10 Harbor Blvd Unit E205C · Destin, FL 32541

$71,500

3 bd · 3.0 ba · 1,675 sqft · Timeshare · 73 Days on market

Built 2007 $43/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

Fractional Ownership. Share C for Sale. Own a 1/8 fractional share with 6 weeks of annual usage and enjoy Destin in every season. This beautiful 3-bedroom, 3-bath corner residence features panoramic views of Destin Harbor, East Pass, the Gulf, and Crab Island, plus 500+ sq. ft. of wraparound balcony space. Resort-style amenities include a pool, two hot tubs, spa, fitness center, 24-hour front desk, bell service, onsite dining with room service, and beach service with chairs and umbrellas. Located just an elevator ride from HarborWalk Village's shopping, dining, and entertainment. Seller has an active real estate license.

Key facts

• Spa
• Hot tubs
• Panoramic views

Tags

• PANORAMIC VIEWS
• WRAPAROUND BALCONY
• RESORT-STYLE AMENITIES
• POOL
• HOT TUBS
• SPA

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath timeshare listed at $72k.

Deal economics

• At list price, monthly cash flow is $936 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $72k).
• Recommended offer: $67k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.0% vs local median 0.9% 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 $494 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 73 days — a 6% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 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 29% of rent.

Recommended offer $67,210 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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: 3.97% ✓
• Cap rate: 22.00%
• Cash-on-cash: 56.11%
• DSCR: 3.50
• GRM: 2.1

CMA / ARV

• ARV (median comp): $658,657
• List price: $71,500
• Delta: -89.14%
• 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: 56.0%
• Equity multiple: 3.52×
• Total profit: $50,536
• Equity at exit: $10,661

10-year hold

• IRR: 61.5%
• Equity multiple: 7.55×
• Total profit: $131,121
• Equity at exit: $6,182

Cash invested: $20,020 (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): −$375
• Tax est. 1.5%: −$89 /mo · $1,072/yr
• Insurance: −$30
• HOA: −$813
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $936

Break-even live

Break-even rent $1,655

Max offer price $71,500

Occupancy floor 62%

Sensitivity live

Price	-10% $986	-5% $961	+0% $936	+5% $911	+10% $887
Rent	-10% $712	-5% $824	+0% $936	+5% $1,048	+10% $1,160
Rate	-1.0pp $972	-0.5pp $954	base $936	+0.5pp $918	+1.0pp $899

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: $17,875
• Closing costs: $2,145
• 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	15d	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	15d	1	1.49mi

HOA detail

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

Listing history 22 events

1. 2026-06-21
   days on market $71,500 Active 73 DOM
2. 2026-06-18
   days on market $71,500 Active 70 DOM
3. 2026-06-17
   days on market $71,500 Active 69 DOM
4. 2026-06-16
   days on market $71,500 Active 68 DOM
5. 2026-06-15
   days on market $71,500 Active 67 DOM
6. 2026-06-14
   days on market $71,500 Active 65 DOM
7. 2026-06-13
   days on market $71,500 Active 64 DOM
8. 2026-06-10
   days on market $71,500 Active 62 DOM
9. 2026-06-09
   days on market $71,500 Active 61 DOM
10. 2026-06-08
    days on market $71,500 Active 60 DOM
11. 2026-06-07
    days on market $71,500 Active 59 DOM
12. 2026-06-05
    pricedays on market $71,500 Active 56 DOM
13. 2026-06-02
    days on market $75,000 Active 54 DOM
14. 2026-06-01
    days on market $75,000 Active 53 DOM
15. 2026-05-31
    days on market $75,000 Active 52 DOM
16. 2026-05-30
    days on market $75,000 Active 51 DOM
17. 2026-04-09
    listed $75,000 Active 628-char remark

    Show marketing remark (628 chars)

    Fractional Ownership. Share C for Sale. Own a 1/8 fractional share with 6 weeks of annual usage and enjoy Destin in every season. This beautiful 3-bedroom, 3-bath corner residence features panoramic views of Destin Harbor, East Pass, the Gulf, and Crab Island, plus 500+ sq. ft. of wraparound balcony space. Resort-style amenities include a pool, two hot tubs, spa, fitness center, 24-hour front desk, bell service, onsite dining with room service, and beach service with chairs and umbrellas. Located just an elevator ride from HarborWalk Village's shopping, dining, and entertainment. Seller has an active real estate license.

18. 2024-06-19
    soldstatus $65,000 Sold 748-char remark

    Show marketing remark (748 chars)

    Fractional ownership! Share C for Sale. 6 weeks of usage. Welcome to this stunning 3-bedroom, 3-bathroom corner condo offering breathtaking water views of Destin Harbor, East Pass, Gulf of Mexico, and Crab Island. Enjoy over 500 square feet of balcony space to soak in the scenery and coastal breeze. Amenities abound, including a pool, 2 hot tubs, spa, fitness center, 24-hour front desk service, bell service, and concierge. Indulge in onsite dining with room service, and take advantage of beach service which includes chairs and umbrellas for your relaxation and enjoyment. Conveniently located, just an elevator ride away from HarborWalk Village, offering a vibrant array of dining, shopping, and entertainment options right at your doorstep.

19. 2024-05-18
    status Pending 748-char remark

    Show marketing remark (748 chars)

    Fractional ownership! Share C for Sale. 6 weeks of usage. Welcome to this stunning 3-bedroom, 3-bathroom corner condo offering breathtaking water views of Destin Harbor, East Pass, Gulf of Mexico, and Crab Island. Enjoy over 500 square feet of balcony space to soak in the scenery and coastal breeze. Amenities abound, including a pool, 2 hot tubs, spa, fitness center, 24-hour front desk service, bell service, and concierge. Indulge in onsite dining with room service, and take advantage of beach service which includes chairs and umbrellas for your relaxation and enjoyment. Conveniently located, just an elevator ride away from HarborWalk Village, offering a vibrant array of dining, shopping, and entertainment options right at your doorstep.

20. 2024-03-25
    listed $72,000 Active 748-char remark

    Show marketing remark (748 chars)

    Fractional ownership! Share C for Sale. 6 weeks of usage. Welcome to this stunning 3-bedroom, 3-bathroom corner condo offering breathtaking water views of Destin Harbor, East Pass, Gulf of Mexico, and Crab Island. Enjoy over 500 square feet of balcony space to soak in the scenery and coastal breeze. Amenities abound, including a pool, 2 hot tubs, spa, fitness center, 24-hour front desk service, bell service, and concierge. Indulge in onsite dining with room service, and take advantage of beach service which includes chairs and umbrellas for your relaxation and enjoyment. Conveniently located, just an elevator ride away from HarborWalk Village, offering a vibrant array of dining, shopping, and entertainment options right at your doorstep.

21. 2007-09-12
    soldstatus $258,296
22. 2005-06-16
    listed $258,296

ⓘ 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: −$4,005
• − Property taxes: −$1,072
• − Insurance: −$358
• − Repairs & maintenance: −$2,726
• − Management: −$2,726
• − HOA: −$9,756
• − Depreciation: −$2,080
• Taxable income: $11,352
• Est. tax owed @ 24.0%: −$2,724
• After-tax cash flow: $8,509/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

-71.0% since first listed

6 events — show timeline

• 2026-04-09 Listed $75,000 ECAR
• 2024-06-19 Sold (MLS) $65,000 ECAR
• 2024-05-18 Pending — ECAR
• 2024-03-25 Listed $72,000 ECAR
• 2007-09-12 Sold (MLS) $258,296 ECAR
• 2005-06-16 Listed $258,296 ECAR