566 SW Sara Blvd · Port St. Lucie, FL 34953

$208,000

2 bd · 1.0 ba · 908 sqft · SingleFamily public records · 92 Days on market

Built 1983 2,475 sqft lot Est $240k · 13% under $200/mo HOA · 9% of rent

---

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 +18.7/30.0
• ARV discount +13.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.5/10.0
• Schools +3.7/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2 Bedrooms 2 Bathrooms Villa, Washer and Dryer hookup. Convenient to the community pool, Park, School, Shopping area, Pharmacy, Publixs, Walmart etc.

Key facts

• Metal roof
• Washer dryer hookup
• Near parks

Tags

• ONE STORY TOWNHOME
• WASHER DRYER HOOKUP
• FRAME AND STUCCO CONSTRUCTION
• METAL ROOF
• NEAR PARKS
• NEAR RETAIL

Property features AI

Finance

• HOA & community: Homeowners association (Villa's of Windmill Point/Rosewood POA); Monthly HOA fee of $200; HOA covers grounds maintenance and pool service; Community of 168 units; Pets allowed with breed restrictions

Exterior

• Parking: Open parking (2 spaces)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Villa; One story; Faces northwest; Resale property
• Construction: Frame and stucco construction; Metal roof
• Exterior features: No waterfront; Pool access via association

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Two bedrooms on the main level
• Flooring: Tile
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Split bedroom layout; Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $208k).
• Recommended offer: $189k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.9% in Port St. Lucie — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• St. Lucie (urban): math 40% / reading 48% proficiency, ranked #51 of 73 in FL (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 758 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 31% of the median local income ($86k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• St. Lucie County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 28y 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 $88k; list at $208k implies a 136% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,280 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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: 1.05% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $239,712
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 SW Jeanne St	0.07mi	2/1.0	908 (0%)	16mo	$180,000	$198	83
615 SW Jeanne St	0.07mi	2/1.0	908 (0%)	18mo	$215,000	$237	81
3250 SW Ronlea Ct	0.39mi	2/2.0	912 (+0%)	12mo	$299,000	$328	67
3061 SW Blout Ct	0.42mi	3/2.0 (+1)	984 (+8%)	2mo	$260,000	$264	56
621 SW Stillman Ave	0.55mi	2/2.0	960 (+6%)	9mo	$255,000	$266	53
3250 SW Belmont Pl	0.43mi	3/2.0 (+1)	984 (+8%)	12mo	$210,000	$213	46
718 SW Belmont Cir	0.41mi	3/2.0 (+1)	998 (+10%)	13mo	$325,000	$326	44

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 · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.55×
• Total profit: $-26,455
• Equity at exit: $31,013

10-year hold

• IRR: -9.2%
• Equity multiple: 0.50×
• Total profit: $-28,882
• Equity at exit: $17,984

Cash invested: $58,240 (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 34953

• Home prices YoY: -10.1%
• Rents YoY: 0.2%
• Active inventory: 758
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,183 medium
• Mortgage (P&I): −$1,091
• Tax from tax record: −$141 /mo · $1,696/yr
• Insurance: −$87
• HOA: −$200
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $206

Break-even live

Break-even rent $1,923

Max offer price $208,000

Occupancy floor 86%

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
602 SW Jeanne St Port Saint Lucie, FL	3.0	2.0	1061	$2,100	$1.98	23d	1	0.06mi
273 SW Sterret Cir Port St. Lucie, FL	2.0	1.0	933	$1,775	$1.90	23d	1	0.26mi
581 SW Banks Ter Port Saint Lucie, FL	2.0	2.0	960	$2,100	$2.19	14d	1	1.38mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: pool

Listing history 43 events

1. 2026-06-18
   days on market $208,000 Active 92 DOM
2. 2026-06-17
   days on market $208,000 Active 91 DOM
3. 2026-06-16
   days on market $208,000 Active 90 DOM
4. 2026-06-15
   days on market $208,000 Active 89 DOM
5. 2026-06-14
   days on market $208,000 Active 87 DOM
6. 2026-06-13
   days on market $208,000 Active 86 DOM
7. 2026-06-10
   days on market $208,000 Active 84 DOM
8. 2026-06-09
   days on market $208,000 Active 83 DOM
9. 2026-06-08
   days on market $208,000 Active 82 DOM
10. 2026-06-07
    days on market $208,000 Active 81 DOM
11. 2026-06-05
    days on market $208,000 Active 78 DOM
12. 2026-06-03
    days on market $208,000 Active 77 DOM
13. 2026-06-02
    days on market $208,000 Active 76 DOM
14. 2026-06-01
    days on market $208,000 Active 75 DOM
15. 2026-05-31
    days on market $208,000 Active 74 DOM
16. 2026-05-30
    days on market $208,000 Active 73 DOM
17. 2026-03-18
    listed $208,000 Active
18. 2019-06-10
    soldstatus $88,000
19. 2019-06-07
    soldstatus $88,000 Closed 159-char remark

    Show marketing remark (159 chars)

    Beautiful 2 Bedrooms 2 Bathrooms Villa, Washer and Dryer hookup. Convenient to the community pool, Park, School, Shopping area, Pharmacy, Publixs, Walmart etc.

