175 SE St Lucie Blvd Unit D-2 · Stuart, FL 34996

$265,000

2 bd · 2.0 ba · 1,300 sqft · Condo public records · 3 Days on market

Built 1974 $627/mo HOA · 22% of rent

---

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 +10.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WOW! Rare 2nd floor corner unit with direct waterfront! This 2 bedroom, 2 bath condo is in the highly desirable ''D'' building. Rest easy on your screened patio while enjoying stunning panoramic river views. This beautiful condo is move-in ready! Enjoy all the little touches that make this a great home. The home is freshly painted and boasts new high impact windows, hurricane shutters, hardwood floors, and a newly replaced a/c system and hot water heater. Pierpoint is a vibrant 55-plus community with a boat dock/fishing pier, a riverfront clubhouse, 2 community pools, library, gym, and shuffleboard court. Can't beat the location! Convenient to restaurants, shops, downtown Stuart, and a short drive to the hospital and the beach.

Key facts

• Corner unit
• $627 HOA
• Parking

Tags

• CORNER UNIT
• PRIVATE SCREENED BALCONY
• ST. LUCIE RIVER VIEWS
• MINUTES FROM DOWNTOWN STUART

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Pierpoint Condominium Association; Monthly HOA fee: $627 (includes cable TV, internet, water, common area maintenance, recreation facility and grounds maintenance); Community amenities: boating, clubhouse, car wash area, hot water, indoor pool, laundry, parking, pool, storage, bike storage, community room, internet included, maintained community, street lights, maintenance

Exterior

• Parking: Assigned parking plus guest parking (1 parking space total indicated)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Phone connected
• Home design: Condominium; One level; Faces south; Building D
• Construction: Concrete construction; Other roof
• Exterior features: River access waterfront

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile; Other
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Electric water heater (owned); Garbage disposal; Unfurnished; Sliding windows with shutters
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (10.8% below list).
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $236k (10.8% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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.
• Zoned schools: Stuart Middle School (math 55% / reading 55%, grade B-, #180 of 571 statewide, top 32%, 867 students, 49% FRL); Jensen Beach High School (math 53% / reading 71%, grade B-, #98 of 667 statewide, top 15%, 1,584 students, 36% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 251 active listings in the ZIP; 16 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; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 41% 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 $28k of equity ($2k loan paydown + $26k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $236,444 (10.8% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.09% ✓
• Cap rate: 5.56%
• Cash-on-cash: -2.61%
• DSCR: 0.88
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.5%
• Equity multiple: 2.81×
• Total profit: $134,449
• Equity at exit: $238,733

10-year hold

• IRR: 20.2%
• Equity multiple: 6.46×
• Total profit: $404,857
• Equity at exit: $514,837

Cash invested: $74,200 (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: $2,885 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$314 /mo · $3,767/yr
• Insurance: −$110
• HOA: −$627
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $-162

Break-even live

Break-even rent $3,090

Max offer price $236,444

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-87	+0% $-162	+5% $-237	+10% $-312
Rent	-10% $-390	-5% $-276	+0% $-162	+5% $-48	+10% $66
Rate	-1.0pp $-28	-0.5pp $-94	base $-162	+0.5pp $-230	+1.0pp $-300

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: $66,250
• Closing costs: $7,950
• 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
262 SE Monterey Ave Stuart, FL	3.0	1.0	1001	$3,500	$3.50	24d	1	0.16mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$2,258	$2.55	14d	12	0.27mi
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	$2,400	$2.96	14d	8	0.61mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	24d	6	0.61mi
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,900	$2.00	14d	3	0.75mi
1866 SE Tarni Way Stuart, FL	3.0	2.5	1782	$2,800	$1.57	14d	1	0.79mi
217 SE Coconut Ave Stuart, FL	2.0	1.0	1197	$5,000	$4.18	24d	1	0.82mi
905 SE Flamingo Ave Stuart, FL	3.0	2.0	1520	$4,500	$2.96	24d	1	0.82mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	14d	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
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: $627 · $7,524/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-09
   status $265,000 Pending 3 DOM
2. 2026-06-08
   days on market $265,000 Active 3 DOM
3. 2026-06-07
   remarks 699-char remark
4. 2026-06-07
   listed $265,000 Active 2 DOM

ⓘ 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: $3,767 · $314/mo
• Projected year-2 tax: $3,767 · $314/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: $34,623
• − Mortgage interest: −$14,844
• − Property taxes: −$3,767
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,770
• − Management: −$2,770
• − HOA: −$7,524
• − Depreciation: −$7,709
• Taxable loss: −$6,086
• Est. tax savings @ 24.0%: +$1,461
• After-tax cash flow: $-479/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: 10,875
• 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

+171.8% since first listed

17 events — show timeline

• 2026-06-04 Listed $265,000 Beaches MLS
• 2021-06-04 Sold (Public Records) $284,000 Public Records
• 2021-06-01 Sold (MLS) $284,000 Beaches MLS
• 2021-04-30 Pending — Beaches MLS
• 2021-04-20 Price Changed $294,900 Beaches MLS
• 2021-03-12 Price Changed $297,500 Beaches MLS
• 2021-02-08 Price Changed $299,900 Beaches MLS
• 2021-01-02 Price Changed $309,900 Beaches MLS
• 2021-01-02 Relisted — Beaches MLS
• 2020-12-29 Listing Removed — Beaches MLS
• 2020-11-06 Listed $314,900 Beaches MLS
• 2004-07-14 Sold (Public Records) $210,000 Public Records
• 1999-05-19 Sold (Public Records) $92,000 Public Records
• 1999-05-11 Sold (MLS) $92,000 MCRTC
• 1999-02-15 Listed $93,500 MCRTC
• 1999-01-28 Listing Removed — MCRTC
• 1997-05-13 Listed $97,500 MCRTC

Property tax history

+8.3%/yr

Latest (2025): $3,767 · -16.2% YoY. Source: county tax records.