10 Harbor Blvd Unit E906G · Destin, FL 32541

$89,000

4 bd · 4.0 ba · 1,660 sqft · Timeshare · 52 Days on market

Built 2007 $54/sqft · 88% below area $806/mo HOA · 26% 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!!! 6 weeks of usage each year. Share G for sale! 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, daily housekeeping, 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, in HarborWalk Village.

Key facts

• Full service spa
• Panoramic views
• Multiple pools

Tags

• PRIVATE BALCONY SPACE
• PANORAMIC VIEWS
• LUXURY WATERFRONT RETREAT
• RESORT STYLE AMENITIES
• MULTIPLE POOLS
• FULL SERVICE SPA

Property features AI

Finance

• HOA & community: Has homeowners association; HOA fees paid annually; Association covers advertising, electricity, ground maintenance, structure maintenance, insurance, legal, management, utilities, recreational facilities, security, services, sewer, cable TV, telephone, trash and water; Community amenities include BBQ pit/grill, beach access, community room, elevators, exercise room, fishing, handicap provisions, pet-friendly policies, pool, sauna/steam room, and separate storage

Exterior

• Parking: Garage
• Security: Fire alarm; Smoke detectors
• Utilities: Public water; Public sewer; Electric service; Phone service; TV cable; Electric water heater
• Home design: Condominium; 18-story building; Built in 2007; Highway frontage; U.S. Highway access; City zoning
• Construction: Metal roof; Slab foundation; Concrete and stucco construction with steel frame and aluminum trim
• Exterior features: Balcony; Covered deck; Community pool; Waterfront with approximately 500 feet of frontage; Views of bay, gulf, harbor and gulf/pass

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Microwave; Range hood; Electric water heater; Kitchen located on the first floor
• Bedrooms: 4 bedrooms (master bedroom on the first floor)
• Bathrooms: 4 full bathrooms; Master bathroom with double vanity, garden tub, separate shower, and tile
• Heating & cooling: Central heating (high efficiency); Electric heat controls; Central air (high efficiency)
• Interior features: Furnished; Breakfast bar; Crown molding; Washer/dryer hookup; Window treatments
• Laundry & utility: Washer/dryer hookup; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath timeshare listed at $89k.

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 $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.3% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 39% 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 $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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.
• Current owner paid $75k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.50% ✓
• Cap rate: 20.27%
• Cash-on-cash: 49.91%
• DSCR: 3.22
• GRM: 2.4

CMA / ARV

• ARV (median comp): $720,549
• List price: $89,000
• Delta: -87.65%
• 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 E506F	0.00mi	4/4.0	1,660 (0%)	4mo	$60,000	$36	97
10 Harbor Blvd Unit E506E	0.00mi	4/4.0	1,660 (0%)	7mo	$60,000	$36	94
10 Harbor Blvd Unit E506C	0.00mi	4/4.0	1,660 (0%)	8mo	$60,000	$36	94
10 Harbor Blvd Unit E606F	0.00mi	4/4.0	1,660 (0%)	9mo	$60,000	$36	92
10 Harbor Blvd Unit E505C	0.00mi	3/3.0 (-1)	1,675 (+1%)	4mo	$59,000	$35	86
10 Harbor Blvd Unit E505F	0.00mi	3/3.0 (-1)	1,675 (+1%)	5mo	$74,500	$44	86
10 Harbor Blvd Unit E105F	0.00mi	3/3.0 (-1)	1,675 (+1%)	7mo	$60,000	$36	84
10 Harbor Blvd Unit E505E	0.00mi	3/3.0 (-1)	1,675 (+1%)	9mo	$67,500	$40	82
10 Harbor Blvd Unit E705B	0.00mi	3/3.0 (-1)	1,675 (+1%)	9mo	$60,000	$36	82
10 Harbor Blvd Unit E610 - Week E	0.00mi	3/3.0 (-1)	1,580 (-5%)	8mo	$44,000	$28	77
10 Harbor Blvd Unit E610 - Week A	0.00mi	3/3.0 (-1)	1,580 (-5%)	8mo	$44,000	$28	77
10 Harbor Blvd Unit E407B	0.00mi	3/3.0 (-1)	1,566 (-6%)	9mo	$37,000	$24	74

