221 NE Forrest Ct · Jensen Beach, FL 34957

$245,000

2 bd · 2.0 ba · 1,350 sqft · SingleFamily · 826 Days on market

55+ age-restricted Built 2024 Good condition 7,000 sqft lot $181/sqft · 38% below area Est $396k · 38% under $765/mo HOA · 33% of rent ↓ 9% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +9.8/30.0
• Schools +6.1/10.0
• 1% rule +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• DSCR +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new home by Jacobsen! The "Bayshore" model. 9' flat ceilings. Laminate wood plank flooring and tile in the bathrooms. Open/eat-in kitchen with stainless steel appliances. Large front porch. Perfect for catching the ocean breezes. Transom windows above every window. Located in a 55+ community. Pets welcome up to 20lbs and 2 pets max per home. Monthly $724 land lease includes curbside trash service, cable, and community amenities. Amenities include a pool, hot tub, shuffle board courts, fitness room, library, billiards room, cards room, and a full-time social director who schedules a wide variety of events. The clubhouse hosts many socials, including dinners with entertainment and dances.

Key facts

• 55+ community
• Transom windows
• Large front porch

Tags

• BRAND NEW HOME
• OPEN/EAT-IN KITCHEN
• LARGE FRONT PORCH
• TRANSOM WINDOWS
• 55+ COMMUNITY
• PETS WELCOME

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-628 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (37.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (5.4% below list).
• Recommended offer: $154k (37.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#432 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B+; Watch: amenities F, commute F, health & safety 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: Jensen Beach Elementary School (math 67% / reading 67%, grade B+, #450 of 2,144 statewide, top 22%, 558 students, 45% FRL); 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 43% FRL track the district average.
• Market conditions: Rents rising (+1.0%/yr); 653 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 39% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $7k 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 826 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: 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 $154,172 (37.1% 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. It's been on market 826 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
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 B-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 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: 0.95% ✗
• Cap rate: 3.22%
• Cash-on-cash: -10.98%
• DSCR: 0.51
• GRM: 8.8

CMA / ARV

• ARV (median comp): $395,754
• List price: $245,000
• Delta: -38.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1572 NE 22nd St	0.25mi	3/2.0 (+1)	1,314 (-3%)	4mo	$425,000	$323	76
1780 NE 24th Ter	0.47mi	3/2.0 (+1)	1,382 (+2%)	0mo	$415,000	$300	69
2024 NE 24th St	0.47mi	3/2.0 (+1)	1,386 (+3%)	0mo	$404,300	$292	68
1701 NE 16th Dr	0.28mi	3/2.0 (+1)	1,239 (-8%)	2mo	$300,000	$242	67
1050 NE Wright Ave	0.66mi	2/2.0	1,340 (-1%)	6mo	$360,000	$269	62
2007 NE 21st Ter E	0.42mi	3/2.0 (+1)	1,293 (-4%)	10mo	$430,000	$333	60
757 NE Maranta Terrado	0.67mi	3/2.0 (+1)	1,330 (-2%)	2mo	$380,000	$286	60
1466 NE Silver Maple Way	0.67mi	3/2.0 (+1)	1,296 (-4%)	1mo	$370,000	$285	56
2212 NE 21st Ave	0.50mi	3/2.0 (+1)	1,427 (+6%)	9mo	$375,000	$263	54
2177 NE 18th Ave	0.33mi	3/2.0 (+1)	1,216 (-10%)	10mo	$390,000	$321	54
2489 NE 18th Ln	0.53mi	3/2.0 (+1)	1,242 (-8%)	9mo	$450,000	$362	49
926 NE Vanda Terrado	0.56mi	3/2.0 (+1)	1,435 (+6%)	12mo	$399,000	$278	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: -39.7%
• Equity multiple: -0.22×
• Total profit: $-83,745
• Equity at exit: $36,530

10-year hold

• IRR: -86.5%
• Equity multiple: -1.05×
• Total profit: $-140,371
• Equity at exit: $21,183

Cash invested: $68,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 26 active · 12 under contract
• Months of supply: 9.2 mo (11%/mo absorbed)
• Median asking: $418,000 ($311/sqft)
• Median days on market: 129 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: -5.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34957

• Rents YoY: 1.0%
• Active inventory: 653
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,317 high
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$765
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-628

Break-even live

Break-even rent $3,112

Max offer price $154,172

Occupancy floor —

Sensitivity live

Price	-10% $-458	-5% $-543	+0% $-628	+5% $-712	+10% $-797
Rent	-10% $-811	-5% $-719	+0% $-628	+5% $-536	+10% $-445
Rate	-1.0pp $-504	-0.5pp $-565	base $-628	+0.5pp $-691	+1.0pp $-756

