10 Harbor Blvd Unit E405A · Destin, FL 32541

$74,900

3 bd · 3.0 ba · 1,675 sqft · Timeshare · 42 Days on market

Built 2007 $45/sqft · 88% below area $813/mo HOA · 29% of rent ↓ 5% since listing

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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 at the Emerald Grande, The Gulf Coast's Grandest Gettaway! Share A is for sale and includes 6 weeks each year. This condo overlooks the pool & deck and offers 3 bedrooms/3 bathrooms. 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. Embark on an escape to the harborfront Emerald Grande at HarborWalk Village and discover the best Florida's Gulf Coast has to offer. Far more than simply a resort, The Emerald Grande is truly a home away from home. Emerald Grande features condo-style accommodations where families, couples, and friends can stretch out, relax, and enjoy their time together. Emerald Grande offers spacious condos, designed with thoughtful amenities like premium bedding, in-unit gourmet kitchens, laundry facilities, stainless steel appliances, complimentary Wi-Fi, HDTVs, and stunning views from private balconies. Speaking of the views, you won't find better ones anywhere on the Gulf Coast. Breathtaking sunsets over white-sand-edged turquoise waters put on a brilliant nightly display of stunning hues. And while you're glancing over the Destin Harbor, you can see all the amazing sights HarborWalk Village has to offer - the center of all things entertainment in Destin. At HarborWalk Village, you'll find delicious waterfront dining, specialty shopping, water-sports rentals, fishing and charter cruises, live music, fireworks, and much more all just an elevator ride away from the Emerald Grande. Of course, if you'd like to stay put, Emerald Grande offers more than any other resort property. Enjoy exclusive access to our private beach, a full-service European-style spa, indoor & outdoor heated pools, hot tubs, gift shop, and world-class dining at Grande Vista Bar & Grill which are all part of the Grande experience! Join us at Emerald Grande at HarborWalk Village and experience your Gulf Coast vacation the way it was meant to be!

Key facts

• Water views
• Fitness center
• Spa

Tags

• WATER VIEWS
• BALCONY SPACE
• POOL
• HOT TUBS
• SPA
• FITNESS CENTER

Property features AI

Finance

• Other: Located on a U.S. Highway frontage in a city zoning area; Views include bay, gulf, gulf/pass and harbor; Approximately 500 feet of waterfront
• HOA & community: Association (HOA) present; Association covers advertising, electricity, grounds maintenance, insurance, legal, management, utilities, recreational facility, structure maintenance, security, services, sewer, cable TV, telephone, trash and water; Community amenities include beach access, community room, dumpster, elevators, exercise room, fishing, handicap provisions, pet-friendly provisions, pool, sauna/steam room and separate storage

Exterior

• Parking: Garage
• Security: Fire alarm
• Utilities: Public water; Public sewer; Electric service; TV cable available; Phone service
• Home design: Condominium; 18-story building; Built in 2007; Unit on first level (interior rooms listed as first level)
• Construction: Metal roof; Concrete and stucco construction with steel frame and aluminum trim; Slab foundation
• Exterior features: Balcony; Covered deck; Community pool; Waterfront property with Gulf/Pass and harbor frontage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range hood
• Bedrooms: 3 bedrooms; Primary bedroom on the first floor with waterfront view
• Bathrooms: 3 full bathrooms; Primary bathroom with double vanity, garden tub, separate shower and tile finishes
• Heating & cooling: Central heating (high-efficiency); Central air conditioning (high-efficiency); Ceiling fan(s)
• Interior features: Furnished; Breakfast bar; Crown molding; Washer/dryer hookup; Window treatments
• Laundry & utility: Washer; Dryer; Electric water heater; Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath timeshare listed at $75k.

Deal economics

• At list price, monthly cash flow is $913 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.9% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 36% 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 $518 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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: 3.79% ✓
• Cap rate: 20.91%
• Cash-on-cash: 52.22%
• DSCR: 3.32
• GRM: 2.2

CMA / ARV

• ARV (median comp): $627,045
• List price: $74,900
• Delta: -88.06%
• 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 E505C	0.00mi	3/3.0	1,675 (0%)	4mo	$59,000	$35	97
10 Harbor Blvd Unit E505F	0.00mi	3/3.0	1,675 (0%)	5mo	$74,500	$44	96
10 Harbor Blvd Unit E105F	0.00mi	3/3.0	1,675 (0%)	7mo	$60,000	$36	94
10 Harbor Blvd Unit E505E	0.00mi	3/3.0	1,675 (0%)	9mo	$67,500	$40	93
10 Harbor Blvd Unit E705B	0.00mi	3/3.0	1,675 (0%)	9mo	$60,000	$36	93
10 Harbor Blvd Unit E506F	0.00mi	4/4.0 (+1)	1,660 (-1%)	4mo	$60,000	$36	87
10 Harbor Blvd Unit E610 - Week E	0.00mi	3/3.0	1,580 (-6%)	8mo	$44,000	$28	84
10 Harbor Blvd Unit E610 - Week A	0.00mi	3/3.0	1,580 (-6%)	8mo	$44,000	$28	84
10 Harbor Blvd Unit E506E	0.00mi	4/4.0 (+1)	1,660 (-1%)	7mo	$60,000	$36	84
10 Harbor Blvd Unit E506C	0.00mi	4/4.0 (+1)	1,660 (-1%)	8mo	$60,000	$36	83
10 Harbor Blvd Unit E407B	0.00mi	3/3.0	1,566 (-6%)	9mo	$37,000	$24	82
10 Harbor Blvd Unit E606F	0.00mi	4/4.0 (+1)	1,660 (-1%)	9mo	$60,000	$36	82

