710 Legion Dr Unit H2 · Destin, FL 32541

$195,000

2 bd · 1.0 ba · 850 sqft · Townhouse public records · 57 Days on market

Built 1981 $229/sqft · 12% below area Est $221k · 12% under $89/mo HOA · 5% 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 +16.5/30.0
• ARV discount +12.9/15.0
• Schools +5.2/10.0
• DSCR +5.1/10.0
• 1% rule +4.3/10.0
• 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

Rarely do you find a Destin address that offers both tranquility and total convenience. This townhome is located walking distance to the hidden gem of Clement Taylor Park that offers beach access, a pier, playground, and sunset views. Joe's Bayou public boat launch is also close by. The city of Destin is a boater's dream. Whether you're looking for an affordable starter home or a high-demand long-term rental in the heart of Destin, the low HOA fees and central location make #H2 a standout value in today's market.

Key facts

• Central location
• Public boat launch
• Beach access

Tags

• BEACH ACCESS
• PUBLIC BOAT LAUNCH
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $195k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/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 $182k (6.5% below list).
• Recommended offer: $182k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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); 910 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 57 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $195k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,270 (6.5% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 7% 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: 0.93% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 8.9

CMA / ARV

• ARV (median comp): $221,419
• List price: $195,000
• Delta: -11.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 Legion Dr Unit O4	0.09mi	2/1.0	850 (0%)	3mo	$222,500	$262	93
710 Legion Dr Unit O3	0.09mi	2/1.0	850 (0%)	7mo	$222,500	$262	90
710 Legion Dr Unit P2	0.09mi	2/1.0	850 (0%)	8mo	$215,000	$253	89
710 Legion Dr Unit G5	0.01mi	2/1.0	850 (0%)	20mo	$230,000	$271	83
223 Indian Oaks Dr	0.10mi	2/1.5	900 (+6%)	7mo	$222,000	$247	77
710 Legion Dr Unit N1	0.09mi	2/1.5	850 (0%)	22mo	$220,000	$259	75

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: -11.5%
• Equity multiple: 0.58×
• Total profit: $-22,971
• Equity at exit: $29,075

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-5,251
• Equity at exit: $16,860

Cash invested: $54,600 (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 32541

• Rents YoY: 3.7%
• Active inventory: 910
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$132 /mo · $1,579/yr
• Insurance: −$81
• HOA: −$89
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $116

Break-even live

Break-even rent $1,676

Max offer price $195,000

Occupancy floor 89%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Ann Cir Unit C Destin, FL	2.0	1.0	1000	$1,550	$1.55	43d	1	0.03mi
710 Legion Dr Unit D2 Destin, FL	2.0	1.0	850	$1,800	$2.12	43d	1	0.07mi
710 Legion Dr Unit D2 Destin, FL	2.0	1.0	850	$1,750	$2.06	13d	1	0.07mi
710 Legion Dr Unit O2 Destin, FL	2.0	1.0	898	$1,600	$1.78	43d	1	0.12mi
710 Legion Dr Unit O2 Destin, FL	2.0	1.0	898	$1,450	$1.61	21d	1	0.12mi
2004-2098 Palm St Destin, FL	1.0–3.0	1.0–2.0	1061	$2,504	$2.36	13d	22	0.40mi
22 Moreno Point Rd Unit 1285898P Destin, FL	2.0	2.5	1065	$3,068	$2.88	13d	1	0.51mi
197 Durango Rd Destin, FL	2.0	1.0	852	$2,700	$3.17	21d	1	0.80mi
485 Gulf Shore Dr #101 Destin, FL	1.0	1.0	700	$2,500	$3.57	43d	1	0.88mi
986 Airport Rd Unit B Destin, FL	1.0	1.0	920	$1,700	$1.85	43d	1	0.88mi
500 Gulf Shore Dr Unit 1447165P Destin, FL	1.0	1.0	613	$2,256	$3.68	43d	1	1.10mi
160 S Mattie M Kelly Blvd Destin, FL	1.0–3.0	1.0–2.0	1074	$2,198	$2.05	13d	24	1.20mi
100 Gulf Shore Dr #104 Destin, FL	2.0	2.0	1100	$3,200	$2.91	43d	1	1.24mi

HOA detail

• Monthly dues: $89 · $1,068/yr

Listing history 31 events

1. 2026-06-18
   days on market $195,000 Active 57 DOM
2. 2026-06-17
   days on market $195,000 Active 56 DOM
3. 2026-06-16
   days on market $195,000 Active 55 DOM
4. 2026-06-15
   days on market $195,000 Active 54 DOM
5. 2026-06-14
   days on market $195,000 Active 52 DOM
6. 2026-06-13
   days on market $195,000 Active 51 DOM
7. 2026-06-10
   days on market $195,000 Active 49 DOM
8. 2026-06-09
   days on market $195,000 Active 48 DOM
9. 2026-06-08
   days on market $195,000 Active 47 DOM
10. 2026-06-07
    days on market $195,000 Active 46 DOM
11. 2026-06-05
    days on market $195,000 Active 43 DOM
12. 2026-06-02
    days on market $195,000 Active 41 DOM
13. 2026-06-01
    days on market $195,000 Active 40 DOM
14. 2026-05-31
    days on market $195,000 Active 39 DOM
15. 2026-05-30
    days on market $195,000 Active 38 DOM
16. 2026-05-11
    price $195,000 518-char remark

