14339 Amapola Cir · Vero Beach South, FL 34951

$155,900

2 bd · 2.0 ba · 1,319 sqft · SingleFamily public records · 219 Days on market

Built 2014 8,712 sqft lot Est $140k · 12% over $667/mo HOA · 31% 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 +15.7/30.0
• 1% rule +8.8/10.0
• DSCR +4.9/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Appreciation +0.0/10.0

Key facts

• 8,712 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Association: Wynn Corporation; Monthly association fee (about $667.40) covering common areas, insurance and grounds maintenance; Community amenities: clubhouse, fitness center, golf, tennis courts, pickleball, shuffleboard, pool, property manager on-site

Exterior

• Parking: Garage with garage door opener (1-car)
• Security: Smoke detector(s)
• Utilities: Private water; Private sewer
• Home design: Single-story; Residential property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Enclosed porch; Porch; Covered patio; Screened porch; Rain gutters; Pool (community); Lake/pond view; Has view; Faces southwest; Less than quarter acre lot (approximately 0.2 acres; 52 x 110)

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher; Electric water heater
• Bedrooms: Bedroom, 12 x 12; Bedroom, 17 x 14
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds; Sliding doors; Furnishing negotiable; Split bedrooms; Walk-in closet(s)
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $70 ($837/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $137k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.3% in Vero Beach 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 78/100 on livability (#163 in FL, #2,445 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: amenities 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.
• Market conditions: 292 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 41% of the median local income ($63k/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 $5k 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 219 days — a 12% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $13k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• 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 $137,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
6. 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.
7. 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.
8. 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: 1.38% ✓
• Cap rate: 6.83%
• Cash-on-cash: 1.92%
• DSCR: 1.09
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $139,814
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14381 Amapola Cir	0.05mi	2/2.0	1,351 (+2%)	7mo	$123,000	$91	88
6531 Teresita Ct	0.44mi	2/2.0	1,403 (+6%)	1mo	$142,500	$102	68
13951 Brazil Ct	0.49mi	1/1.5 (-1)	1,310 (-1%)	17mo	$229,000	$175	55
14126 Cisne Cir	0.43mi	2/2.0	1,487 (+13%)	7mo	$150,000	$101	53
6763 Mar Pacifico	0.65mi	2/2.0	1,451 (+10%)	4mo	$154,000	$106	50
14434 Azucena Ct	0.31mi	2/2.0	1,487 (+13%)	24mo	$170,000	$114	45
6713 Gaviota	0.65mi	2/2.0	1,420 (+8%)	16mo	$152,000	$107	44
6737 Tulipan	0.68mi	2/2.0	1,135 (-14%)	5mo	$124,000	$109	41
6725 Tulipan	0.66mi	2/2.0	1,135 (-14%)	10mo	$120,000	$106	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-20,445
• Equity at exit: $23,245

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-10,561
• Equity at exit: $13,479

Cash invested: $43,652 (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 34951

• Home prices YoY: -23.6%
• Active inventory: 292
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,156 medium
• Mortgage (P&I): −$818
• Tax from tax record: −$84 /mo · $1,011/yr
• Insurance: −$65
• HOA: −$667
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $70

Break-even live

Break-even rent $2,068

Max offer price $155,900

Occupancy floor 92%

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: $38,975
• Closing costs: $4,677
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6765 Spanish Lakes Blvd Fort Pierce, FL	2.0	2.0	1368	$2,500	$1.83	23d	1	0.65mi

HOA detail

• Monthly dues: $667 · $8,004/yr

Listing history 34 events

1. 2026-06-18
   days on market $155,900 Active 219 DOM
2. 2026-06-17
   days on market $155,900 Active 218 DOM
3. 2026-06-16
   days on market $155,900 Active 217 DOM
4. 2026-06-15
   days on market $155,900 Active 216 DOM
5. 2026-06-14
   days on market $155,900 Active 214 DOM
6. 2026-06-13
   days on market $155,900 Active 213 DOM
7. 2026-06-10
   days on market $155,900 Active 211 DOM
8. 2026-06-09
   days on market $155,900 Active 210 DOM
9. 2026-06-08
   days on market $155,900 Active 209 DOM
10. 2026-06-07
    days on market $155,900 Active 208 DOM
11. 2026-06-05
    days on market $155,900 Active 205 DOM
12. 2026-06-03
    days on market $155,900 Active 204 DOM
13. 2026-06-02
    days on market $155,900 Active 203 DOM
14. 2026-06-01
    days on market $155,900 Active 202 DOM
15. 2026-05-31
    days on market $155,900 Active 201 DOM
16. 2026-05-30
    days on market $155,900 Active 200 DOM
17. 2026-04-24
    price $155,900
18. 2026-04-24
    price $155,900
19. 2026-01-30
    price $159,900
20. 2026-01-30
    price $159,900
21. 2026-01-30
    price $159,900
22. 2026-01-21
    price $168,000
23. 2026-01-21
    price $168,000
24. 2026-01-21
    price $168,000
25. 2025-11-13
    listed $169,000 Active
26. 2025-11-11
    listed $169,000 Active
27. 2025-10-30
    historical $169,000
28. 2023-05-22
    soldstatus $177,000
29. 2023-05-19
    historical
30. 2023-05-17
    soldstatus $177,000 Closed
31. 2023-04-19
    historical Active Under Contract
32. 2023-02-03
    listed $180,000 Active
33. 2023-02-02
    historical $180,000
34. 2015-04-07
    soldstatus $44,000

ⓘ 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: $1,011 · $84/mo
• Projected year-2 tax: $1,294 · $108/mo
• Expected delta: +$283/yr (+$24/mo · 28.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 23 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: $25,876
• − Mortgage interest: −$8,733
• − Property taxes: −$1,011
• − Insurance: −$780
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − HOA: −$8,004
• − Depreciation: −$4,535
• Taxable loss: −$1,326
• Est. tax savings @ 24.0%: +$318
• After-tax cash flow: $1,155/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 — Vero Beach South

• Score: 78/100
• State rank: #163
• US rank: #2445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Lucie County · 337,150 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 17,148
• Household income: $63,122
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 140.0

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 (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 3% Vietnamese 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: ▼ -106.06%
• Current HPI: 343.1376
• 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

+254.3% since first listed

18 events — show timeline

• 2026-04-24 Price Changed $155,900 SCMLS
• 2026-04-24 Price Changed $155,900 RAIRCMLS
• 2026-01-30 Price Changed $159,900 Beaches MLS
• 2026-01-30 Price Changed $159,900 SCMLS
• 2026-01-30 Price Changed $159,900 RAIRCMLS
• 2026-01-21 Price Changed $168,000 Beaches MLS
• 2026-01-21 Price Changed $168,000 SCMLS
• 2026-01-21 Price Changed $168,000 RAIRCMLS
• 2025-11-13 Listed $169,000 SCMLS
• 2025-11-11 Listed $169,000 RAIRCMLS
• 2025-10-30 Coming Soon $169,000 RAIRCMLS
• 2023-05-22 Sold (Public Records) $177,000 Public Records
• 2023-05-19 Listing Removed — Beaches MLS
• 2023-05-17 Sold (MLS) $177,000 Beaches MLS
• 2023-04-19 Contingent — Beaches MLS
• 2023-02-03 Listed $180,000 Beaches MLS
• 2023-02-02 Coming Soon $180,000 Beaches MLS
• 2015-04-07 Sold (Public Records) $44,000 Public Records

Property tax history

-2.5%/yr

Latest (2025): $1,011 · +4.6% YoY. Source: county tax records.