536 Nettles Blvd · Hutchinson Island South, FL 34957

$322,000

2 bd · 2.0 ba · 836 sqft · Manufactured public records · 118 Days on market

Built 1992 2,025 sqft lot Est $273k · 18% over $420/mo HOA · 12% of rent

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Why this score? — see what drove the D- 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 +14.5/30.0
• 1% rule +5.6/10.0
• DSCR +4.4/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME TO PARADISE !!! 2 BEDROOMS, 1 AND 1/2 BATHS DOUBLE WIDE WITH A LARGE COVERED DECK~~~ LAMINATED FLOORS, NEWLEY PAINTED INTERIOR WITH LARGE GLASS WINDOWS AND PLANTATION SHUTTERS THROUGHOUT. MORE COMMENTS AND PHOTOS COMING SOON ! LOCATED ON NETTLES ISLAND A GUARD GATED RIVER COMMUNITY ACROSS THE STREET FROM THE ATLANTIC OCEAN. NETTLES ISLAND HAS SO MANY FUN THINGS TO DO, 2 HEATED SWIMMING POOLS ONE ON THE OCEAN WITH BEACH ACCESS, TENNIS, PICKLEBALL, HORSE SHOES, LINE DANCING AT THE BEACH CABANA WITH SANDY, A LARGE CLUBHOUSE, WORK OUT ROOM, CAFE', GAMES FOR THE ENTIRE FAMILY, LIBRARY, CHURCH SERVICES, OVER 40 DIFFERENT CLUBS AND SO MUCH MORE !! COME LIVE THE FLORIDA LIFESTYLE THAT YOU HAVE ALWAYS DREAMED OF.

Key facts

• New metal roof
• Beach access
• Covered back porch

Tags

• COVERED BACK PORCH
• NEW METAL ROOF
• HEATED SWIMMING POOLS
• BEACH ACCESS
• GUARD GATED RIVER COMMUNITY

Property features AI

Finance

• Financial info: Pets allowed with restrictions and limits
• HOA & community: Homeowners association with $420 monthly fee; HOA covers common areas, cable TV, internet, grounds maintenance, pools, recreation facilities, reserve fund, sewer, security, trash, and water; Community amenities include clubhouse, fitness center, pool, tennis courts, pickleball, bocce court, shuffleboard, basketball court, billiard room, game room, library, playground, dog park, restaurant, on-site property manager, gated entry, elevators, sidewalks, and street lights

Exterior

• Parking: Driveway
• Utilities: Electricity connected (110V and 220V)
• Home design: Manufactured home; Single-story; Metal roof; Vinyl siding; Resale
• Construction: Manufactured construction; Vinyl siding; Metal roof
• Exterior features: Cabana; Community pool and spa

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $322k.

Deal economics

• At list price, monthly cash flow is $7 ($84/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $322k).
• Recommended offer: $293k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 2.0% in Hutchinson Island South — 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 61/100 on livability (#783 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing B; Watch: cost of living C-, amenities F, commute F.
• 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.
• Zoned schools: Manatee Academy K-8 (math 53% / reading 51%, grade C-, #990 of 2,144 statewide, top 48%, 1,664 students, 65% FRL); Southern Oaks Middle School (math 39% / reading 43%, grade F, #353 of 571 statewide, top 63%, 894 students, 76% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL).
• Market conditions: Rents rising (+1.0%/yr); 538 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $3,404/mo this rent would consume 58% of the median local household income ($70k/yr) (locally 946% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 118 days — a 9% lower offer ($293k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $280k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $293,020 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.06% ✓
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $272,536
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
860 Nettles Blvd #860	0.17mi	2/2.0	750 (-10%)	2mo	$325,000	$433	74
976 Nettles Blvd	0.24mi	2/1.0	785 (-6%)	3mo	$205,000	$261	72
177 Nettles Blvd	0.10mi	2/2.0	780 (-7%)	17mo	$352,000	$451	70
496 Nettles Blvd	0.08mi	2/2.0	888 (+6%)	24mo	$338,000	$381	66
1287 Nettles Blvd	0.27mi	1/1.5 (-1)	887 (+6%)	10mo	$262,000	$295	62
1357 Nettles Blvd	0.27mi	2/2.0	752 (-10%)	12mo	$295,000	$392	61
121 Nettles Blvd	0.22mi	2/1.5	736 (-12%)	9mo	$240,000	$326	60
323 Nettles Blvd	0.10mi	2/1.0	723 (-14%)	13mo	$194,000	$268	58
998 Nettles Blvd	0.20mi	1/1.0 (-1)	951 (+14%)	14mo	$235,000	$247	48

