3857 Indian Trl #109 · Destin, FL 32541

$199,900

1 bd · 1.0 ba · 813 sqft · Townhouse · 207 Days on market

Built 1972 Good condition $246/sqft · 28% below area Est $279k · 28% under

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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 +15.5/30.0
• ARV discount +15.0/15.0
• Schools +7.1/10.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Quiet convenience can be found at this 90 unit rental-restricted condo on 3.6acres on Choctawhatchee Bay. This Destin 1br/1ba condo lives large with an enclosed patio, large closets, + exterior storage onsite. Parking for 109 is just outside your front door with plenty of overflow parking and 14 spots for boat parking on site. Complex includes a bayfront pool, clubhouse + 2 laundry centers on each floor. This unit has a brand new HVAC with transferable warranty & new water heater. The central location provides for quick trips to many necessities, without even having to access the highway! Owner's Association allows for service animals only. No pets.

Key facts

• Parking
• Community pool
• Built 1972

🏷️ Possibly a rental listed for sale. The $199,900 price doesn't fit this home's estimated sale value (~$279,368) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $79 ($953/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (7.5% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 1.8% 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: crime A+, employment A+, housing 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.
• Zoned schools: Destin Elementary School (math 79% / reading 70%, grade A, #230 of 2,144 statewide, top 12%, 976 students, 41% FRL); Destin High School (470 students, 11% FRL, charter).
• Zoned-school proficiency averages 74% at this address vs 60% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Okaloosa average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.7%/yr); 1343 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.93% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $279,368
• List price: $199,900
• Delta: -28.45%
• 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
3857 Indian Trl #411	0.00mi	1/1.0	813 (0%)	22mo	$235,000	$289	82
3857 Indian Trl #314	0.00mi	2/2.0 (+1)	989 (+22%)	4mo	$295,000	$298	62
3863 Indian Trl #106	0.09mi	2/2.0 (+1)	936 (+15%)	8mo	$320,000	$342	55
710 Legion Dr Unit H2	1.27mi	2/1.0 (+1)	850 (+5%)	3mo	$170,000	$200	50
3857 Indian Trl #212	0.00mi	2/2.0 (+1)	1,000 (+23%)	21mo	$275,000	$275	48
3863 Indian Trl Unit 104	0.08mi	2/2.0 (+1)	936 (+15%)	18mo	$305,000	$326	47
710 Legion Dr Unit O4	1.19mi	2/1.0 (+1)	850 (+5%)	8mo	$222,500	$262	46
710 Legion Dr Unit O3	1.19mi	2/1.0 (+1)	850 (+5%)	12mo	$222,500	$262	43
710 Legion Dr Unit P2	1.20mi	2/1.0 (+1)	850 (+5%)	13mo	$215,000	$253	42
710 Legion Dr Unit G5	1.27mi	2/1.0 (+1)	850 (+5%)	25mo	$230,000	$271	32
223 Indian Oaks Dr	1.19mi	2/1.5 (+1)	900 (+11%)	12mo	$222,000	$247	30
1 Pine Ridge Trce	0.42mi	2/2.0 (+1)	968 (+19%)	23mo	$207,000	$214	27

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: -12.8%
• Equity multiple: 0.53×
• Total profit: $-26,035
• Equity at exit: $29,806

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-10,747
• Equity at exit: $17,284

Cash invested: $55,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $228,900 ($260/sqft)
• Median days on market: 101 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +32.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32541

• Rents YoY: 3.7%
• Active inventory: 1343
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,849 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $79

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 91%

Sensitivity live

Price	-10% $218	-5% $148	+0% $79	+5% $10	+10% $-59
Rent	-10% $-67	-5% $6	+0% $79	+5% $152	+10% $225
Rate	-1.0pp $180	-0.5pp $130	base $79	+0.5pp $28	+1.0pp $-25