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: 49.0%
• Equity multiple: 3.18×
• Total profit: $54,282
• Equity at exit: $13,270

10-year hold

• IRR: 55.1%
• Equity multiple: 6.75×
• Total profit: $143,395
• Equity at exit: $7,695

Cash invested: $24,920 (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: 2.4×

Monthly cashflow live

• Estimated rent: $3,111 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$806
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $1,037

Break-even live

Break-even rent $1,799

Max offer price $89,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,098	-5% $1,067	+0% $1,037	+5% $1,006	+10% $975
Rent	-10% $791	-5% $914	+0% $1,037	+5% $1,159	+10% $1,282
Rate	-1.0pp $1,081	-0.5pp $1,059	base $1,037	+0.5pp $1,013	+1.0pp $990

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Lan Rob Ln Unit 1399874P Destin, FL	3.0	2.0	2023	$2,474	$1.22	14d	1	0.52mi
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
724 Harbor Blvd Destin, FL	3.0	3.0	1940	$4,000	$2.06	44d	1	1.44mi
150 Bent Arrow Dr Destin, FL	3.0	2.5	1440	$2,250	$1.56	44d	1	1.48mi
22 Moreno Point Rd #12 Destin, FL	3.0	2.5	1236	$3,295	$2.67	44d	1	1.49mi

HOA detail

• Monthly dues: $806 · $9,672/yr
• Likely covers: gym

Listing history 22 events

1. 2026-06-21
   days on market $89,000 Active 52 DOM
2. 2026-06-18
   days on market $89,000 Active 49 DOM
3. 2026-06-17
   days on market $89,000 Active 48 DOM
4. 2026-06-16
   days on market $89,000 Active 47 DOM
5. 2026-06-15
   days on market $89,000 Active 46 DOM
6. 2026-06-14
   days on market $89,000 Active 44 DOM
7. 2026-06-13
   days on market $89,000 Active 43 DOM
8. 2026-06-10
   days on market $89,000 Active 41 DOM
9. 2026-06-09
   days on market $89,000 Active 40 DOM
10. 2026-06-08
    days on market $89,000 Active 39 DOM
11. 2026-06-07
    days on market $89,000 Active 38 DOM
12. 2026-06-05
    days on market $89,000 Active 35 DOM
13. 2026-06-02
    days on market $89,000 Active 33 DOM
14. 2026-06-01
    days on market $89,000 Active 32 DOM
15. 2026-05-31
    days on market $89,000 Active 31 DOM
16. 2026-05-30
    days on market $89,000 Active 30 DOM
17. 2026-04-30
    listed $89,000 Active 796-char remark
18. 2019-09-13
    soldstatus $75,000 791-char remark

    Show marketing remark (791 chars)

    Fractional Ownership!!! 6 weeks of usage each year. Share G for sale! 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, daily housekeeping, 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, in HarborWalk Village.

19. 2019-09-13
    soldstatus $75,000 791-char remark

    Show marketing remark (791 chars)

    Fractional Ownership!!! 6 weeks of usage each year. Share G for sale! 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, daily housekeeping, 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, in HarborWalk Village.

20. 2018-06-11
    listed $80,000 791-char remark

    Show marketing remark (791 chars)

    Fractional Ownership!!! 6 weeks of usage each year. Share G for sale! 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, daily housekeeping, 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, in HarborWalk Village.

21. 2007-07-02
    soldstatus $289,000

    Show marketing remark (612 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!

22. 2007-03-06
    listed $289,000

    Show marketing remark (612 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!

ⓘ 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: $37,331
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$2,986
• − Management: −$2,986
• − HOA: −$9,672
• − Depreciation: −$2,589
• Taxable income: $12,331
• Est. tax owed @ 24.0%: −$2,960
• After-tax cash flow: $9,479/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

-69.2% since first listed

6 events — show timeline

• 2026-04-30 Listed $89,000 ECAR
• 2019-09-13 Sold (MLS) $75,000 NAMLS
• 2019-09-13 Sold (MLS) $75,000 ECAR
• 2018-06-11 Listed $80,000 NAMLS
• 2007-07-02 Sold (MLS) $289,000 ECAR
• 2007-03-06 Listed $289,000 ECAR