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: $61,250
• Closing costs: $7,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1585 NE Beacon Dr #1103 Jensen Beach, FL	2.0	2.0	961	$1,495	$1.56	72d	1	0.25mi
1617 NE Nautical Pl Jensen Beach, FL	2.0	2.0	961	$1,850	$1.93	63d	1	0.30mi
1999 NE Collins Cir Unit 3-80 Jensen Beach, FL	2.0	2.0	1067	$1,775	$1.66	72d	1	0.34mi
2013 NE Collins Cir #50 Jensen Beach, FL	2.0	2.0	903	$1,800	$1.99	63d	1	0.36mi
1971 NE Collins Cir #20 Jensen Beach, FL	2.0	2.0	1037	$1,850	$1.78	15d	1	0.36mi
1411 NE 14th Ct #13 Jensen Beach, FL	2.0	2.0	1100	$3,000	$2.73	72d	1	0.37mi
1775 NE Dixie Hwy Jensen Beach, FL	2.0	1.0	1000	$1,600	$1.60	15d	1	0.37mi
1500 NE 13th Ter Unit G6 Jensen Beach, FL	2.0	2.0	1272	$1,700	$1.34	15d	1	0.49mi
1550 NE 13th Ter Unit B16 Jensen Beach, FL	2.0	2.0	1272	$1,800	$1.42	72d	1	0.49mi
1600 NE Dixie Hwy Unit 10-203 Jensen Beach, FL	2.0	2.0	1072	$2,300	$2.15	72d	1	0.53mi
687 NE Maranta Terrado Jensen Beach, FL	3.0	2.0	1452	$2,995	$2.06	15d	1	0.70mi
2563 NE Palm Ave Jensen Beach, FL	2.0	2.0	950	$2,400	$2.53	72d	1	0.77mi
2132 NE Pelican Ter Jensen Beach, FL	2.0	1.5	992	$2,300	$2.32	15d	1	0.82mi
2831 NE Savannah Rd Jensen Beach, FL	3.0	2.0	1248	$2,800	$2.24	15d	1	0.82mi
598 NE Maranta Terrado Jensen Beach, FL	3.0	2.0	1472	$3,000	$2.04	15d	1	0.83mi
590 NE Lima Vias Jensen Beach, FL	2.0	2.0	1295	$3,300	$2.55	72d	1	0.85mi
1097 NE Kubin Ave Jensen Beach, FL	2.0	1.5	952	$2,450	$2.57	72d	1	0.89mi
2506 NE Heron's Walk Jensen Beach, FL	2.0	1.0	1000	$4,800	$4.80	15d	1	0.91mi
1001 NE Baker Rd Stuart, FL	1.0–3.0	1.0–2.0	988	$2,344	$2.37	15d	35	0.92mi
2952 NE Savannah Rd Jensen Beach, FL	3.0	2.0	1056	$3,000	$2.84	72d	1	0.93mi
1903 NE Media Ave Jensen Beach, FL	2.0	2.0	1324	$2,400	$1.81	72d	1	0.94mi
2646 NE Pelican Way Jensen Beach, FL	1.0	1.0	1000	$2,400	$2.40	72d	1	0.95mi
2632 NE Pelican Way Jensen Beach, FL	2.0	1.0	1000	$4,800	$4.80	72d	1	0.95mi
1366 NE Hilltop St Jensen Beach, FL	2.0	2.0	1596	$2,700	$1.69	72d	1	1.00mi
3111 NE Savannah Rd Unit 3111 Jensen Beach, FL	2.0	1.0	1085	$1,995	$1.84	15d	1	1.02mi
3111 NE Savannah Rd Jensen Beach, FL	2.0	1.0	1085	$1,995	$1.84	63d	1	1.02mi
3121 NE Savannah Rd Unit 3121 Jensen Beach, FL	3.0	1.0	1085	$2,095	$1.93	72d	1	1.04mi
3123 NE Savannah Rd Unit 3123 Jensen Beach, FL	3.0	2.0	1100	$2,195	$2.00	72d	1	1.04mi
297 NE Coastal DR #297 Jensen Beach, FL	2.0	2.0	1000	$3,000	$3.00	72d	1	1.06mi
257 Preserve Trl N Stuart, FL	3.0	2.5	1652	$2,700	$1.63	72d	1	1.09mi
3393 NE Sandra Dr Jensen Beach, FL	3.0	3.0	1547	$2,700	$1.75	72d	1	1.25mi
25 NE 17th St Stuart, FL	3.0	2.0	990	$2,000	$2.02	72d	1	1.27mi
3450 NE Linda Dr Jensen Beach, FL	2.0	1.0	1240	$2,500	$2.02	72d	1	1.30mi
3489 NE Linda Dr Jensen Beach, FL	3.0	2.0	1572	$3,150	$2.00	72d	1	1.32mi
1398 NW Cavendish Ct Stuart, FL	2.0–3.0	2.5	1242	$2,393	$1.93	70d	11	1.44mi
1315 NE Flora Pl Jensen Beach, FL	3.0	2.0	1400	$3,500	$2.50	15d	1	1.45mi
3663 NE Barbara Dr Jensen Beach, FL	2.0	1.0	991	$2,450	$2.47	72d	1	1.49mi

