175 SE Saint Lucie Blvd Unit H-186 · Stuart, FL 34996

$220,000

1 bd · 1.5 ba · 1,100 sqft · Condo public records · 38 Days on market

Built 1978 $200/sqft · 7% below area Est $237k · 7% under $585/mo HOA · 25% 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).

• ARV discount +10.8/15.0
• Appreciation +10.0/10.0
• Cash flow +9.3/30.0
• 1% rule +5.8/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Waterfront Community on Saint Lucie River - LOW Condo Fee - TRUCKS ALLOWED (See Rules and Regs) - No Special Assessments - New Roofs (2024)- Remodeled Kitchen w/ Tray Ceiling, Recessed Lights, QUARTZ Counter, Pantry. Fully Furnished w/ NEWER Furniture including 2 Recliners, TV Console, 2 TV's, Dining Table/Chairs, Bar Stools, Sleep Sofa, Bedroom Furniture. .. (Just Move in and Relax!) Alcove perfect for Desk Area. Very Bright and CLEAN! Condo Overlooks Garden, Pond and Walking Bridge. Relax, Fish, Meet with Friends on the Private Day Dock and Pier, Clubhouse Complex, Exercise Room, 2 Pools, Perfect for Personal Residence - or - a Great Investment. Plus LOCATION- LOCATION - LOCATION - Close

Key facts

• New roofs
• Clubhouse complex
• Exercise room

Tags

• NEW ROOFS
• REMODELED KITCHEN
• PRIVATE DAY DOCK
• CLUBHOUSE COMPLEX
• EXERCISE ROOM
• 2 POOLS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Homeowners association with monthly fee; HOA fee covers association management, common areas, cable TV, insurance, internet, laundry, legal/accounting, grounds maintenance, structure maintenance, recreation facilities, reserve fund, road maintenance, sewer, trash, and water; Community features include barbecue, clubhouse, dock, fitness center, fishing, game room, kitchen facilities, non-gated community, pier, park, on-site property manager, pool, shuffleboard, and storage facilities; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Electricity connected (110V and 220V)
• Home design: 2-story property; Resale construction
• Construction: Block and concrete construction
• Exterior features: Community pool; Property has a view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Bedroom on main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central cooling (Central Air); Central heating; Individual heating
• Interior features: Impact glass windows; Furnished
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-163 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (13.1% below list).
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $191k (13.1% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 4.1% in Stuart — 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 84/100 on livability (#39 in FL, #790 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: crime C-, employment C-, amenities D.
• Martin (suburban): math 52% / reading 53% proficiency, ranked #24 of 73 in FL (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 251 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 34% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y 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 $170k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,229 (13.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 5.40%
• Cash-on-cash: -3.17%
• DSCR: 0.86
• GRM: 7.7

CMA / ARV

• ARV (median comp): $237,254
• List price: $220,000
• Delta: -7.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.78×
• Total profit: $109,795
• Equity at exit: $198,193

10-year hold

• IRR: 19.9%
• Equity multiple: 6.39×
• Total profit: $332,183
• Equity at exit: $427,412

Cash invested: $61,600 (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 34996

• Home prices YoY: 2.1%
• Active inventory: 251
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,367 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$202 /mo · $2,427/yr
• Insurance: −$92
• HOA: −$585
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-163

Break-even live

Break-even rent $2,573

Max offer price $191,229

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-101	+0% $-163	+5% $-225	+10% $-287
Rent	-10% $-350	-5% $-256	+0% $-163	+5% $-69	+10% $24
Rate	-1.0pp $-52	-0.5pp $-107	base $-163	+0.5pp $-220	+1.0pp $-278

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 SE Saint Lucie Blvd Stuart, FL	2.0	2.0–2.5	1300	$2,600	$2.00	24d	4	0.09mi
150 SE Four Winds Dr Unit B303 Stuart, FL	2.0	2.0	1359	$2,500	$1.84	24d	1	0.12mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$1,789	$2.02	15d	12	0.27mi
333 SE Martin Ave Unit 1F Stuart, FL	2.0	1.0	778	$1,800	$2.31	24d	1	0.41mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	24d	1	0.44mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$1,450	$1.79	15d	8	0.61mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$1,500	$1.85	24d	6	0.61mi
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,500	$1.58	15d	3	0.75mi
217 SE Coconut Ave Stuart, FL	2.0	1.0	1197	$5,000	$4.18	24d	1	0.82mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	15d	3	0.84mi
1196 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1309	$4,300	$3.28	24d	1	1.16mi
1600 NE Dixie Hwy Unit 10-203 Jensen Beach, FL	2.0	2.0	1072	$2,300	$2.15	24d	1	1.28mi
1550 NE 13th Ter Unit B16 Jensen Beach, FL	2.0	2.0	1272	$1,800	$1.42	24d	1	1.36mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$3,800	$4.57	24d	1	1.41mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$1,900	$2.28	22d	1	1.41mi
1411 NE 14th Ct #13 Jensen Beach, FL	2.0	2.0	1100	$3,000	$2.73	24d	1	1.47mi