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 · 1.0% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.36×
• Total profit: $-58,117
• Equity at exit: $48,011

10-year hold

• IRR: -16.8%
• Equity multiple: 0.17×
• Total profit: $-75,159
• Equity at exit: $27,841

Cash invested: $90,160 (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 34957

• Rents YoY: 1.0%
• Active inventory: 538
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,404 high
• Mortgage (P&I): −$1,689
• Tax from tax record: −$373 /mo · $4,473/yr
• Insurance: −$134
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$420
• Vacancy / Maint / Mgmt: −$715
• Net cashflow: $7

Break-even live

Break-even rent $3,395

Max offer price $322,000

Occupancy floor 95%

Sensitivity live

Price	-10% $189	-5% $98	+0% $7	+5% $-84	+10% $-175
Rent	-10% $-262	-5% $-127	+0% $7	+5% $141	+10% $276
Rate	-1.0pp $169	-0.5pp $89	base $7	+0.5pp $-76	+1.0pp $-161

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: $80,500
• Closing costs: $9,660
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Nettles Blvd Jensen Beach, FL	2.0	2.0	730	$4,400	$6.03	25d	1	0.23mi
1077 Nettles Blvd Jensen Beach, FL	2.0	2.0	854	$3,500	$4.10	16d	1	0.31mi
1161 Nettles Blvd Unit 1546132P Jensen Beach, FL	2.0	2.0	710	$4,838	$6.81	16d	1	0.35mi
9490 S Ocean Dr #213 Jensen Beach, FL	2.0	2.0	1053	$2,600	$2.47	25d	1	0.55mi
9490 S Ocean Dr #611 Jensen Beach, FL	2.0	2.0	1053	$2,750	$2.61	16d	1	0.55mi
9490 S Ocean Dr Unit 912-A Jensen Beach, FL	2.0	2.0	1053	$3,200	$3.04	25d	1	0.55mi
9490 S Ocean Dr Unit 615A Jensen Beach, FL	2.0	2.0	1100	$2,900	$2.64	25d	1	0.55mi
9490 S Ocean Dr Unit 113 A Jensen Beach, FL	2.0	2.0	1053	$4,200	$3.99	25d	1	0.65mi
9400 S Ocean Dr Unit 1003B Jensen Beach, FL	2.0	2.0	1053	$2,700	$2.56	25d	1	0.65mi
9400 S Ocean Dr #202 Jensen Beach, FL	2.0	2.0	1053	$5,600	$5.32	25d	1	0.66mi
9400 S Ocean Dr #307 Jensen Beach, FL	2.0	2.0	1053	$2,500	$2.37	25d	1	0.66mi
9400 S Ocean Dr #707 Jensen Beach, FL	2.0	2.0	1053	$3,000	$2.85	25d	1	0.66mi
9400 S Ocean Dr Unit 608B Jensen Beach, FL	2.0	2.0	1112	$6,500	$5.85	25d	1	0.66mi
9400 S Ocean Dr Unit 706B Jensen Beach, FL	2.0	2.0	1053	$3,500	$3.32	25d	1	0.66mi
9400 S Ocean Dr Unit 504B Jensen Beach, FL	2.0	2.0	1053	$2,400	$2.28	25d	1	0.66mi
9400 S Ocean Dr Unit 604B Jensen Beach, FL	2.0	2.0	1053	$5,400	$5.13	25d	1	0.66mi
9900 S Ocean Dr Jensen Beach, FL	1.0–2.0	2.0	1009	$3,500	$3.47	25d	5	0.74mi
9940 S Ocean Dr Jensen Beach, FL	1.0–2.0	1.5–2.0	1009	$3,500	$3.47	16d	5	0.80mi
8880 S Ocean Dr #1102 Jensen Beach, FL	1.0	2.0	1011	$5,200	$5.14	25d	1	0.92mi
10102 S Ocean Dr Unit 401A Jensen Beach, FL	2.0	2.0	1113	$2,990	$2.69	25d	1	1.14mi
10102 S Ocean Dr Unit 703 Jensen Beach, FL	2.0	2.0	1053	$3,800	$3.61	25d	1	1.14mi
10102 S Ocean Dr Unit 307A Jensen Beach, FL	2.0	2.0	1053	$2,600	$2.47	25d	1	1.14mi
10102 S Ocean Dr #107 Jensen Beach, FL	2.0	2.0	1053	$2,200	$2.09	25d	1	1.14mi
10152 S Ocean Dr Unit 418B Jensen Beach, FL	2.0	2.0	1053	$4,000	$3.80	25d	1	1.19mi
200 N El Mar Dr Unit B202 Jensen Beach, FL	2.0	2.0	925	$2,500	$2.70	23d	1	1.27mi
10310 S Ocean Dr Unit PH Jensen Beach, FL	2.0	2.0	1021	$3,200	$3.13	25d	1	1.30mi
10310 S Ocean Dr Jensen Beach, FL	2.0	2.0	1053	$2,750	$2.61	25d	2	1.31mi

