soak in the scenery. Amenities include a pool, 2 hot tubs, spa, fitness center, 24-hour front desk, bell service, onsite dining with room service, and beach service with chairs and umbrellas. Conveniently located just an elevator ride from HarborWalk Village's vibrant shopping, dining, and entertainment. Upcoming Use weeks for 2025 will be Nov 14-21 and for 2026 will be Feb 6-13, Apr 3-10, Jun 26-Jul 10, Sep 25-Oct 2, and Nov 20-27.

18. 2023-06-30
    soldstatus $64,500 Sold 736-char remark

    Show marketing remark (736 chars)

    Fractional Ownership! Share A for Sale! 6 weeks each year! Enjoy world renowned views overlooking Destin Harbor, East Pass, and the Gulf of Mexico from your 600+ square foot balcony. Owners of the luxury fractional shares at Emerald Grande experience a unique vacation lifestyle. Designed for those whose expectations of luxury and service are exceptionally high, Emerald Grande redefines resort living. Enjoy room service, onsite Spa and Fitness Center, garage parking, and much more. Fractional ownership allows you to purchase only what you use and removes the legwork of finding other buyers to partner with you and provides a hassle free ownership. At Emerald Grande, every imaginable activity awaits you, just steps from your door

19. 2023-05-23
    status Pending 736-char remark

    Show marketing remark (736 chars)

    Fractional Ownership! Share A for Sale! 6 weeks each year! Enjoy world renowned views overlooking Destin Harbor, East Pass, and the Gulf of Mexico from your 600+ square foot balcony. Owners of the luxury fractional shares at Emerald Grande experience a unique vacation lifestyle. Designed for those whose expectations of luxury and service are exceptionally high, Emerald Grande redefines resort living. Enjoy room service, onsite Spa and Fitness Center, garage parking, and much more. Fractional ownership allows you to purchase only what you use and removes the legwork of finding other buyers to partner with you and provides a hassle free ownership. At Emerald Grande, every imaginable activity awaits you, just steps from your door

20. 2023-05-09
    price $69,500 736-char remark

    Show marketing remark (736 chars)

    Fractional Ownership! Share A for Sale! 6 weeks each year! Enjoy world renowned views overlooking Destin Harbor, East Pass, and the Gulf of Mexico from your 600+ square foot balcony. Owners of the luxury fractional shares at Emerald Grande experience a unique vacation lifestyle. Designed for those whose expectations of luxury and service are exceptionally high, Emerald Grande redefines resort living. Enjoy room service, onsite Spa and Fitness Center, garage parking, and much more. Fractional ownership allows you to purchase only what you use and removes the legwork of finding other buyers to partner with you and provides a hassle free ownership. At Emerald Grande, every imaginable activity awaits you, just steps from your door

21. 2023-03-21
    price $72,500 736-char remark

    Show marketing remark (736 chars)

    Fractional Ownership! Share A for Sale! 6 weeks each year! Enjoy world renowned views overlooking Destin Harbor, East Pass, and the Gulf of Mexico from your 600+ square foot balcony. Owners of the luxury fractional shares at Emerald Grande experience a unique vacation lifestyle. Designed for those whose expectations of luxury and service are exceptionally high, Emerald Grande redefines resort living. Enjoy room service, onsite Spa and Fitness Center, garage parking, and much more. Fractional ownership allows you to purchase only what you use and removes the legwork of finding other buyers to partner with you and provides a hassle free ownership. At Emerald Grande, every imaginable activity awaits you, just steps from your door

22. 2023-03-21
    price $72,500

    Show marketing remark (736 chars)

    Fractional Ownership! Share A for Sale! 6 weeks each year! Enjoy world renowned views overlooking Destin Harbor, East Pass, and the Gulf of Mexico from your 600+ square foot balcony. Owners of the luxury fractional shares at Emerald Grande experience a unique vacation lifestyle. Designed for those whose expectations of luxury and service are exceptionally high, Emerald Grande redefines resort living. Enjoy room service, onsite Spa and Fitness Center, garage parking, and much more. Fractional ownership allows you to purchase only what you use and removes the legwork of finding other buyers to partner with you and provides a hassle free ownership. At Emerald Grande, every imaginable activity awaits you, just steps from your door

23. 2023-02-24
    price $74,500 736-char remark

    Show marketing remark (736 chars)

    Fractional Ownership! Share A for Sale! 6 weeks each year! Enjoy world renowned views overlooking Destin Harbor, East Pass, and the Gulf of Mexico from your 600+ square foot balcony. Owners of the luxury fractional shares at Emerald Grande experience a unique vacation lifestyle. Designed for those whose expectations of luxury and service are exceptionally high, Emerald Grande redefines resort living. Enjoy room service, onsite Spa and Fitness Center, garage parking, and much more. Fractional ownership allows you to purchase only what you use and removes the legwork of finding other buyers to partner with you and provides a hassle free ownership. At Emerald Grande, every imaginable activity awaits you, just steps from your door

