10 Harbor Blvd Unit E712G · Destin, FL 32541

$57,000

3 bd · 3.0 ba · 1,456 sqft · Condo · 49 Days on market

Built 2007 Excellent condition $39/sqft · 91% below area $708/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
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Fractional Ownership - Share H Available. Enjoy the best of coastal living without full-time ownership in this beautifully appointed 3BR/3BA corner residence. Offering 6 weeks per year, this luxury retreat showcases sweeping views of East Pass, the Gulf, and Choctawhatchee Bay. Located within Emerald Grande at HarborWalk Village, you'll have immediate access to the beach, waterfront dining, shopping, and endless entertainment. A seamless, turnkey opportunity for those who value both convenience and an upscale lifestyle. 2026 use weeks: Jan 30-Feb 6, Jun 12-19, Jun 19-26, Sep 18-25, Nov 13-20.

Key facts

• Immediate access
• Upscale lifestyle
• Waterfront dining

Tags

• SWEEPING VIEWS
• IMMEDIATE ACCESS
• WATERFRONT DINING
• TURNKEY OPPORTUNITY
• UPSCALE LIFESTYLE

Property features AI

Finance

• HOA & community: Association present; HOA covers electricity, grounds maintenance, structure maintenance, insurance, recreational facilities, security, sewer, cable TV, telephone, trash and water; Community amenities include pool, exercise room, sauna/steam room, whirlpool, community room, elevators, fishing, marina and dock

Exterior

• Parking: Garage
• Security: Fire alarm; Smoke detectors; Community security included in association
• Utilities: Public water; Public sewer; Electric service; Phone service; Cable TV; Electric water heater
• Home design: Condominium; 18-story building; Built in 2007
• Construction: Metal roof; Concrete and stucco construction with steel frame and aluminum trim; Slab foundation
• Exterior features: Balcony; Community pool; Community dock/marina; Waterfront property with bay and gulf/pass views; 1,100 feet of waterfront

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Electric water heater
• Bedrooms: 3 bedrooms; Primary bedroom on the first floor with garden tub, separate shower and tile in the primary bath
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; High-efficiency heating
• Interior features: Washer/dryer hookup; 5 total rooms
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $57k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $57k).
• Recommended offer: $55k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.7% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 34% 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 $394 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $55,290 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
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. 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?
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 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: 4.70% ✓
• Cap rate: 27.66%
• Cash-on-cash: 76.32%
• DSCR: 4.40
• GRM: 1.8

CMA / ARV

• ARV (median comp): $656,157
• List price: $57,000
• Delta: -91.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.68% rent growth · sell at horizon

5-year hold

• IRR: 77.7%
• Equity multiple: 4.62×
• Total profit: $57,732
• Equity at exit: $8,499

10-year hold

• IRR: 81.6%
• Equity multiple: 9.97×
• Total profit: $143,128
• Equity at exit: $4,928

Cash invested: $15,960 (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: 1.8×

Monthly cashflow live

• Estimated rent: $2,680 high
• Mortgage (P&I): −$299
• Tax est. 1.5%: −$71 /mo · $855/yr
• Insurance: −$24
• HOA: −$708
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $1,015

Break-even live

Break-even rent $1,395

Max offer price $57,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,054	-5% $1,035	+0% $1,015	+5% $995	+10% $976
Rent	-10% $803	-5% $909	+0% $1,015	+5% $1,121	+10% $1,227
Rate	-1.0pp $1,044	-0.5pp $1,030	base $1,015	+0.5pp $1,000	+1.0pp $985

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	44d	1	0.40mi
234 Pelican Pl Destin, FL	2.0	2.5	1332	$2,100	$1.58	44d	1	0.52mi
235 Pelican Pl #11 Destin, FL	2.0	2.5	1465	$2,400	$1.64	44d	1	0.60mi
447 Fleshman Dr Destin, FL	3.0	2.0	1752	$4,000	$2.28	44d	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
204 Ann Cir Unit C Destin, FL	2.0	1.0	1000	$1,550	$1.55	44d	1	1.36mi
710 Legion Dr Unit O2 Destin, FL	2.0	1.0	898	$1,450	$1.61	22d	1	1.39mi
710 Legion Dr Unit O2 Destin, FL	2.0	1.0	898	$1,600	$1.78	44d	1	1.39mi
150 Bent Arrow Dr Destin, FL	3.0	2.5	1440	$2,250	$1.56	44d	1	1.48mi
22 Moreno Point Rd Unit 1285898P Destin, FL	2.0	2.5	1065	$3,068	$2.88	14d	1	1.49mi
22 Moreno Point Rd #12 Destin, FL	3.0	2.5	1236	$3,295	$2.67	44d	1	1.49mi

HOA detail condo

• Monthly dues: $708 · $8,496/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $57,000 Active 49 DOM
2. 2026-06-17
   days on market $57,000 Active 48 DOM
3. 2026-06-16
   days on market $57,000 Active 47 DOM
4. 2026-06-15
   days on market $57,000 Active 46 DOM
5. 2026-06-14
   days on market $57,000 Active 44 DOM
6. 2026-06-13
   days on market $57,000 Active 43 DOM
7. 2026-06-10
   days on market $57,000 Active 41 DOM
8. 2026-06-09
   days on market $57,000 Active 40 DOM
9. 2026-06-08
   days on market $57,000 Active 39 DOM
10. 2026-06-07
    days on market $57,000 Active 38 DOM
11. 2026-06-05
    days on market $57,000 Active 35 DOM
12. 2026-06-02
    days on market $57,000 Active 33 DOM
13. 2026-06-01
    days on market $57,000 Active 32 DOM
14. 2026-05-31
    days on market $57,000 Active 31 DOM
15. 2026-05-30
    days on market $57,000 Active 30 DOM
16. 2026-04-30
    listed $57,000 Active 599-char remark

ⓘ 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: $32,156
• − Mortgage interest: −$3,193
• − Property taxes: −$855
• − Insurance: −$285
• − Repairs & maintenance: −$2,572
• − Management: −$2,572
• − HOA: −$8,496
• − Depreciation: −$1,658
• Taxable income: $12,524
• Est. tax owed @ 24.0%: −$3,006
• After-tax cash flow: $9,175/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.

Condition & rehab AI · 24 photos

Excellent 95/100 None rehab

This luxury 3-bedroom, 3-bathroom corner unit at Emerald Grande at HarborWalk Village is in excellent condition with no visible repairs needed. It offers stunning views and direct access to the beach, making it a highly desirable property for both resale and rental.

Value-add opportunities

• Both beach access — proximity to beach enhances both resale and rental value
• Both pool access — amenities like pool and beach access are highly sought after

Renovation cost estimate screening

Value-add ROI direction

• Both beach access — proximity to beach enhances both resale and rental value ↑
• Both pool access — amenities like pool and beach access are highly sought after ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-30 Listed $57,000 ECAR