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: $49,975
• Closing costs: $5,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3857 Indian Trl Destin, FL	2.0	2.0	1004	$1,975	$1.97	18d	2	0.03mi
3857 Indian Trl Unit 507 Destin, FL	2.0	2.0	1020	$2,000	$1.96	10d	1	0.03mi
176 Bayou Dr Destin, FL	2.0	2.0	1100	$2,200	$2.00	8d	1	0.39mi
811 Airport Rd Unit C Destin, FL	2.0	2.0	1000	$1,795	$1.79	10d	1	0.98mi
602 4th St Unit F Destin, FL	2.0	1.0	791	$1,500	$1.90	10d	1	0.99mi
986 Airport Rd Unit B Destin, FL	1.0	1.0	920	$1,700	$1.85	184d	1	1.08mi
710 Legion Dr Destin, FL	2.0	1.0	850	$1,900	$2.24	43d	1	1.17mi
710 Legion Dr Unit O2 Destin, FL	2.0	1.0	898	$1,600	$1.78	184d	1	1.18mi
710 Legion Dr Unit O2 Destin, FL	2.0	1.0	898	$1,450	$1.61	162d	1	1.18mi
710 Legion Dr Unit P4 Destin, FL	2.0	1.0	850	$1,900	$2.24	10d	1	1.18mi
710 Legion Dr Unit D2 Destin, FL	2.0	1.0	850	$1,750	$2.06	154d	1	1.21mi
710 Legion Dr Unit D2 Destin, FL	2.0	1.0	850	$1,800	$2.12	184d	1	1.21mi
204 Ann Cir Unit C Destin, FL	2.0	1.0	1000	$1,550	$1.55	184d	1	1.27mi
98 Palm St Destin, FL	1.0–3.0	1.0–2.0	1061	$1,778	$1.67	2d	26	1.46mi

Property features AI

Finance

• HOA & community: Association fee covers electricity, water, sewer and trashCommunity amenities include BBQ/grill, community room, dock, dumpster, elevators, fishing, laundry, marina, pool, separate storage, and waterfront accessShort-term rentals not allowed; minimum rental period enforced

Exterior

• Parking: 1 assigned parking space
• Security: Smoke detectors
• Utilities: Electric servicePublic waterPublic sewer
• Home design: Condominium unitSingle-story unit (one level)Built in 1972Located in a 5-story building
• Construction: Building area recorded at 813 total square feet
• Exterior features: Outdoor grillDockEnclosed patioBay viewWaterfront property on the bayCommunity in-ground pool

Interior

• Kitchen: DishwasherGarbage disposalMicrowaveElectric water heater
• Bedrooms: 1 bedroom (master on first level) Master bedroom includes a walk-in closet
• Flooring: HardwoodTile
• Bathrooms: 1 full bathroomMaster bathroom with cultured marble and shower
• Heating & cooling: Central heatingCentral air conditioningCeiling fansElectric heat controls
• Interior features: Partially furnishedBuilt-in bookcasesPantry
• Laundry & utility: Community laundry available