HOA detail condo

• Monthly dues: $585 · $7,020/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $220,000 Active 38 DOM
2. 2026-06-17
   days on market $220,000 Active 37 DOM
3. 2026-06-16
   days on market $220,000 Active 36 DOM
4. 2026-06-15
   days on market $220,000 Active 35 DOM
5. 2026-06-14
   days on market $220,000 Active 33 DOM
6. 2026-06-13
   days on market $220,000 Active 32 DOM
7. 2026-06-10
   days on market $220,000 Active 30 DOM
8. 2026-06-09
   days on market $220,000 Active 29 DOM
9. 2026-06-08
   days on market $220,000 Active 28 DOM
10. 2026-06-07
    days on market $220,000 Active 27 DOM
11. 2026-06-03
    days on market $220,000 Active 23 DOM
12. 2026-06-02
    days on market $220,000 Active 22 DOM
13. 2026-06-01
    days on market $220,000 Active 21 DOM
14. 2026-05-31
    days on market $220,000 Active 20 DOM
15. 2026-05-31
    days on market $220,000 Active 19 DOM
16. 2026-05-09
    listed $220,000 Active 845-char remark
17. 2025-09-10
    historical
18. 2025-06-12
    listed $219,999 Active
19. 2025-06-12
    historical
20. 2024-05-27
    historical
21. 2024-02-26
    listed $269,900 Active
22. 2023-05-22
    historical
23. 2023-02-24
    listed $249,900 Active
24. 2022-10-04
    soldstatus $170,000
25. 2022-09-20
    soldstatus $170,000 Closed
26. 2022-09-05
    status Pending
27. 2022-07-07
    price $199,999
28. 2022-06-17
    price $209,000
29. 2022-06-10
    price $214,000
30. 2022-05-21
    listed $219,000 Active
31. 1998-03-13
    soldstatus $40,800
32. 1997-11-04
    soldstatus $40,000
33. 1997-11-03
    soldstatus $40,000
34. 1997-05-04
    listed $43,500

ⓘ 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: $2,427 · $202/mo
• Projected year-2 tax: $2,427 · $202/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,401
• − Mortgage interest: −$12,323
• − Property taxes: −$2,427
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,272
• − Management: −$2,272
• − HOA: −$7,020
• − Depreciation: −$6,400
• Taxable loss: −$5,413
• Est. tax savings @ 24.0%: +$1,299
• After-tax cash flow: $-655/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: Martin
• NCES district ID: 1201290
• Math proficiency: 52% ▼ -14.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $52,482
• Composite: 45.1/100
• National rank: #2690
• State rank: #24 of 73 in FL

Livability — Stuart

• Score: 84/100
• State rank: #39
• US rank: #790

Category grades

Amenities D Commute A+ Cost of living A- Crime C- Employment C- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stuart, FL
• County: Martin County · 165,223 people
• City population: 65,812
• Metro: Port St. Lucie, FL
• Population (ZIP): 10,653
• Household income: $83,929
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 247.0

Population outlook (Martin County) Hauer SSP2

• Today (2025): 172,383 people
• By 2030: 180,192 · +4.5%
• By 2040: 194,114 · +12.6%
• By 2050: 204,992 · +18.9%
• By 2075: 229,641 · +33.2%
• By 2100: 232,146 · +34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 3% Romanian 3% Slovak 3%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+31.1) · D 34.1% · R 65.2%
• 2008→2024 swing: -17.5pp toward R · 2008: -13.6pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+24.6 2016: R+26.9 2012: R+22.9 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.71%
• Current HPI: 658.96
• Rent YoY: —
• Metro: Port St. Lucie, 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

+405.7% since first listed

19 events — show timeline

• 2026-05-09 Listed $220,000 MCRTC
• 2025-09-10 Listing Removed — MCRTC
• 2025-06-12 Listed $219,999 MCRTC
• 2025-06-12 Coming Soon — MCRTC
• 2024-05-27 Listing Removed — MCRTC
• 2024-02-26 Listed $269,900 MCRTC
• 2023-05-22 Listing Removed — MCRTC
• 2023-02-24 Listed $249,900 MCRTC
• 2022-10-04 Sold (Public Records) $170,000 Public Records
• 2022-09-20 Sold (MLS) $170,000 MCRTC
• 2022-09-05 Pending — MCRTC
• 2022-07-07 Price Changed $199,999 MCRTC
• 2022-06-17 Price Changed $209,000 MCRTC
• 2022-06-10 Price Changed $214,000 MCRTC
• 2022-05-21 Listed $219,000 MCRTC
• 1998-03-13 Sold (Public Records) $40,800 Public Records
• 1997-11-04 Sold (Public Records) $40,000 Public Records
• 1997-11-03 Sold (MLS) $40,000 MCRTC
• 1997-05-04 Listed $43,500 MCRTC

Property tax history

+16.2%/yr

Latest (2025): $2,427 · -1.5% YoY. Source: county tax records.