8106 Inspiration Dr Unit B1 · Miramar Beach, FL 32550

$70,000

4 bd · 3.5 ba · 2,278 sqft · SingleFamily · 90 Days on market

Built 2005 $1217/mo HOA · 29% of rent

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Why this score? — see what drove the C- 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
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Schools +5.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

THIS IS A FRACTIONAL OWNERSHIP PROPERTY. Experience effortless luxury and coastal elegance with this exceptional fractional ownership opportunity at the Fairmont within Sandestin Golf and Beach Resort. Perfectly designed for those who crave a high-end vacation lifestyle without the full-time commitment, this residence offers the best of resort living along Florida's stunning Emerald Coast. This beautifully appointed property features sophisticated interiors, upscale furnishings, and a spacious layout ideal for relaxing getaways or entertaining guests. Enjoy a fully equipped gourmet kitchen, an inviting living area with abundant natural light, and a private balcony where you can unwind and t

Key facts

• Private balcony
• Gourmet kitchen
• Full-service spa

Tags

• GOURMET KITCHEN
• PRIVATE BALCONY
• WORLD-CLASS AMENITIES
• PRISTINE WHITE-SAND BEACHES
• CHAMPIONSHIP GOLF COURSES
• FULL-SERVICE SPA

Property features AI

Finance

• Other: No short-term rentals allowed; Owners' pets allowed; No rentals (community restriction)
• HOA & community: Association membership required; Association covers electricity, gas, grounds maintenance, structure maintenance, insurance, management, utilities, security, sewer, cable TV, telephone, trash, water, recreational facilities and services

Exterior

• Parking: Detached garage (1 car); 1 driveway parking space
• Security: Gated community; Fire alarm; Smoke detectors; Community security included in association
• Utilities: Electric service; Natural gas; Public water; Public sewer; TV cable; Electric water heater
• Home design: Contemporary style; 2-story; Controlled access community; Built in 2005
• Construction: Frame construction with cement fiberboard siding; Shake roof; Foundation on pilings
• Exterior features: Screened porch; Community pool; Beach access; Dock; Waterfront; Picnic area and pavilion/gazebo; BBQ pit/grill; Fishing; Community room; Game room; Whirlpool; Exercise room

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range hood
• Bedrooms: 4 bedrooms; Primary suite with double vanity, garden tub, separate tile shower, and walk-in closet
• Flooring: Hardwood; Tile
• Bathrooms: 4 bathrooms total (3 full, 1 half)
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Furnished; Breakfast bar; Built-in bookcases; Crown molding; Shelving; Split bedroom floor plan; Washer/dryer hookup; Window treatments; Gas fireplace
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 33.3% vs local median 1.0% in Miramar Beach — 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 67/100 on livability (#569 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A, employment A-; Watch: health & safety C-, amenities F, commute F.
• Walton (rural): math 62% / reading 61% proficiency, ranked #10 of 73 in FL (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Freeport Elementary School (math 50% / reading 57%, grade C, #949 of 2,144 statewide, top 45%, 1,123 students, 55% FRL); Emerald Coast Middle School (math 70% / reading 65%, grade A-, #77 of 571 statewide, top 14%, 868 students, 24% FRL); South Walton High School (math 61% / reading 73%, grade B, #69 of 667 statewide, top 11%, 1,235 students, 20% FRL) — zoned schools average 33% FRL vs 48% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 948 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,883 units permitted in Walton County in 2024 (1,322 in 5+ unit buildings).
• At $4,150/mo this rent would consume 49% of the median local household income ($101k/yr) (locally 77% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $1k of equity ($484 loan paydown + $1k appreciation (1.4% local appreciation)).
• Walton County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 29% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 5.93% ✓
• Cap rate: 33.33%
• Cash-on-cash: 96.58%
• DSCR: 5.30
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $1,134,444
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8106 Inspiration Dr Unit E1	0.00mi	4/3.5	2,278 (0%)	2mo	$65,000	$29	98
8119 Inspiration Dr Unit B2	0.07mi	4/3.5	2,440 (+7%)	3mo	$72,500	$30	83
1825 Tuscana Pl	0.20mi	4/3.5	2,469 (+8%)	4mo	$1,275,000	$516	74
8003 Legend Creek Dr	0.28mi	3/2.0 (-1)	2,312 (+2%)	1mo	$1,215,000	$526	73
1886 Baytowne Loop	0.46mi	4/4.0	2,206 (-3%)	0mo	$1,275,000	$578	71
1927 Boardwalk Dr	0.31mi	4/3.0	2,106 (-8%)	2mo	$1,150,000	$546	70
1849 Boardwalk Dr	0.30mi	4/4.0	2,092 (-8%)	4mo	$1,040,000	$497	67
3160 Club Dr	0.46mi	3/3.5 (-1)	2,336 (+2%)	4mo	$1,725,000	$738	66
1919 Baytowne Loop	0.31mi	4/4.0	2,013 (-12%)	1mo	$980,000	$487	63
1946 Boardwalk Dr	0.39mi	3/3.5 (-1)	2,110 (-7%)	2mo	$1,050,000	$498	63
1900 Baytowne Loop	0.41mi	5/4.5 (+1)	2,188 (-4%)	4mo	$910,000	$416	62
1845 Boardwalk Dr	0.27mi	3/3.5 (-1)	2,008 (-12%)	4mo	$962,500	$479	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.3%
• Equity multiple: 4.94×
• Total profit: $77,223
• Equity at exit: $25,538