Listing history 50 events

1. 2026-11-08
   days on market $199,900 Active 207 DOM
2. 2026-11-07
   days on market $199,900 Active 206 DOM
3. 2026-11-06
   days on market $199,900 Active 205 DOM
4. 2026-11-05
   days on market $199,900 Active 204 DOM
5. 2026-11-04
   days on market $199,900 Active 203 DOM
6. 2026-11-02
   days on market $199,900 Active 201 DOM
7. 2026-11-01
   days on market $199,900 Active 200 DOM
8. 2026-10-31
   days on market $199,900 Active 199 DOM
9. 2026-10-30
   days on market $199,900 Active 198 DOM
10. 2026-10-29
    days on market $199,900 Active 197 DOM
11. 2026-10-28
    days on market $199,900 Active 196 DOM
12. 2026-10-27
    days on market $199,900 Active 195 DOM
13. 2026-10-26
    days on market $199,900 Active 194 DOM
14. 2026-10-25
    days on market $199,900 Active 193 DOM
15. 2026-10-24
    days on market $199,900 Active 192 DOM
16. 2026-10-23
    days on market $199,900 Active 191 DOM
17. 2026-10-22
    days on market $199,900 Active 190 DOM
18. 2026-10-21
    days on market $199,900 Active 189 DOM
19. 2026-10-20
    days on market $199,900 Active 188 DOM
20. 2026-10-19
    days on market $199,900 Active 187 DOM
21. 2026-10-18
    days on market $199,900 Active 186 DOM
22. 2026-10-17
    days on market $199,900 Active 185 DOM
23. 2026-10-16
    days on market $199,900 Active 184 DOM
24. 2026-10-15
    days on market $199,900 Active 183 DOM
25. 2026-10-14
    days on market $199,900 Active 182 DOM
26. 2026-10-13
    days on market $199,900 Active 181 DOM
27. 2026-10-12
    days on market $199,900 Active 180 DOM
28. 2026-10-11
    days on market $199,900 Active 179 DOM
29. 2026-10-10
    days on market $199,900 Active 178 DOM
30. 2026-10-09
    days on market $199,900 Active 177 DOM
31. 2026-10-08
    days on market $199,900 Active 176 DOM
32. 2026-10-07
    days on market $199,900 Active 175 DOM
33. 2026-10-06
    days on market $199,900 Active 174 DOM
34. 2026-10-05
    days on market $199,900 Active 173 DOM
35. 2026-10-04
    days on market $199,900 Active 172 DOM
36. 2026-10-03
    days on market $199,900 Active 171 DOM
37. 2026-10-02
    days on market $199,900 Active 170 DOM
38. 2026-10-01
    days on market $199,900 Active 169 DOM
39. 2026-09-30
    days on market $199,900 Active 168 DOM
40. 2026-09-29
    days on market $199,900 Active 167 DOM
41. 2026-09-28
    days on market $199,900 Active 166 DOM
42. 2026-09-27
    days on market $199,900 Active 165 DOM
43. 2026-09-26
    days on market $199,900 Active 164 DOM
44. 2026-09-25
    days on market $199,900 Active 163 DOM
45. 2026-09-24
    days on market $199,900 Active 162 DOM
46. 2026-09-24
    days on market $199,900 Active 161 DOM
47. 2026-09-22
    days on market $199,900 Active 160 DOM
48. 2026-09-21
    days on market $199,900 Active 159 DOM
49. 2026-09-20
    days on market $199,900 Active 158 DOM
50. 2026-09-19
    days on market $199,900 Active 157 DOM

ⓘ 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: $22,190
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$5,815
• Taxable loss: −$2,371
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $1,522/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $4,065–$12,195 screening

This 1-bedroom/1-bathroom condo is in good condition with modern amenities and a good location. It has a good resale and rental value with potential for further improvements.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood flooring — Improves both resale and rental value ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 71/100

Zoned Schools

Elementary Destin Elementary School A FL #230/2,144 Nat'l #2,202/41,679 Middle Destin Middle School A- FL #80/571 Nat'l #1,048/14,009 High Destin High School

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

B Composite livability gradescore 79/100

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 · 235,133 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: 13% of renters

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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%

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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%
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 6% Russian/Polish/Slavic 2%

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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

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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

Property features AI

Finance

• HOA & community: Association fee covers electricity, water, sewer and trashCommunity amenities include BBQ/grill, community room, dock, dumpster, elevators, fishing, laundry, marina, pool, separate storage, and waterfront accessShort-term rentals not allowed; minimum rental period enforced

Exterior

• Parking: 1 assigned parking space
• Security: Smoke detectors
• Utilities: Electric servicePublic waterPublic sewer
• Home design: Condominium unitSingle-story unit (one level)Built in 1972Located in a 5-story building
• Construction: Building area recorded at 813 total square feet
• Exterior features: Outdoor grillDockEnclosed patioBay viewWaterfront property on the bayCommunity in-ground pool

Interior

• Kitchen: DishwasherGarbage disposalMicrowaveElectric water heater
• Bedrooms: 1 bedroom (master on first level) Master bedroom includes a walk-in closet
• Flooring: HardwoodTile
• Bathrooms: 1 full bathroomMaster bathroom with cultured marble and shower
• Heating & cooling: Central heatingCentral air conditioningCeiling fansElectric heat controls
• Interior features: Partially furnishedBuilt-in bookcasesPantry
• Laundry & utility: Community laundry available

Price history

1 event — show timeline

• 2026-04-15 Listed $199,900 ECAR