HOA detail

• Monthly dues: $420 · $5,040/yr
• Likely covers: poolsecurity

Listing history 32 events

1. 2026-06-21
   days on market $322,000 Active 118 DOM
2. 2026-06-18
   days on market $322,000 Active 115 DOM
3. 2026-06-17
   days on market $322,000 Active 114 DOM
4. 2026-06-16
   days on market $322,000 Active 113 DOM
5. 2026-06-15
   days on market $322,000 Active 112 DOM
6. 2026-06-14
   days on market $322,000 Active 110 DOM
7. 2026-06-13
   days on market $322,000 Active 109 DOM
8. 2026-06-10
   days on market $322,000 Active 107 DOM
9. 2026-06-09
   days on market $322,000 Active 106 DOM
10. 2026-06-08
    days on market $322,000 Active 105 DOM
11. 2026-06-07
    days on market $322,000 Active 104 DOM
12. 2026-06-05
    days on market $322,000 Active 101 DOM
13. 2026-06-03
    days on market $322,000 Active 100 DOM
14. 2026-06-02
    days on market $322,000 Active 99 DOM
15. 2026-06-01
    days on market $322,000 Active 98 DOM
16. 2026-05-31
    days on market $322,000 Active 97 DOM
17. 2026-05-30
    days on market $322,000 Active 96 DOM
18. 2026-05-18
    price $322,000
19. 2026-02-23
    listed $332,000 Active
20. 2023-06-05
    soldstatus $280,000 Closed 721-char remark

    Show marketing remark (721 chars)

    WELCOME TO PARADISE !!! 2 BEDROOMS, 1 AND 1/2 BATHS DOUBLE WIDE WITH A LARGE COVERED DECK~~~ LAMINATED FLOORS, NEWLEY PAINTED INTERIOR WITH LARGE GLASS WINDOWS AND PLANTATION SHUTTERS THROUGHOUT. MORE COMMENTS AND PHOTOS COMING SOON ! LOCATED ON NETTLES ISLAND A GUARD GATED RIVER COMMUNITY ACROSS THE STREET FROM THE ATLANTIC OCEAN. NETTLES ISLAND HAS SO MANY FUN THINGS TO DO, 2 HEATED SWIMMING POOLS ONE ON THE OCEAN WITH BEACH ACCESS, TENNIS, PICKLEBALL, HORSE SHOES, LINE DANCING AT THE BEACH CABANA WITH SANDY, A LARGE CLUBHOUSE, WORK OUT ROOM, CAFE', GAMES FOR THE ENTIRE FAMILY, LIBRARY, CHURCH SERVICES, OVER 40 DIFFERENT CLUBS AND SO MUCH MORE !! COME LIVE THE FLORIDA LIFESTYLE THAT YOU HAVE ALWAYS DREAMED OF.