    Show marketing remark (518 chars)

    Rarely do you find a Destin address that offers both tranquility and total convenience. This townhome is located walking distance to the hidden gem of Clement Taylor Park that offers beach access, a pier, playground, and sunset views. Joe's Bayou public boat launch is also close by. The city of Destin is a boater's dream. Whether you're looking for an affordable starter home or a high-demand long-term rental in the heart of Destin, the low HOA fees and central location make #H2 a standout value in today's market.

17. 2026-04-22
    listed $215,000 Active 518-char remark

    Show marketing remark (518 chars)

    Rarely do you find a Destin address that offers both tranquility and total convenience. This townhome is located walking distance to the hidden gem of Clement Taylor Park that offers beach access, a pier, playground, and sunset views. Joe's Bayou public boat launch is also close by. The city of Destin is a boater's dream. Whether you're looking for an affordable starter home or a high-demand long-term rental in the heart of Destin, the low HOA fees and central location make #H2 a standout value in today's market.

18. 2008-09-19
    soldstatus $65,000 288-char remark

    Show marketing remark (288 chars)

    This unit is in great shape. All Tile downstairs, carpet upstairs. Inside laundry room, nice patio, and private back yard. Call Carolyn 850-685-4013 to make appointment to see. Sellers are active licensed Florida Realtor. Listing Broker/Salesperson has ownership interest in the property.

19. 2008-09-19
    soldstatus $65,000 288-char remark

    Show marketing remark (288 chars)

    This unit is in great shape. All Tile downstairs, carpet upstairs. Inside laundry room, nice patio, and private back yard. Call Carolyn 850-685-4013 to make appointment to see. Sellers are active licensed Florida Realtor. Listing Broker/Salesperson has ownership interest in the property.

20. 2008-09-19
    soldstatus $65,000

    Show marketing remark (288 chars)

    This unit is in great shape. All Tile downstairs, carpet upstairs. Inside laundry room, nice patio, and private back yard. Call Carolyn 850-685-4013 to make appointment to see. Sellers are active licensed Florida Realtor. Listing Broker/Salesperson has ownership interest in the property.

21. 2008-09-09
    listed $69,900 288-char remark

    Show marketing remark (288 chars)

    This unit is in great shape. All Tile downstairs, carpet upstairs. Inside laundry room, nice patio, and private back yard. Call Carolyn 850-685-4013 to make appointment to see. Sellers are active licensed Florida Realtor. Listing Broker/Salesperson has ownership interest in the property.

22. 2008-09-09
    listed $69,900 288-char remark

    Show marketing remark (288 chars)

    This unit is in great shape. All Tile downstairs, carpet upstairs. Inside laundry room, nice patio, and private back yard. Call Carolyn 850-685-4013 to make appointment to see. Sellers are active licensed Florida Realtor. Listing Broker/Salesperson has ownership interest in the property.

23. 2003-08-21
    soldstatus $53,500
24. 2003-08-20
    soldstatus $53,500
25. 2003-08-20
    soldstatus $53,500
26. 2003-07-12
    listed $54,900
27. 2003-07-12
    listed $54,900
28. 1999-02-02
    soldstatus $108,500
29. 1997-04-01
    soldstatus $43,500
30. 1997-03-28
    soldstatus $43,500
31. 1997-01-23
    listed $45,000

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,579 · $132/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: +$40/yr (+$3/mo · 2.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,872
• − Mortgage interest: −$10,923
• − Property taxes: −$1,579
• − Insurance: −$975
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − HOA: −$1,068
• − Depreciation: −$5,673
• Taxable loss: −$1,845
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $1,829/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

+333.3% since first listed

16 events — show timeline

• 2026-05-11 Price Changed $195,000 ECAR
• 2026-04-22 Listed $215,000 ECAR
• 2008-09-19 Sold (Public Records) $65,000 Public Records
• 2008-09-19 Sold (MLS) $65,000 NAMLS
• 2008-09-19 Sold (MLS) $65,000 ECAR
• 2008-09-09 Listed $69,900 NAMLS
• 2008-09-09 Listed $69,900 ECAR
• 2003-08-21 Sold (Public Records) $53,500 Public Records
• 2003-08-20 Sold (MLS) $53,500 ECAR
• 2003-08-20 Sold (MLS) $53,500 NAMLS
• 2003-07-12 Listed $54,900 ECAR
• 2003-07-12 Listed $54,900 NAMLS
• 1999-02-02 Sold (Public Records) $108,500 Public Records
• 1997-04-01 Sold (Public Records) $43,500 Public Records
• 1997-03-28 Sold (MLS) $43,500 ECAR
• 1997-01-23 Listed $45,000 ECAR

Property tax history

+9.4%/yr

Latest (2025): $1,579 · +8.3% YoY. Source: county tax records.