3272 SE Aster Ln Unit G249 · Stuart, FL 34994

$185,000

2 bd · 2.0 ba · 1,200 sqft · Condo public records · 141 Days on market

Built 1983 $154/sqft · 7% below area Est $199k · 7% under $563/mo HOA · 26% 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 +13.8/30.0
• ARV discount +10.7/15.0
• 1% rule +6.5/10.0
• Schools +4.5/10.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come visit this nicely updated 2 bed / 2 bath condo in The Village of Stuart! Outfitted with white shaker cabinets, Corian countertops, newer appliances, 2026 fridge, and luxury vinyl flooring throughout! Relax in the sunroom overlooking lush green trees. Enjoy an active, low-maintenance lifestyle with community amenities including a pool, tennis courts, and pickleball. Move-in ready and easy living at its best--don't miss this one!

Key facts

• Corian countertops
• Community amenities
• Pool

Tags

• WHITE SHAKER CABINETS
• CORIAN COUNTERTOPS
• LUXURY VINYL FLOORING
• SUNROOM OVERLOOKING TREES
• COMMUNITY AMENITIES
• POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $18 ($213/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: Rents soft (-0.7%/yr); 256 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 737 units permitted in Martin County in 2024 (167 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 $6k of value loss. Plan a longer hold.
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $185k implies a 252% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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. 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?
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 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: 1.15% ✓
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 7.2

CMA / ARV

• ARV (median comp): $199,245
• List price: $185,000
• Delta: -7.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.33×
• Total profit: $-34,826
• Equity at exit: $27,584

10-year hold

• IRR: -24.9%
• Equity multiple: -0.00×
• Total profit: $-51,922
• Equity at exit: $15,995

Cash invested: $51,800 (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 34994

• Home prices YoY: -27.1%
• Rents YoY: -0.7%
• Active inventory: 256
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,133 high
• Mortgage (P&I): −$970
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$77
• HOA: −$563
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $18

Break-even live

Break-even rent $2,110

Max offer price $185,000

Occupancy floor 94%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3266 SE Aster Ln Unit H246 Stuart, FL	2.0	2.0	1200	$2,100	$1.75	23d	1	0.03mi
3236 SE Aster Ln Unit M225 Stuart, FL	2.0	2.0	1200	$2,500	$2.08	23d	1	0.03mi
3302 SE Aster Ln Stuart, FL	2.0	2.0	888	$1,900	$2.14	23d	1	0.08mi
1290 SE Parkview Pl Unit A2 Stuart, FL	2.0	2.0	1021	$1,800	$1.76	21d	1	0.08mi
3151 SE Aster Ln #1306 Stuart, FL	2.0	2.0	1034	$1,800	$1.74	23d	1	0.12mi
3031 SE Aster Ln Unit 608 Stuart, FL	2.0	2.0	1019	$1,870	$1.84	23d	1	0.13mi
1571 SE Hampshire Way #104 Stuart, FL	3.0	2.0	1210	$2,500	$2.07	23d	1	0.22mi
3001 SE Aster Ln #908 Stuart, FL	2.0	2.0	1209	$2,100	$1.74	23d	1	0.23mi
2759 SE Birmingham Dr Stuart, FL	2.0	2.5	1191	$2,600	$2.18	23d	1	0.32mi
1215 SE Glenwood Dr Stuart, FL	2.0	2.0	1089	$1,859	$1.71	13d	10	0.50mi
2124 SE Edler Dr Stuart, FL	2.0	2.0	876	$1,800	$2.05	23d	1	0.59mi
2118 SE Edler Dr Unit B Stuart, FL	2.0	2.0	876	$1,995	$2.28	23d	1	0.61mi
2104 SE Edler Dr Stuart, FL	1.0	1.0	726	$1,500	$2.07	23d	1	0.64mi
3250 SE Commerce Ave Stuart, FL	1.0–2.0	1.0–2.0	746	$2,206	$2.96	13d	28	0.78mi
4284 SE Cove Lake Cir Stuart, FL	1.0	1.0	719	$1,815	$2.52	23d	1	0.83mi
3800 S Kanner Hwy Stuart, FL	3.0	1.0–2.0	970	$2,604	$2.68	13d	21	0.94mi
3003 SE Birch Ave Unit 3007 Stuart, FL	2.0	1.0	950	$2,200	$2.32	23d	1	1.00mi
801 SE Central Pkwy #7 Stuart, FL	2.0	2.0	1046	$2,150	$2.06	13d	1	1.03mi
2410 SE Tarvest Way Stuart, FL	3.0	2.5	1475	$2,500	$1.69	13d	1	1.03mi
2641 SE Clayton St Unit 2641 Stuart, FL	3.0	1.5	1150	$2,400	$2.09	23d	1	1.07mi
3002 SE Camino Ave Stuart, FL	2.0	1.0	930	$2,000	$2.15	23d	1	1.09mi
345 SE Angler Dr Stuart, FL	3.0	2.5	1475	$2,650	$1.80	21d	1	1.24mi
300 SW South River Dr #206 Stuart, FL	2.0	2.0	1107	$1,975	$1.78	23d	1	1.25mi
44 SE Sedona Cir #201 Stuart, FL	3.0	2.0	1443	$2,200	$1.52	23d	1	1.25mi
47 SE Sedona Cir #203 Stuart, FL	3.0	2.5	1450	$2,200	$1.52	23d	1	1.25mi
2600 S Kanner Hwy Stuart, FL	1.0–2.0	1.5–2.0	890	$1,950	$2.19	13d	3	1.26mi
400 SE Central Pkwy Stuart, FL	1.0–2.0	1.0–2.0	918	$2,640	$2.87	13d	16	1.28mi
2934 SE Ellendale St Stuart, FL	2.0	2.0	900	$2,000	$2.22	13d	1	1.31mi
2277 SE Monroe St Stuart, FL	3.0	2.0	1128	$2,800	$2.48	13d	1	1.32mi
3003 SE Fairmont St Stuart, FL	3.0	2.0	1366	$2,500	$1.83	13d	1	1.35mi
390 SW South River Dr #202 Stuart, FL	2.0	2.0	1107	$1,750	$1.58	23d	1	1.36mi
511 SW South River Dr #207 Stuart, FL	2.0	2.0	1188	$1,950	$1.64	13d	1	1.40mi
3166 SE Garden St Stuart, FL	2.0	1.0	870	$1,850	$2.13	13d	1	1.48mi
3166 SE Garden St Unit 3166 Stuart, FL	2.0	1.0	870	$1,900	$2.18	13d	1	1.48mi

