610 N 21st St · Fort Pierce, FL 34950

$168,000

2 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 11 Days on market

Built 1968 6,674 sqft lot Est $180k · 7% under

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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 +22.5/30.0
• ARV discount +10.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 6,674 sq ft lot
• 2 parking spots
• Built 1968

Property features AI

Finance

• Other: Pets allowed with no restrictions
• Financial info: No financial details provided
• HOA & community: No HOA information listed

Exterior

• Parking: Two total parking spaces; No carport
• Security: No security features listed
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family residence; One story; North-facing
• Construction: Stucco and stone exterior; Shingle roof; Resale property
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Terrazzo
• Bathrooms: Three full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: No notable interior built-ins or special features listed
• Laundry & utility: No laundry/utility appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Cap rate 8.3% vs local median 3.5% in Fort Pierce — 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 76/100 on livability (#226 in FL, #3,360 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools D, 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: Rents rising fast (+5.9%/yr); 165 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $1,825/mo this rent would consume 72% of the median local household income ($30k/yr) (locally 1995% 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 $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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• 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 $168,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.09% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $180,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 N 20th St	0.41mi	3/2.0 (+1)	1,552 (+4%)	7mo	$245,000	$158	60
1802 Boston Ave	0.68mi	3/2.0 (+1)	1,460 (-3%)	18mo	$175,000	$120	40
3001 Avenue B	0.75mi	3/1.0 (+1)	1,584 (+6%)	19mo	$15,000	$9	35

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 · 5.94% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-3,593
• Equity at exit: $25,049

10-year hold

• IRR: 10.7%
• Equity multiple: 1.94×
• Total profit: $44,444
• Equity at exit: $14,526

Cash invested: $47,040 (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 34950

• Home prices YoY: -20.2%
• Rents YoY: 5.9%
• Active inventory: 165
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,825 high
• Mortgage (P&I): −$881
• Tax from tax record: −$208 /mo · $2,493/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $283

Break-even live

Break-even rent $1,467

Max offer price $168,000

Occupancy floor 79%

Sensitivity live

Price	-10% $378	-5% $331	+0% $283	+5% $236	+10% $188
Rent	-10% $139	-5% $211	+0% $283	+5% $355	+10% $428
Rate	-1.0pp $368	-0.5pp $326	base $283	+0.5pp $240	+1.0pp $196

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 N 18th St Unit B Fort Pierce, FL	2.0	1.0	1352	$1,700	$1.26	24d	1	0.22mi
1617 Avenue E Fort Pierce, FL	3.0	1.0	1100	$1,800	$1.64	24d	1	0.29mi
1308 N 21st St Apt A Fort Pierce, FL	2.0	1.0	1200	$1,499	$1.25	24d	1	0.39mi
2705 Avenue E Fort Pierce, FL	3.0	1.0	1161	$1,800	$1.55	24d	1	0.42mi
318 N 24th St Fort Pierce, FL	3.0	2.5	1952	$2,600	$1.33	24d	1	0.42mi
1405 Avenue G Apt A Fort Pierce, FL	3.0	2.0	1064	$2,200	$2.07	24d	1	0.45mi
1408 N 23rd St Fort Pierce, FL	3.0	1.0	1110	$1,900	$1.71	15d	1	0.46mi
306 N 18th Ct #2 Fort Pierce, FL	3.0	2.0	1192	$2,150	$1.80	24d	1	0.49mi
205 N 22nd St Fort Pierce, FL	2.0	1.0	1050	$1,500	$1.43	24d	1	0.51mi
1102 Avenue G Fort Pierce, FL	3.0	1.5	1870	$1,800	$0.96	24d	1	0.74mi
815 Dundas Ct Unit B Fort Pierce, FL	2.0	1.0	1323	$1,400	$1.06	15d	1	0.82mi
513 N 9th St Unit B Fort Pierce, FL	3.0	2.0	1250	$2,300	$1.84	24d	1	0.88mi
3101 Avenue T Fort Pierce, FL	2.0	2.0	1064	$1,980	$1.86	24d	1	1.04mi
1904 Havana Ave #16 Fort Pierce, FL	2.0	2.0	1196	$1,900	$1.59	15d	1	1.16mi
1910 Juanita Ave Fort Pierce, FL	3.0	2.0	1100	$2,000	$1.82	15d	1	1.18mi
308 S 8th St Fort Pierce, FL	2.0	2.0	1696	$1,900	$1.12	24d	1	1.21mi
1800 Nebraska Ave Unit 202 Fort Pierce, FL	2.0	2.0	1312	$1,749	$1.33	24d	1	1.48mi

Listing history 6 events

1. 2026-06-01
   days on market $168,000 Active 11 DOM
2. 2026-05-31
   days on market $168,000 Active 10 DOM
3. 2026-05-30
   days on market $168,000 Active 9 DOM
4. 2026-05-19
   listed $168,000 Active
5. 2026-04-24
   historical
6. 2026-03-26
   listed $168,000 Active

ⓘ 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: $2,493 · $208/mo
• Projected year-2 tax: $2,493 · $208/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 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: $21,905
• − Mortgage interest: −$9,411
• − Property taxes: −$2,493
• − Insurance: −$840
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$4,887
• Taxable income: $769
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $3,215/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 — Fort Pierce

• Score: 76/100
• State rank: #226
• US rank: #3360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Pierce, FL
• County: Saint Lucie County · 337,150 people
• City population: 78,556
• Metro: Port St. Lucie, FL
• Population (ZIP): 17,461
• Household income: $30,400
• Rent vs Own: 61.1% rent · 38.9% own
• Severe rent burden: 1995.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% Hispanic / Latino 19% White 17% Two or more races 10%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 17% Portuguese 1%
• Foreign-born: 23% · Canada
• Languages at home: 69% English-only · Spanish 14% French/Haitian/Cajun 12% Other Indo-European 4%

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: ▼ -97.20%
• Current HPI: 384.8532
• Rent YoY: ▲ 5.94%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-19 Listed $168,000 Beaches MLS
• 2026-04-24 Listing Removed — Beaches MLS
• 2026-03-26 Listed $168,000 Beaches MLS

Property tax history

+8.3%/yr

Latest (2025): $2,493 · +9.9% YoY. Source: county tax records.