21. 2023-06-05
    soldstatus $280,000

    Show marketing remark (721 chars)

    WELCOME TO PARADISE !!! 2 BEDROOMS, 1 AND 1/2 BATHS DOUBLE WIDE WITH A LARGE COVERED DECK~~~ LAMINATED FLOORS, NEWLEY PAINTED INTERIOR WITH LARGE GLASS WINDOWS AND PLANTATION SHUTTERS THROUGHOUT. MORE COMMENTS AND PHOTOS COMING SOON ! LOCATED ON NETTLES ISLAND A GUARD GATED RIVER COMMUNITY ACROSS THE STREET FROM THE ATLANTIC OCEAN. NETTLES ISLAND HAS SO MANY FUN THINGS TO DO, 2 HEATED SWIMMING POOLS ONE ON THE OCEAN WITH BEACH ACCESS, TENNIS, PICKLEBALL, HORSE SHOES, LINE DANCING AT THE BEACH CABANA WITH SANDY, A LARGE CLUBHOUSE, WORK OUT ROOM, CAFE', GAMES FOR THE ENTIRE FAMILY, LIBRARY, CHURCH SERVICES, OVER 40 DIFFERENT CLUBS AND SO MUCH MORE !! COME LIVE THE FLORIDA LIFESTYLE THAT YOU HAVE ALWAYS DREAMED OF.

22. 2023-05-09
    status Pending 721-char remark

    Show marketing remark (721 chars)

    WELCOME TO PARADISE !!! 2 BEDROOMS, 1 AND 1/2 BATHS DOUBLE WIDE WITH A LARGE COVERED DECK~~~ LAMINATED FLOORS, NEWLEY PAINTED INTERIOR WITH LARGE GLASS WINDOWS AND PLANTATION SHUTTERS THROUGHOUT. MORE COMMENTS AND PHOTOS COMING SOON ! LOCATED ON NETTLES ISLAND A GUARD GATED RIVER COMMUNITY ACROSS THE STREET FROM THE ATLANTIC OCEAN. NETTLES ISLAND HAS SO MANY FUN THINGS TO DO, 2 HEATED SWIMMING POOLS ONE ON THE OCEAN WITH BEACH ACCESS, TENNIS, PICKLEBALL, HORSE SHOES, LINE DANCING AT THE BEACH CABANA WITH SANDY, A LARGE CLUBHOUSE, WORK OUT ROOM, CAFE', GAMES FOR THE ENTIRE FAMILY, LIBRARY, CHURCH SERVICES, OVER 40 DIFFERENT CLUBS AND SO MUCH MORE !! COME LIVE THE FLORIDA LIFESTYLE THAT YOU HAVE ALWAYS DREAMED OF.

23. 2023-03-25
    listed $303,700 Active 721-char remark

    Show marketing remark (721 chars)

    WELCOME TO PARADISE !!! 2 BEDROOMS, 1 AND 1/2 BATHS DOUBLE WIDE WITH A LARGE COVERED DECK~~~ LAMINATED FLOORS, NEWLEY PAINTED INTERIOR WITH LARGE GLASS WINDOWS AND PLANTATION SHUTTERS THROUGHOUT. MORE COMMENTS AND PHOTOS COMING SOON ! LOCATED ON NETTLES ISLAND A GUARD GATED RIVER COMMUNITY ACROSS THE STREET FROM THE ATLANTIC OCEAN. NETTLES ISLAND HAS SO MANY FUN THINGS TO DO, 2 HEATED SWIMMING POOLS ONE ON THE OCEAN WITH BEACH ACCESS, TENNIS, PICKLEBALL, HORSE SHOES, LINE DANCING AT THE BEACH CABANA WITH SANDY, A LARGE CLUBHOUSE, WORK OUT ROOM, CAFE', GAMES FOR THE ENTIRE FAMILY, LIBRARY, CHURCH SERVICES, OVER 40 DIFFERENT CLUBS AND SO MUCH MORE !! COME LIVE THE FLORIDA LIFESTYLE THAT YOU HAVE ALWAYS DREAMED OF.