HOA detail condo

• Monthly dues: $563 · $6,756/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $185,000 Active 141 DOM
2. 2026-06-17
   days on market $185,000 Active 140 DOM
3. 2026-06-16
   days on market $185,000 Active 139 DOM
4. 2026-06-15
   days on market $185,000 Active 138 DOM
5. 2026-06-14
   days on market $185,000 Active 136 DOM
6. 2026-06-13
   days on market $185,000 Active 135 DOM
7. 2026-06-10
   days on market $185,000 Active 133 DOM
8. 2026-06-09
   days on market $185,000 Active 132 DOM
9. 2026-06-08
   days on market $185,000 Active 131 DOM
10. 2026-06-07
    pricedays on market $185,000 Active 130 DOM
11. 2026-06-03
    days on market $193,500 Active 126 DOM
12. 2026-06-02
    days on market $193,500 Active 125 DOM
13. 2026-06-01
    days on market $193,500 Active 124 DOM
14. 2026-05-31
    days on market $193,500 Active 123 DOM
15. 2026-05-31
    days on market $193,500 Active 122 DOM
16. 2026-01-28
    listed $193,500 Active 436-char remark

    Show marketing remark (436 chars)

    Come visit this nicely updated 2 bed / 2 bath condo in The Village of Stuart! Outfitted with white shaker cabinets, Corian countertops, newer appliances, 2026 fridge, and luxury vinyl flooring throughout! Relax in the sunroom overlooking lush green trees. Enjoy an active, low-maintenance lifestyle with community amenities including a pool, tennis courts, and pickleball. Move-in ready and easy living at its best--don't miss this one!

17. 1999-03-23
    soldstatus $52,500
18. 1997-06-06
    soldstatus $52,000
19. 1995-04-27
    soldstatus $50,000

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$855/yr (+$71/mo · 125.6%)

ⓘ 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 · 26 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: $25,590
• − Mortgage interest: −$10,363
• − Property taxes: −$680
• − Insurance: −$925
• − Repairs & maintenance: −$2,047
• − Management: −$2,047
• − HOA: −$6,756
• − Depreciation: −$5,382
• Taxable loss: −$2,610
• Est. tax savings @ 24.0%: +$626
• After-tax cash flow: $839/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): 18,737
• Household income: $62,533
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 1408.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 21% Two or more races 12% Black 11%
• Hispanic origin (detail): Mexican 6% Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -130.08%
• Current HPI: 349.7061
• Rent YoY: ▼ -0.69%
• 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

+287.0% since first listed

4 events — show timeline

• 2026-01-28 Listed $193,500 Beaches MLS
• 1999-03-23 Sold (Public Records) $52,500 Public Records
• 1997-06-06 Sold (Public Records) $52,000 Public Records
• 1995-04-27 Sold (Public Records) $50,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $680 · -2.4% YoY. Source: county tax records.