HOA detail $765/mo · $9,180/yr

• Likely covers: trashcablepool

Listing history 50 events

1. 2026-08-08
   days on market $245,000 Active 826 DOM
2. 2026-08-07
   days on market $245,000 Active 825 DOM
3. 2026-08-06
   days on market $245,000 Active 824 DOM
4. 2026-08-05
   days on market $245,000 Active 823 DOM
5. 2026-08-04
   days on market $245,000 Active 822 DOM
6. 2026-08-03
   days on market $245,000 Active 821 DOM
7. 2026-07-31
   days on market $245,000 Active 818 DOM
8. 2026-07-29
   days on market $245,000 Active 816 DOM
9. 2026-07-27
   days on market $245,000 Active 814 DOM
10. 2026-07-25
    days on market $245,000 Active 812 DOM
11. 2026-07-23
    days on market $245,000 Active 810 DOM
12. 2026-07-22
    days on market $245,000 Active 809 DOM
13. 2026-07-21
    days on market $245,000 Active 808 DOM
14. 2026-07-18
    days on market $245,000 Active 805 DOM
15. 2026-07-16
    days on market $245,000 Active 803 DOM
16. 2026-07-16
    days on market $245,000 Active 802 DOM
17. 2026-07-14
    days on market $245,000 Active 801 DOM
18. 2026-07-13
    days on market $245,000 Active 800 DOM
19. 2026-07-12
    days on market $245,000 Active 799 DOM
20. 2026-07-11
    days on market $245,000 Active 798 DOM
21. 2026-07-10
    days on market $245,000 Active 797 DOM
22. 2026-07-09
    days on market $245,000 Active 796 DOM
23. 2026-07-08
    days on market $245,000 Active 795 DOM
24. 2026-07-07
    days on market $245,000 Active 794 DOM
25. 2026-07-06
    days on market $245,000 Active 793 DOM
26. 2026-07-05
    days on market $245,000 Active 792 DOM
27. 2026-07-04
    days on market $245,000 Active 791 DOM
28. 2026-07-03
    days on market $245,000 Active 790 DOM
29. 2026-07-02
    days on market $245,000 Active 789 DOM
30. 2026-07-01
    days on market $245,000 Active 788 DOM
31. 2026-06-30
    days on market $245,000 Active 787 DOM
32. 2026-06-29
    days on market $245,000 Active 786 DOM
33. 2026-06-28
    days on market $245,000 Active 785 DOM
34. 2026-06-28
    days on market $245,000 Active 784 DOM
35. 2026-06-27
    days on market $245,000 Active 783 DOM
36. 2026-06-25
    days on market $245,000 Active 781 DOM
37. 2026-06-23
    days on market $245,000 Active 779 DOM
38. 2026-06-21
    days on market $245,000 Active 778 DOM
39. 2026-06-18
    days on market $245,000 Active 775 DOM
40. 2026-06-17
    days on market $245,000 Active 774 DOM
41. 2026-06-16
    days on market $245,000 Active 773 DOM
42. 2026-06-15
    days on market $245,000 Active 772 DOM
43. 2026-06-14
    days on market $245,000 Active 770 DOM
44. 2026-06-13
    days on market $245,000 Active 769 DOM
45. 2026-06-10
    days on market $245,000 Active 767 DOM
46. 2026-06-09
    days on market $245,000 Active 766 DOM
47. 2026-06-08
    days on market $245,000 Active 765 DOM
48. 2026-06-07
    days on market $245,000 Active 764 DOM
49. 2026-06-03
    days on market $245,000 Active 760 DOM
50. 2026-06-02
    days on market $245,000 Active 759 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,804
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − HOA: −$9,180
• − Depreciation: −$7,127
• Taxable loss: −$11,576
• Est. tax savings @ 24.0%: +$2,778
• After-tax cash flow: $-4,754/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This home is in excellent condition with recent renovations, making it move-in ready for both resale and rental.

Value-add opportunities

• Both Paint exterior trim and front door — Enhances curb appeal and value ↑
• Both Install new outdoor lighting — Improves safety and enhances curb appeal ↑
• Both Add a small garden bed near the front door — Enhances curb appeal and adds greenery ↑

C Composite school gradezoned avg 61/100

Zoned Schools

Elementary Jensen Beach Elementary School B+ FL #450/2,144 Nat'l #4,366/41,679 Middle Stuart Middle School B- FL #180/571 Nat'l #2,482/14,009 High Jensen Beach High School B- FL #98/667 Nat'l #3,220/17,239

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

B Composite livability gradescore 70/100

Livability — Jensen Beach

• Score: 70/100
• State rank: #432
• US rank: #7719

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jensen Beach, FL
• County: Martin County · 172,383 people
• City population: 23,462
• 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: 13% of renters

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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%

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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%

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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: ▼ -319.66%
• Current HPI: 340.0172
• Rent YoY: ▲ 1.00%
• Metro: Port St. Lucie, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

-8.6% since first listed

2 events — show timeline

• 2026-04-22 Price Changed $245,000 Zillow
• 2024-05-04 Listed $268,000 Zillow