20. 2019-05-06
    historical Contingent 159-char remark

    Show marketing remark (159 chars)

    Beautiful 2 Bedrooms 2 Bathrooms Villa, Washer and Dryer hookup. Convenient to the community pool, Park, School, Shopping area, Pharmacy, Publixs, Walmart etc.

21. 2019-02-25
    listed $109,900 Active 159-char remark

    Show marketing remark (159 chars)

    Beautiful 2 Bedrooms 2 Bathrooms Villa, Washer and Dryer hookup. Convenient to the community pool, Park, School, Shopping area, Pharmacy, Publixs, Walmart etc.

22. 2018-12-29
    historical
23. 2018-08-28
    listed $129,900 Active
24. 2013-09-21
    historical
25. 2013-09-21
    historical
26. 2011-02-07
    historical
27. 2011-01-31
    listed $12,000
28. 2008-04-09
    listed $80,000
29. 2008-01-12
    historical
30. 2007-11-29
    listed $85,000
31. 2006-10-19
    historical
32. 2006-07-19
    listed $138,500
33. 2006-07-19
    listed $138,500
34. 2002-08-30
    soldstatus $46,000
35. 2000-05-24
    soldstatus $27,500
36. 2000-05-19
    soldstatus $27,500
37. 2000-05-11
    historical
38. 2000-04-14
    listed $28,900
39. 1998-09-01
    soldstatus $26,500
40. 1998-08-28
    soldstatus $26,500
41. 1998-08-17
    historical
42. 1998-05-27
    listed $29,000
43. 1983-09-01
    soldstatus $63,600

ⓘ 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: $1,696 · $141/mo
• Projected year-2 tax: $1,726 · $144/mo
• Expected delta: +$30/yr (+$3/mo · 1.8%)

ⓘ 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 ≥106°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $26,196
• − Mortgage interest: −$11,651
• − Property taxes: −$1,696
• − Insurance: −$1,040
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − HOA: −$2,400
• − Depreciation: −$6,051
• Taxable loss: −$833
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $2,670/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: St. Lucie
• NCES district ID: 1201770
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $44,737
• Composite: 37.28/100
• National rank: #4449
• State rank: #51 of 73 in FL

Livability — Port St. Lucie

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Port St. Lucie, FL
• County: Saint Lucie County · 337,150 people
• City population: 221,051
• Metro: Port St. Lucie, FL
• Population (ZIP): 86,875
• Household income: $85,667
• Rent vs Own: 13.1% rent · 86.9% own
• Severe rent burden: 857.0

Population outlook (St. Lucie County) Hauer SSP2

• Today (2025): 338,016 people
• By 2030: 355,687 · +5.2%
• By 2040: 385,521 · +14.1%
• By 2050: 406,106 · +20.1%
• By 2075: 441,054 · +30.5%
• By 2100: 436,885 · +29.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 42% Hispanic / Latino 28% Black 23% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Cuban 4% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 2% Estonian 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 69% English-only · Spanish 19% French/Haitian/Cajun 6% Other Indo-European 3%

Political lean MEDSL · St. Lucie

• 2024 margin: Lean R (+9.1) · D 45.1% · R 54.2%
• 2008→2024 swing: -21.2pp toward R · 2008: 12.1pp · 2024: -9.1pp
• All cycles: 2024: R+9.1 2020: R+1.6 2016: R+2.5 2012: D+7.9 2008: D+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.19%
• Current HPI: 392.7681
• Rent YoY: ▲ 0.22%
• 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

+227.0% since first listed

27 events — show timeline

• 2026-03-18 Listed $208,000 Beaches MLS
• 2019-06-10 Sold (Public Records) $88,000 Public Records
• 2019-06-07 Sold (MLS) $88,000 Beaches MLS
• 2019-05-06 Contingent — Beaches MLS
• 2019-02-25 Listed $109,900 Beaches MLS
• 2018-12-29 Listing Removed — Beaches MLS
• 2018-08-28 Listed $129,900 Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2011-02-07 Listing Removed — Beaches MLS
• 2011-01-31 Listed $12,000 Beaches MLS
• 2008-04-09 Listed $80,000 Beaches MLS
• 2008-01-12 Listing Removed — Beaches MLS
• 2007-11-29 Listed $85,000 Beaches MLS
• 2006-10-19 Listing Removed — MCRTC
• 2006-07-19 Listed $138,500 MCRTC
• 2006-07-19 Listed $138,500 Beaches MLS
• 2002-08-30 Sold (Public Records) $46,000 Public Records
• 2000-05-24 Sold (Public Records) $27,500 Public Records
• 2000-05-19 Sold (MLS) $27,500 Beaches MLS
• 2000-05-11 Listing Removed — Beaches MLS
• 2000-04-14 Listed $28,900 Beaches MLS
• 1998-09-01 Sold (Public Records) $26,500 Public Records
• 1998-08-28 Sold (MLS) $26,500 Beaches MLS
• 1998-08-17 Listing Removed — Beaches MLS
• 1998-05-27 Listed $29,000 Beaches MLS
• 1983-09-01 Sold (Public Records) $63,600 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,696 · +4.4% YoY. Source: county tax records.