10 Harbor Blvd Unit E203C · Destin, FL 32541

$35,000

2 bd · 2.0 ba · 1,249 sqft · Timeshare

Built 2007 Est $30k · 17% over $609/mo HOA · 26% of rent

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Why this score? — see what drove the D 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 +15.0/30.0
• Schools +5.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spectacular views of the Destin Harbor, East Pass, Destin Bridge, Crab Island and the Gulf of Mexico make this the most desirable condo on the Emerald Coast. Amenities galore include 9700 sqft European spa and fitness center, state-of-art business center with high speed wireless internet, on site restaurants and lounges, two marinas, full service valet, underground parking and ultra grand terrace. Crown molding throughout. Kitchen includes stainless steel GE Profile appliances, granite countertop with bar and Italian porcelain floors. Bedrooms with Italian marble floors. Many, many more fabulous features! Listing Broker/Salesperson has ownership interest in the property.

Key facts

• $609 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath timeshare listed at $35k.

Deal economics

• At list price, monthly cash flow is $998 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Cap rate 40.5% 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); 910 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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 26% of rent.

Recommended offer $35,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 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: 6.69% ✓
• Cap rate: 40.52%
• Cash-on-cash: 122.23%
• DSCR: 6.44
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $29,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Harbor Blvd Unit E303G	0.00mi	2/2.0	1,249 (0%)	11mo	$30,000	$24	91
10 HARBOR Blvd Unit E601G	0.00mi	2/2.0	1,249 (0%)	12mo	$30,000	$24	90
10 Harbor Blvd Unit E903A	0.00mi	2/2.0	1,249 (0%)	12mo	$35,000	$28	90
10 HARBOR Blvd Unit E702B	0.00mi	2/2.0	1,249 (0%)	14mo	$30,000	$24	89
10 HARBOR Blvd Unit E702C	0.00mi	2/2.0	1,249 (0%)	14mo	$30,000	$24	89
10 HARBOR Blvd Unit E702D	0.00mi	2/2.0	1,249 (0%)	14mo	$27,000	$22	89
10 HARBOR Blvd Unit E702E	0.00mi	2/2.0	1,249 (0%)	14mo	$25,000	$20	89
10 Harbor Blvd Unit E302E	0.00mi	2/2.0	1,249 (0%)	14mo	$28,000	$22	89
10 HARBOR Blvd Unit E601C	0.00mi	2/2.0	1,249 (0%)	14mo	$30,000	$24	89
10 HARBOR Blvd Unit E601D	0.00mi	2/2.0	1,249 (0%)	14mo	$30,000	$24	89
10 Harbor Blvd Unit E304C	0.00mi	2/2.0	1,220 (-2%)	12mo	$30,000	$25	86
10 Harbor Blvd Unit E404D	0.00mi	2/2.0	1,220 (-2%)	14mo	$28,000	$23	85

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: —
• Equity multiple: 7.11×
• Total profit: $59,927
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 15.53×
• Total profit: $142,420
• Equity at exit: $3,026

Cash invested: $9,800 (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: 910
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $2,341 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$609
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $998

Break-even live

Break-even rent $1,077

Max offer price $35,000

Occupancy floor 52%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	43d	1	0.40mi
234 Pelican Pl Destin, FL	2.0	2.5	1332	$2,100	$1.58	43d	1	0.52mi
235 Pelican Pl #11 Destin, FL	2.0	2.5	1465	$2,400	$1.64	43d	1	0.60mi
197 Durango Rd Destin, FL	2.0	1.0	852	$2,700	$3.17	21d	1	0.87mi
485 Gulf Shore Dr #101 Destin, FL	1.0	1.0	700	$2,500	$3.57	43d	1	0.92mi
204 Ann Cir Unit C Destin, FL	2.0	1.0	1000	$1,550	$1.55	43d	1	1.36mi
710 Legion Dr Unit O2 Destin, FL	2.0	1.0	898	$1,450	$1.61	21d	1	1.39mi
710 Legion Dr Unit O2 Destin, FL	2.0	1.0	898	$1,600	$1.78	43d	1	1.39mi
710 Legion Dr Unit D2 Destin, FL	2.0	1.0	850	$1,750	$2.06	13d	1	1.42mi
710 Legion Dr Unit D2 Destin, FL	2.0	1.0	850	$1,800	$2.12	43d	1	1.42mi
150 Bent Arrow Dr Destin, FL	3.0	2.5	1440	$2,250	$1.56	43d	1	1.48mi
22 Moreno Point Rd Unit 1285898P Destin, FL	2.0	2.5	1065	$3,068	$2.88	13d	1	1.49mi
22 Moreno Point Rd #12 Destin, FL	3.0	2.5	1236	$3,295	$2.67	43d	1	1.49mi

HOA detail

• Monthly dues: $609 · $7,308/yr
• Likely covers: internetgym

Listing history 4 events

1. 2026-05-26
   historical
2. 2026-05-22
   listed $35,000
3. 2007-10-16
   soldstatus $155,000 679-char remark

   Show marketing remark (679 chars)

   Spectacular views of the Destin Harbor, East Pass, Destin Bridge, Crab Island and the Gulf of Mexico make this the most desirable condo on the Emerald Coast. Amenities galore include 9700 sqft European spa and fitness center, state-of-art business center with high speed wireless internet, on site restaurants and lounges, two marinas, full service valet, underground parking and ultra grand terrace. Crown molding throughout. Kitchen includes stainless steel GE Profile appliances, granite countertop with bar and Italian porcelain floors. Bedrooms with Italian marble floors. Many, many more fabulous features! Listing Broker/Salesperson has ownership interest in the property.

4. 2005-06-17
   listed $155,000 679-char remark

   Show marketing remark (679 chars)

   Spectacular views of the Destin Harbor, East Pass, Destin Bridge, Crab Island and the Gulf of Mexico make this the most desirable condo on the Emerald Coast. Amenities galore include 9700 sqft European spa and fitness center, state-of-art business center with high speed wireless internet, on site restaurants and lounges, two marinas, full service valet, underground parking and ultra grand terrace. Crown molding throughout. Kitchen includes stainless steel GE Profile appliances, granite countertop with bar and Italian porcelain floors. Bedrooms with Italian marble floors. Many, many more fabulous features! Listing Broker/Salesperson has ownership interest in the property.

ⓘ 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: $28,087
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$2,247
• − Management: −$2,247
• − HOA: −$7,308
• − Depreciation: −$1,018
• Taxable income: $12,607
• Est. tax owed @ 24.0%: −$3,026
• After-tax cash flow: $8,953/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

-77.4% since first listed

4 events — show timeline

• 2026-05-26 Delisted — ECAR
• 2026-05-22 Listed $35,000 ECAR
• 2007-10-16 Sold (MLS) $155,000 ECAR
• 2005-06-17 Listed $155,000 ECAR