1904 Havana Ave #1 · Fort Pierce, FL 34950

$99,900

2 bd · 2.0 ba · 1,196 sqft · Townhouse · 74 Days on market

Built 1981 2,822 sqft lot $100/mo HOA · 6% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

2 Bedroom 2 bath condo SOLD AS IS great investment property or to reside in, needs new roof and some interior updates, investor friendly policy- no age restrictions and rentals allowed immediately.

Key facts

• No age restrictions
• Investment property
• $100 HOA

Tags

• INVESTMENT PROPERTY
• NO AGE RESTRICTIONS
• RENTALS ALLOWED IMMEDIATELY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 3.7% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,721/mo this rent would consume 68% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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

• Climate carrying-cost: 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 $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.72% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.40%
• DSCR: 2.09
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.94% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 1.91×
• Total profit: $25,370
• Equity at exit: $14,895

10-year hold

• IRR: 31.5%
• Equity multiple: 4.29×
• Total profit: $91,938
• Equity at exit: $8,638

Cash invested: $27,972 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,721 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$100
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $569

Break-even live

Break-even rent $1,000

Max offer price $99,900

Occupancy floor 62%

Sensitivity live

Price	-10% $638	-5% $603	+0% $569	+5% $534	+10% $500
Rent	-10% $433	-5% $501	+0% $569	+5% $637	+10% $705
Rate	-1.0pp $619	-0.5pp $594	base $569	+0.5pp $543	+1.0pp $517