24. 2023-02-24
    price $74,500

    Show marketing remark (736 chars)

    Fractional Ownership! Share A for Sale! 6 weeks each year! Enjoy world renowned views overlooking Destin Harbor, East Pass, and the Gulf of Mexico from your 600+ square foot balcony. Owners of the luxury fractional shares at Emerald Grande experience a unique vacation lifestyle. Designed for those whose expectations of luxury and service are exceptionally high, Emerald Grande redefines resort living. Enjoy room service, onsite Spa and Fitness Center, garage parking, and much more. Fractional ownership allows you to purchase only what you use and removes the legwork of finding other buyers to partner with you and provides a hassle free ownership. At Emerald Grande, every imaginable activity awaits you, just steps from your door

25. 2022-11-17
    listed $76,900 Active 736-char remark

    Show marketing remark (736 chars)

    Fractional Ownership! Share A for Sale! 6 weeks each year! Enjoy world renowned views overlooking Destin Harbor, East Pass, and the Gulf of Mexico from your 600+ square foot balcony. Owners of the luxury fractional shares at Emerald Grande experience a unique vacation lifestyle. Designed for those whose expectations of luxury and service are exceptionally high, Emerald Grande redefines resort living. Enjoy room service, onsite Spa and Fitness Center, garage parking, and much more. Fractional ownership allows you to purchase only what you use and removes the legwork of finding other buyers to partner with you and provides a hassle free ownership. At Emerald Grande, every imaginable activity awaits you, just steps from your door

26. 2021-10-06
    soldstatus $65,000
27. 2021-10-06
    soldstatus $65,000 Sold
28. 2021-09-21
    status Pending
29. 2021-07-01
    price $74,000
30. 2021-05-19
    price $75,000
31. 2021-01-05
    price $77,000
32. 2020-08-04
    price $80,000
33. 2020-02-05
    listed $90,000 Active
34. 2020-02-05
    listed $74,000
35. 2007-06-13
    soldstatus $236,000
36. 2005-06-16
    listed $236,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $34,075
• − Mortgage interest: −$4,084
• − Property taxes: −$1,094
• − Insurance: −$364
• − Repairs & maintenance: −$2,726
• − Management: −$2,726
• − HOA: −$9,756
• − Depreciation: −$2,121
• Taxable income: $11,205
• Est. tax owed @ 24.0%: −$2,689
• After-tax cash flow: $8,428/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: Okaloosa
• NCES district ID: 1201380
• Math proficiency: 60% ▼ -12.00%
• Reading proficiency: 60% ▼ -4.00%
• Median HH income: $55,601
• Composite: 51.62/100
• National rank: #1705
• State rank: #12 of 73 in FL

Livability — Destin

• Score: 79/100
• State rank: #158
• US rank: #2247

Category grades

Amenities F Commute F Cost of living D- Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Destin, FL
• County: Okaloosa County · 194,352 people
• City population: 18,855
• Metro: Crestview-Fort Walton Beach-Destin, FL
• Population (ZIP): 18,855
• Household income: $95,124
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 554.0

Population outlook (Okaloosa County) Hauer SSP2

• Today (2025): 235,133 people
• By 2030: 253,483 · +7.8%
• By 2040: 289,537 · +23.1%
• By 2050: 322,954 · +37.3%
• By 2075: 399,624 · +70.0%
• By 2100: 425,311 · +80.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 7% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · Canada
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 6% Russian/Polish/Slavic 2%

Political lean MEDSL · Okaloosa

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.7% · Other 1.1%
• 2008→2024 swing: +2.5pp toward D · 2008: -44.9pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+39.1 2016: R+47.8 2012: R+49.4 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -147.89%
• Current HPI: 252.6715
• Rent YoY: ▲ 3.68%
• Metro: Crestview-Fort Walton Beach-Destin, 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

-67.4% since first listed

20 events — show timeline

• 2025-09-22 Listed $77,000 ECAR
• 2023-06-30 Sold (MLS) $64,500 ECAR
• 2023-05-23 Pending — ECAR
• 2023-05-09 Price Changed $69,500 ECAR
• 2023-03-21 Price Changed $72,500 ECAR
• 2023-03-21 Price Changed $72,500 NAMLS
• 2023-02-24 Price Changed $74,500 ECAR
• 2023-02-24 Price Changed $74,500 NAMLS
• 2022-11-17 Listed $76,900 ECAR
• 2021-10-06 Sold (MLS) $65,000 ECAR
• 2021-10-06 Sold (MLS) $65,000 NAMLS
• 2021-09-21 Pending — ECAR
• 2021-07-01 Price Changed $74,000 ECAR
• 2021-05-19 Price Changed $75,000 ECAR
• 2021-01-05 Price Changed $77,000 ECAR
• 2020-08-04 Price Changed $80,000 ECAR
• 2020-02-05 Listed $90,000 ECAR
• 2020-02-05 Listed $74,000 NAMLS
• 2007-06-13 Sold (MLS) $236,000 ECAR
• 2005-06-16 Listed $236,000 ECAR