10-year hold

• IRR: 75.1%
• Equity multiple: 10.24×
• Total profit: $181,067
• Equity at exit: $35,244

Cash invested: $19,600 (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 32550

• Home prices YoY: 0.6%
• Active inventory: 948
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $4,150 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,217
• Vacancy / Maint / Mgmt: −$871
• Net cashflow: $1,151

Break-even live

Break-even rent $2,693

Max offer price $70,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,199	-5% $1,175	+0% $1,151	+5% $1,127	+10% $1,102
Rent	-10% $823	-5% $987	+0% $1,151	+5% $1,315	+10% $1,479
Rate	-1.0pp $1,186	-0.5pp $1,169	base $1,151	+0.5pp $1,133	+1.0pp $1,114

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Sandy Cove Way Unit 1468396P SANTA RSA BCH, FL	3.0	2.5	1689	$3,093	$1.83	23d	1	1.00mi
1161 Troon Dr N Miramar Beach, FL	4.0	4.0	2776	$8,750	$3.15	23d	1	1.01mi
31 Rearden Way Santa Rosa Beach, FL	3.0	3.0	1870	$2,850	$1.52	23d	1	1.06mi
45 S Blue Heron Dr Santa Rosa Beach, FL	4.0	3.0	2512	$5,200	$2.07	15d	1	1.12mi
15 Beacon Point Dr Santa Rosa Beach, FL	4.0	4.0	2447	$3,850	$1.57	15d	1	1.13mi
40 Oaks Ct Santa Rosa Beach, FL	4.0	3.5	2210	$3,600	$1.63	23d	1	1.19mi
2469 Bungalo Ln Unit 1354366P Miramar Beach, FL	3.0	3.5	1668	$4,498	$2.70	15d	1	1.23mi
28 E Wild Briar Rd Unit C Santa Rosa Beach, FL	3.0	2.0	1968	$3,500	$1.78	23d	1	1.27mi
15 Blue Cove Dr Santa Rosa Beach, FL	1.0–3.0	1.0–2.5	1075	$2,677	$2.49	15d	23	1.40mi

HOA detail

• Monthly dues: $1,217 · $14,604/yr

Listing history 18 events

1. 2026-06-21
   days on market $70,000 Active 90 DOM
2. 2026-06-18
   days on market $70,000 Active 87 DOM
3. 2026-06-17
   days on market $70,000 Active 86 DOM
4. 2026-06-16
   days on market $70,000 Active 85 DOM
5. 2026-06-15
   days on market $70,000 Active 84 DOM
6. 2026-06-14
   days on market $70,000 Active 82 DOM
7. 2026-06-13
   days on market $70,000 Active 81 DOM
8. 2026-06-10
   days on market $70,000 Active 79 DOM
9. 2026-06-09
   days on market $70,000 Active 78 DOM
10. 2026-06-08
    days on market $70,000 Active 77 DOM
11. 2026-06-07
    days on market $70,000 Active 76 DOM
12. 2026-06-05
    days on market $70,000 Active 73 DOM
13. 2026-06-03
    days on market $70,000 Active 72 DOM
14. 2026-06-03
    days on market $70,000 Active 71 DOM
15. 2026-06-01
    days on market $70,000 Active 70 DOM
16. 2026-05-31
    days on market $70,000 Active 69 DOM
17. 2026-05-30
    days on market $70,000 Active 68 DOM
18. 2026-03-23
    listed $70,000 Active

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,795
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$5,468
• − Repairs & maintenance: −$3,984
• − Management: −$3,984
• − HOA: −$14,604
• − Depreciation: −$2,036
• Taxable income: $14,748
• Est. tax owed @ 24.0%: −$3,539
• After-tax cash flow: $10,271/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: Walton
• NCES district ID: 1201980
• Math proficiency: 62% ▼ -4.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $46,794
• Composite: 52.03/100
• National rank: #1634
• State rank: #10 of 73 in FL

Livability — Miramar Beach

• Score: 67/100
• State rank: #569
• US rank: #10855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miramar Beach, FL
• County: Walton County · 70,839 people
• City population: 8,486
• Metro: Crestview-Fort Walton Beach-Destin, FL
• Population (ZIP): 8,486
• Household income: $101,250
• Rent vs Own: 18.2% rent · 81.8% own
• Severe rent burden: 77.0

Population outlook (Walton County) Hauer SSP2

• Today (2025): 80,014 people
• By 2030: 88,120 · +10.1%
• By 2040: 103,537 · +29.4%
• By 2050: 117,034 · +46.3%
• By 2075: 143,901 · +79.8%
• By 2100: 155,138 · +93.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 4% Black 2%
• Common ancestry: Lithuanian 4% Slovak 4% Romanian 3%
• Foreign-born: 12% · Canada
• Languages at home: 91% English-only · Spanish 4% Russian/Polish/Slavic 4% Other Indo-European 1%

Political lean MEDSL · Walton

• 2024 margin: Solid R (+57.8) · D 20.7% · R 78.6%
• 2008→2024 swing: -12.0pp toward R · 2008: -45.8pp · 2024: -57.8pp
• All cycles: 2024: R+57.8 2020: R+51.7 2016: R+56.1 2012: R+52.0 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.45%
• Current HPI: 247.7567
• Rent YoY: —
• 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

1 event — show timeline

• 2026-03-23 Listed $70,000 ECAR