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1904 Havana Ave #16 Fort Pierce, FL	2.0	2.0	1196	$1,900	$1.59	14d	1	0.02mi
1840 Nebraska Ave Unit 104 Fort Pierce, FL	1.0	2.0	806	$1,599	$1.98	14d	1	0.25mi
1840 Nebraska Ave Apt 106 Fort Pierce, FL	2.0	2.0	997	$1,679	$1.68	14d	1	0.25mi
1840 Nebraska Ave Apt 101 Fort Pierce, FL	2.0	2.0	1035	$1,699	$1.64	14d	1	0.25mi
1850 Nebraska Ave Unit 204 Fort Pierce, FL	1.0	1.5	806	$1,599	$1.98	24d	1	0.25mi
1830 Nebraska Ave Fort Pierce, FL	1.0–2.0	1.5–2.0	924	$1,799	$1.95	14d	5	0.28mi
1800 Nebraska Ave Unit 202 Fort Pierce, FL	2.0	2.0	1312	$1,749	$1.33	24d	1	0.31mi
1800 Nebraska Ave Unit 103 Fort Pierce, FL	1.0	1.5	1042	$1,799	$1.73	24d	1	0.31mi
1820 Nebraska Ave Apt 201 Fort Pierce, FL	2.0	2.0	1035	$1,699	$1.64	24d	1	0.32mi
1820 Nebraska Ave Apt 203 Fort Pierce, FL	1.0	1.5	806	$1,599	$1.98	24d	1	0.32mi
1820 Nebraska Ave Apt 102 Fort Pierce, FL	2.0	2.0	997	$1,679	$1.68	24d	1	0.32mi
1810 Nebraska Ave Unit 106 Fort Pierce, FL	2.0	2.0	1042	$1,699	$1.63	14d	1	0.34mi
1810 Nebraska Ave Apt 104 Fort Pierce, FL	1.0	1.5	806	$1,599	$1.98	24d	1	0.34mi
1810 Nebraska Ave Apt 101 Fort Pierce, FL	2.0	2.0	1035	$1,699	$1.64	24d	1	0.34mi
1567 Pheasant Walk Unit B Fort Pierce, FL	2.0	2.0	1280	$1,900	$1.48	14d	1	0.40mi
1439 Captains Walk Unit 20D Fort Pierce, FL	2.0	2.0	1280	$2,000	$1.56	22d	1	0.44mi
1406 Citrus Ave Fort Pierce, FL	2.0	1.0	930	$1,600	$1.72	14d	1	0.51mi
510 Texas Ct Fort Pierce, FL	2.0	1.0	750	$1,400	$1.87	24d	1	0.56mi
624 S 12th St Unit B Fort Pierce, FL	1.0	1.0	1000	$1,650	$1.65	14d	1	0.59mi
1310 Atlantic Ave Unit B Fort Pierce, FL	1.0	1.0	700	$1,550	$2.21	14d	1	0.63mi
1310 Atlantic Ave Unit B Fort Pierce, FL	1.0	1.0	700	$1,620	$2.31	24d	1	0.63mi
205 N 22nd St Fort Pierce, FL	2.0	1.0	1050	$1,500	$1.43	24d	1	0.69mi
306 N 18th Ct #2 Fort Pierce, FL	3.0	2.0	1192	$2,150	$1.80	24d	1	0.71mi
1002 Boston Ave Fort Pierce, FL	2.0	1.0	809	$2,000	$2.47	24d	1	0.80mi
127 S 10th St Fort Pierce, FL	2.0	1.0	809	$1,800	$2.22	24d	1	0.81mi
3208 Louisiana Ave Apt 3 Fort Pierce, FL	3.0	1.0	1050	$1,500	$1.43	24d	1	0.85mi
204 N 28th St Fort Pierce, FL	3.0	2.0	1000	$1,550	$1.55	24d	1	0.86mi
312 N 27th St Fort Pierce, FL	2.0	1.0	868	$1,600	$1.84	24d	1	0.89mi
434 N 17th St Fort Pierce, FL	2.0	1.0	712	$1,500	$2.11	24d	1	0.92mi
1607 Avenue D Fort Pierce, FL	3.0	2.0	1029	$1,700	$1.65	14d	1	0.96mi
804 Orange Ave Unit B Fort Pierce, FL	2.0	1.0	700	$1,450	$2.07	24d	1	0.98mi
804 Orange Ave Unit B Fort Pierce, FL	2.0	1.0	700	$1,350	$1.93	14d	1	0.98mi
508 Means Ct Fort Pierce, FL	3.0	3.0	826	$1,950	$2.36	14d	1	1.07mi
508 Means Ct Unit A Fort Pierce, FL	1.0	1.0	826	$775	$0.94	24d	1	1.07mi
1617 Avenue E Fort Pierce, FL	3.0	1.0	1100	$1,800	$1.64	24d	1	1.09mi
3005 Tennessee Ave Fort Pierce, FL	3.0	2.0	1222	$2,400	$1.96	24d	1	1.09mi
2016 S 10th St Unit A Fort Pierce, FL	2.0	2.5	1120	$1,595	$1.42	24d	1	1.09mi
505 N 27th St Fort Pierce, FL	3.0	1.0	879	$2,660	$3.03	24d	1	1.11mi
1016 Chipola Rd Fort Pierce, FL	3.0	1.0	1100	$2,200	$2.00	24d	1	1.11mi
1016 Chipola Rd Unit A Fort Pierce, FL	1.0	1.0	700	$1,450	$2.07	14d	1	1.11mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 9 events

1. 2026-04-06
   status Pending
2. 2026-02-19
   price $99,900
3. 2026-02-09
   price $105,000
4. 2026-01-22
   price $119,000
5. 2026-01-22
   listed $105,000 Active
6. 2020-10-19
   historical
7. 2020-09-09
   listed $66,500 Active
8. 2010-05-28
   historical
9. 2010-02-14
   listed $45,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,647
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − HOA: −$1,200
• − Depreciation: −$2,906
• Taxable income: $5,643
• Est. tax owed @ 24.0%: −$1,354
• After-tax cash flow: $5,472/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

+122.0% since first listed

9 events — show timeline

• 2026-04-06 Pending — Beaches MLS
• 2026-02-19 Price Changed $99,900 Beaches MLS
• 2026-02-09 Price Changed $105,000 Beaches MLS
• 2026-01-22 Price Changed $119,000 Beaches MLS
• 2026-01-22 Listed $105,000 Beaches MLS
• 2020-10-19 Listing Removed — Beaches MLS
• 2020-09-09 Listed $66,500 Beaches MLS
• 2010-05-28 Listing Removed — Beaches MLS
• 2010-02-14 Listed $45,000 Beaches MLS