24. 2016-06-21
    soldstatus $152,500
25. 2016-06-18
    price $152,500 818-char remark

    Show marketing remark (818 chars)

    2 BD, 1.5 BATH JACOBSEN DOUBLE WIDE WITH HUGE BACK COVERED DECK---Spacious (836 sq ft under air!), exceptionally well-maintained & very nicely updated! So many upgrades: Pergo flooring, shingled roof w/ 30 yr. initial guarantee, large glass windows, custom awnings, full storm shutters, big en suite master bath w/ double vanity sinks & lots of storage, large double closets in master & more! POSSIBLE OWNER FINANCING & PRICED TO SELL! Great curb appeal & located in a quiet area. All assessments paid in full. You will love this home! Nettles Island is an active Ocean to Riverfront resort community w/ many amenities & social activities: Atlantic Ocean beach, heated pools & spas at Ocean & Riverfront, active clubhouse/theater, over 40 clubs, sports & more!

26. 2016-06-15
    soldstatus $152,500 Sold 818-char remark

    Show marketing remark (818 chars)

    2 BD, 1.5 BATH JACOBSEN DOUBLE WIDE WITH HUGE BACK COVERED DECK---Spacious (836 sq ft under air!), exceptionally well-maintained & very nicely updated! So many upgrades: Pergo flooring, shingled roof w/ 30 yr. initial guarantee, large glass windows, custom awnings, full storm shutters, big en suite master bath w/ double vanity sinks & lots of storage, large double closets in master & more! POSSIBLE OWNER FINANCING & PRICED TO SELL! Great curb appeal & located in a quiet area. All assessments paid in full. You will love this home! Nettles Island is an active Ocean to Riverfront resort community w/ many amenities & social activities: Atlantic Ocean beach, heated pools & spas at Ocean & Riverfront, active clubhouse/theater, over 40 clubs, sports & more!

27. 2016-05-30
    price $159,900 818-char remark

    Show marketing remark (818 chars)

    2 BD, 1.5 BATH JACOBSEN DOUBLE WIDE WITH HUGE BACK COVERED DECK---Spacious (836 sq ft under air!), exceptionally well-maintained & very nicely updated! So many upgrades: Pergo flooring, shingled roof w/ 30 yr. initial guarantee, large glass windows, custom awnings, full storm shutters, big en suite master bath w/ double vanity sinks & lots of storage, large double closets in master & more! POSSIBLE OWNER FINANCING & PRICED TO SELL! Great curb appeal & located in a quiet area. All assessments paid in full. You will love this home! Nettles Island is an active Ocean to Riverfront resort community w/ many amenities & social activities: Atlantic Ocean beach, heated pools & spas at Ocean & Riverfront, active clubhouse/theater, over 40 clubs, sports & more!

28. 2016-05-30
    status Pending 818-char remark

    Show marketing remark (818 chars)

    2 BD, 1.5 BATH JACOBSEN DOUBLE WIDE WITH HUGE BACK COVERED DECK---Spacious (836 sq ft under air!), exceptionally well-maintained & very nicely updated! So many upgrades: Pergo flooring, shingled roof w/ 30 yr. initial guarantee, large glass windows, custom awnings, full storm shutters, big en suite master bath w/ double vanity sinks & lots of storage, large double closets in master & more! POSSIBLE OWNER FINANCING & PRICED TO SELL! Great curb appeal & located in a quiet area. All assessments paid in full. You will love this home! Nettles Island is an active Ocean to Riverfront resort community w/ many amenities & social activities: Atlantic Ocean beach, heated pools & spas at Ocean & Riverfront, active clubhouse/theater, over 40 clubs, sports & more!