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: 51.7%
• Equity multiple: 3.31×
• Total profit: $48,488
• Equity at exit: $11,168

10-year hold

• IRR: 57.6%
• Equity multiple: 7.08×
• Total profit: $127,412
• Equity at exit: $6,476

Cash invested: $20,972 (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 →

ZIP-level market 32541

• Rents YoY: 3.7%
• Active inventory: 910
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,840 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$813
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $913

Break-even live

Break-even rent $1,684

Max offer price $74,900

Occupancy floor 63%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	43d	1	0.40mi
300 Lan Rob Ln Unit 1399874P Destin, FL	3.0	2.0	2023	$2,474	$1.22	13d	1	0.52mi
234 Pelican Pl Destin, FL	2.0	2.5	1332	$2,100	$1.58	43d	1	0.52mi
235 Pelican Pl #11 Destin, FL	2.0	2.5	1465	$2,400	$1.64	43d	1	0.60mi
447 Fleshman Dr Destin, FL	3.0	2.0	1752	$4,000	$2.28	43d	1	0.90mi
149 Durango Rd Unit 1285905P Destin, FL	3.0	3.0	1539	$3,809	$2.47	21d	1	0.95mi
614 Mountain Dr Destin, FL	3.0	2.0	1550	$2,650	$1.71	21d	1	1.15mi
724 Harbor Blvd Destin, FL	3.0	3.0	1940	$4,000	$2.06	43d	1	1.44mi
150 Bent Arrow Dr Destin, FL	3.0	2.5	1440	$2,250	$1.56	43d	1	1.48mi
22 Moreno Point Rd #12 Destin, FL	3.0	2.5	1236	$3,295	$2.67	43d	1	1.49mi
22 Moreno Point Rd Unit 1285898P Destin, FL	2.0	2.5	1065	$3,068	$2.88	13d	1	1.49mi

HOA detail

• Monthly dues: $813 · $9,756/yr
• Likely covers: waterinternetpool

Listing history 19 events

1. 2026-06-18
   days on market $74,900 Active 42 DOM
2. 2026-06-17
   days on market $74,900 Active 41 DOM
3. 2026-06-16
   days on market $74,900 Active 40 DOM
4. 2026-06-15
   days on market $74,900 Active 39 DOM
5. 2026-06-14
   days on market $74,900 Active 37 DOM
6. 2026-06-13
   days on market $74,900 Active 36 DOM
7. 2026-06-10
   days on market $74,900 Active 34 DOM
8. 2026-06-09
   days on market $74,900 Active 33 DOM
9. 2026-06-08
   days on market $74,900 Active 32 DOM
10. 2026-06-07
    days on market $74,900 Active 31 DOM
11. 2026-06-05
    days on market $74,900 Active 28 DOM
12. 2026-06-02
    days on market $74,900 Active 26 DOM
13. 2026-06-01
    days on market $74,900 Active 25 DOM
14. 2026-05-31
    days on market $74,900 Active 24 DOM
15. 2026-05-30
    days on market $74,900 Active 23 DOM
16. 2026-05-06
    listed $74,900 Active 696-char remark
17. 2023-07-14
    soldstatus $72,000 Sold 2095-char remark

    Show marketing remark (2095 chars)

    Fractional Ownership at the Emerald Grande, The Gulf Coast's Grandest Gettaway! Share A is for sale and includes 6 weeks each year. This condo overlooks the pool & deck and offers 3 bedrooms/3 bathrooms. 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. Embark on an escape to the harborfront Emerald Grande at HarborWalk Village and discover the best Florida's Gulf Coast has to offer. Far more than simply a resort, The Emerald Grande is truly a home away from home. Emerald Grande features condo-style accommodations where families, couples, and friends can stretch out, relax, and enjoy their time together. Emerald Grande offers spacious condos, designed with thoughtful amenities like premium bedding, in-unit gourmet kitchens, laundry facilities, stainless steel appliances, complimentary Wi-Fi, HDTVs, and stunning views from private balconies. Speaking of the views, you won't find better ones anywhere on the Gulf Coast. Breathtaking sunsets over white-sand-edged turquoise waters put on a brilliant nightly display of stunning hues. And while you're glancing over the Destin Harbor, you can see all the amazing sights HarborWalk Village has to offer - the center of all things entertainment in Destin. At HarborWalk Village, you'll find delicious waterfront dining, specialty shopping, water-sports rentals, fishing and charter cruises, live music, fireworks, and much more all just an elevator ride away from the Emerald Grande. Of course, if you'd like to stay put, Emerald Grande offers more than any other resort property. Enjoy exclusive access to our private beach, a full-service European-style spa, indoor & outdoor heated pools, hot tubs, gift shop, and world-class dining at Grande Vista Bar & Grill which are all part of the Grande experience! Join us at Emerald Grande at HarborWalk Village and experience your Gulf Coast vacation the way it was meant to be!

18. 2023-07-08
    status Pending 2095-char remark

    Show marketing remark (2095 chars)

    Fractional Ownership at the Emerald Grande, The Gulf Coast's Grandest Gettaway! Share A is for sale and includes 6 weeks each year. This condo overlooks the pool & deck and offers 3 bedrooms/3 bathrooms. 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. Embark on an escape to the harborfront Emerald Grande at HarborWalk Village and discover the best Florida's Gulf Coast has to offer. Far more than simply a resort, The Emerald Grande is truly a home away from home. Emerald Grande features condo-style accommodations where families, couples, and friends can stretch out, relax, and enjoy their time together. Emerald Grande offers spacious condos, designed with thoughtful amenities like premium bedding, in-unit gourmet kitchens, laundry facilities, stainless steel appliances, complimentary Wi-Fi, HDTVs, and stunning views from private balconies. Speaking of the views, you won't find better ones anywhere on the Gulf Coast. Breathtaking sunsets over white-sand-edged turquoise waters put on a brilliant nightly display of stunning hues. And while you're glancing over the Destin Harbor, you can see all the amazing sights HarborWalk Village has to offer - the center of all things entertainment in Destin. At HarborWalk Village, you'll find delicious waterfront dining, specialty shopping, water-sports rentals, fishing and charter cruises, live music, fireworks, and much more all just an elevator ride away from the Emerald Grande. Of course, if you'd like to stay put, Emerald Grande offers more than any other resort property. Enjoy exclusive access to our private beach, a full-service European-style spa, indoor & outdoor heated pools, hot tubs, gift shop, and world-class dining at Grande Vista Bar & Grill which are all part of the Grande experience! Join us at Emerald Grande at HarborWalk Village and experience your Gulf Coast vacation the way it was meant to be!

19. 2023-02-28
    listed $78,900 Active 2095-char remark

    Show marketing remark (2095 chars)

    Fractional Ownership at the Emerald Grande, The Gulf Coast's Grandest Gettaway! Share A is for sale and includes 6 weeks each year. This condo overlooks the pool & deck and offers 3 bedrooms/3 bathrooms. 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. Embark on an escape to the harborfront Emerald Grande at HarborWalk Village and discover the best Florida's Gulf Coast has to offer. Far more than simply a resort, The Emerald Grande is truly a home away from home. Emerald Grande features condo-style accommodations where families, couples, and friends can stretch out, relax, and enjoy their time together. Emerald Grande offers spacious condos, designed with thoughtful amenities like premium bedding, in-unit gourmet kitchens, laundry facilities, stainless steel appliances, complimentary Wi-Fi, HDTVs, and stunning views from private balconies. Speaking of the views, you won't find better ones anywhere on the Gulf Coast. Breathtaking sunsets over white-sand-edged turquoise waters put on a brilliant nightly display of stunning hues. And while you're glancing over the Destin Harbor, you can see all the amazing sights HarborWalk Village has to offer - the center of all things entertainment in Destin. At HarborWalk Village, you'll find delicious waterfront dining, specialty shopping, water-sports rentals, fishing and charter cruises, live music, fireworks, and much more all just an elevator ride away from the Emerald Grande. Of course, if you'd like to stay put, Emerald Grande offers more than any other resort property. Enjoy exclusive access to our private beach, a full-service European-style spa, indoor & outdoor heated pools, hot tubs, gift shop, and world-class dining at Grande Vista Bar & Grill which are all part of the Grande experience! Join us at Emerald Grande at HarborWalk Village and experience your Gulf Coast vacation the way it was meant to be!

ⓘ 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: $34,075
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$2,726
• − Management: −$2,726
• − HOA: −$9,756
• − Depreciation: −$2,179
• Taxable income: $10,994
• Est. tax owed @ 24.0%: −$2,639
• After-tax cash flow: $8,313/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

-5.1% since first listed

4 events — show timeline

• 2026-05-06 Listed $74,900 ECAR
• 2023-07-14 Sold (MLS) $72,000 ECAR
• 2023-07-08 Pending — ECAR
• 2023-02-28 Listed $78,900 ECAR