29. 2016-05-12
    historical Pending W/Cont 818-char remark

    Show marketing remark (818 chars)

    2 BD, 1.5 BATH JACOBSEN DOUBLE WIDE WITH HUGE BACK COVERED DECK---Spacious (836 sq ft under air!), exceptionally well-maintained & very nicely updated! So many upgrades: Pergo flooring, shingled roof w/ 30 yr. initial guarantee, large glass windows, custom awnings, full storm shutters, big en suite master bath w/ double vanity sinks & lots of storage, large double closets in master & more! POSSIBLE OWNER FINANCING & PRICED TO SELL! Great curb appeal & located in a quiet area. All assessments paid in full. You will love this home! Nettles Island is an active Ocean to Riverfront resort community w/ many amenities & social activities: Atlantic Ocean beach, heated pools & spas at Ocean & Riverfront, active clubhouse/theater, over 40 clubs, sports & more!

30. 2016-05-04
    listed $159,900 Active 818-char remark

    Show marketing remark (818 chars)

    2 BD, 1.5 BATH JACOBSEN DOUBLE WIDE WITH HUGE BACK COVERED DECK---Spacious (836 sq ft under air!), exceptionally well-maintained & very nicely updated! So many upgrades: Pergo flooring, shingled roof w/ 30 yr. initial guarantee, large glass windows, custom awnings, full storm shutters, big en suite master bath w/ double vanity sinks & lots of storage, large double closets in master & more! POSSIBLE OWNER FINANCING & PRICED TO SELL! Great curb appeal & located in a quiet area. All assessments paid in full. You will love this home! Nettles Island is an active Ocean to Riverfront resort community w/ many amenities & social activities: Atlantic Ocean beach, heated pools & spas at Ocean & Riverfront, active clubhouse/theater, over 40 clubs, sports & more!

31. 2009-01-10
    historical
32. 2006-04-30
    listed $189,000

ⓘ 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: $4,473 · $373/mo
• Projected year-2 tax: $4,473 · $373/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,844
• − Mortgage interest: −$18,037
• − Property taxes: −$4,473
• − Insurance: −$2,408
• − Repairs & maintenance: −$3,268
• − Management: −$3,268
• − HOA: −$5,040
• − Depreciation: −$9,367
• Taxable loss: −$5,015
• Est. tax savings @ 24.0%: +$1,204
• After-tax cash flow: $1,287/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 — Hutchinson Island South

• Score: 61/100
• State rank: #783
• US rank: #17768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hutchinson Island South, FL
• County: Martin County · 165,223 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 23,462
• Household income: $70,403
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 946.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 6% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% Tagalog/Filipino 1%

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: ▼ -319.66%
• Current HPI: 340.0172
• Rent YoY: ▲ 1.00%
• 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

+70.4% since first listed

15 events — show timeline

• 2026-05-18 Price Changed $322,000 MCRTC
• 2026-02-23 Listed $332,000 MCRTC
• 2023-06-05 Sold (Public Records) $280,000 Public Records
• 2023-06-05 Sold (MLS) $280,000 MCRTC
• 2023-05-09 Pending — MCRTC
• 2023-03-25 Listed $303,700 MCRTC
• 2016-06-21 Sold (Public Records) $152,500 Public Records
• 2016-06-18 Price Changed $152,500 MCRTC
• 2016-06-15 Sold (MLS) $152,500 MCRTC
• 2016-05-30 Price Changed $159,900 MCRTC
• 2016-05-30 Pending — MCRTC
• 2016-05-12 Contingent — MCRTC
• 2016-05-04 Listed $159,900 MCRTC
• 2009-01-10 Listing Removed — MCRTC
• 2006-04-30 Listed $189,000 MCRTC

Property tax history

+23.6%/yr

Latest (2025): $4,473 · +1.7% YoY. Source: county tax records.