1800 SE Saint Lucie Blvd Unit 7-205 · Stuart, FL 34996

$199,000

2 bd · 2.0 ba · 1,044 sqft · Condo public records · 56 Days on market

Built 1973 $971/mo HOA · 36% of rent

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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).

• Appreciation +10.0/10.0
• Cash flow +8.7/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Fully furnished 2/2, light and bright - newer appliances, hurricane shutters.

Key facts

• Resort style pools
• Updated clubhouse
• Bocce ball

Tags

• UPDATED CLUBHOUSE
• RESORT STYLE POOLS
• PRIVATE PARK
• NEW PICKLE BALL COURTS
• NEW TENNIS COURTS
• BOCCE BALL

Property features AI

Finance

• Other: Association fee includes cable TV, insurance, grounds maintenance, pest control, sewer, trash, water, common areas and hot water; Pets allowed with possible restrictions and limits
• HOA & community: Community of 288 units; Monthly association fee; Association amenities include: clubhouse, pool, fitness center, elevator(s), laundry, management, on-site manager, parking, tennis courts, pickleball courts, bocce ball, shuffleboard court, billiard room, library, lobby, sauna, private beach pavilion, dog park, street lights, internet included

Exterior

• Parking: Assigned parking space; One open parking space
• Security: Fire sprinkler system
• Utilities: Public water; Public sewer; 220 volts, three phase electric; Cable available
• Home design: Condominium; Multi/split levels; Faces north; Resale
• Construction: Concrete, fiber cement and stucco construction; Mansard/other roof
• Exterior features: Private road frontage; No waterfront; Shed(s) on property

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans; Individual central controls
• Interior features: Split bedroom layout; Furnished; Blinds on windows
• Laundry & utility: Laundry closet inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (14.9% below list).
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $169k (14.9% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 4.1% in Stuart — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 21 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).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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.
• Current owner paid $84k; list at $199k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: major 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 $169,316 (14.9% 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 56 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.35% ✓
• Cap rate: 5.28%
• Cash-on-cash: -3.62%
• DSCR: 0.84
• GRM: 6.2

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: 21.8%
• Equity multiple: 2.76×
• Total profit: $98,279
• Equity at exit: $179,275

10-year hold

• IRR: 19.7%
• Equity multiple: 6.37×
• Total profit: $299,028
• Equity at exit: $386,613

Cash invested: $55,720 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,683 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$190 /mo · $2,277/yr
• Insurance: −$83
• HOA: −$971
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $-168

Break-even live

Break-even rent $2,895

Max offer price $169,316

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-112	+0% $-168	+5% $-224	+10% $-281
Rent	-10% $-380	-5% $-274	+0% $-168	+5% $-62	+10% $44
Rate	-1.0pp $-68	-0.5pp $-117	base $-168	+0.5pp $-220	+1.0pp $-272

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	24d	3	0.11mi
1196 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1309	$4,300	$3.28	24d	1	0.44mi
3129 SE Indian St #3 Stuart, FL	2.0	1.5	986	$2,300	$2.33	24d	1	0.72mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	14d	3	0.77mi
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,900	$2.00	14d	3	0.79mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	24d	6	1.00mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	14d	8	1.00mi
3002 SE Camino Ave Stuart, FL	2.0	1.0	930	$2,000	$2.15	24d	1	1.08mi
3003 SE Birch Ave Unit 3007 Stuart, FL	2.0	1.0	950	$2,200	$2.32	24d	1	1.09mi
3299 SE Garden St Stuart, FL	3.0	2.0	1360	$2,410	$1.77	24d	1	1.14mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	24d	1	1.15mi
2641 SE Clayton St Unit 2641 Stuart, FL	3.0	1.5	1150	$2,400	$2.09	24d	1	1.15mi
2934 SE Ellendale St Stuart, FL	2.0	2.0	900	$2,000	$2.22	14d	1	1.16mi
3003 SE Fairmont St Stuart, FL	3.0	2.0	1366	$2,500	$1.83	14d	1	1.17mi
3166 SE Garden St Unit 3166 Stuart, FL	2.0	1.0	870	$1,900	$2.18	14d	1	1.20mi
3166 SE Garden St Stuart, FL	2.0	1.0	870	$1,850	$2.13	14d	1	1.20mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$2,258	$2.55	14d	12	1.26mi
333 SE Martin Ave Unit 1F Stuart, FL	2.0	1.0	778	$1,800	$2.31	24d	1	1.38mi
262 SE Monterey Ave Stuart, FL	3.0	1.0	1001	$3,500	$3.50	24d	1	1.40mi
3250 SE Commerce Ave Stuart, FL	1.0–2.0	1.0–2.0	746	$2,206	$2.96	14d	28	1.45mi
175 SE Saint Lucie Blvd Stuart, FL	2.0	2.0–2.5	1300	$2,600	$2.00	24d	4	1.46mi

HOA detail condo

• Monthly dues: $971 · $11,652/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-04-23
   status Pending
2. 2026-02-25
   listed $199,000 Active
3. 2016-06-26
   historical
4. 2016-01-11
   price $65,000 77-char remark

   Show marketing remark (77 chars)

   Fully furnished 2/2, light and bright - newer appliances, hurricane shutters.

5. 2016-01-11
   price $84,000

   Show marketing remark (77 chars)

   Fully furnished 2/2, light and bright - newer appliances, hurricane shutters.

6. 2016-01-11
   price $70,000

   Show marketing remark (77 chars)

   Fully furnished 2/2, light and bright - newer appliances, hurricane shutters.

7. 2012-10-29
   soldstatus $84,000
8. 2012-10-25
   price $84,900
9. 2012-10-25
   soldstatus $84,000
10. 2011-06-14
    listed $84,900
11. 2011-01-24
    soldstatus $70,000
12. 2011-01-14
    soldstatus $70,000
13. 2011-01-14
    price $78,000
14. 2010-10-29
    listed $78,000
15. 2010-07-14
    soldstatus $65,000
16. 2010-07-08
    soldstatus $65,000 77-char remark

    Show marketing remark (77 chars)

    Fully furnished 2/2, light and bright - newer appliances, hurricane shutters.

17. 2010-07-08
    price $74,000 77-char remark

    Show marketing remark (77 chars)

    Fully furnished 2/2, light and bright - newer appliances, hurricane shutters.

18. 2010-06-03
    listed $74,000 77-char remark

    Show marketing remark (77 chars)

    Fully furnished 2/2, light and bright - newer appliances, hurricane shutters.

19. 2010-06-01
    historical
20. 2009-10-14
    listed $74,900
21. 2008-12-08
    listed $99,900
22. 1997-01-30
    soldstatus $62,000

ⓘ 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: $2,277 · $190/mo
• Projected year-2 tax: $2,277 · $190/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 6/10 Major FEMA zone X (unshaded) · 70% 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: $32,191
• − Mortgage interest: −$11,147
• − Property taxes: −$2,277
• − Insurance: −$995
• − Repairs & maintenance: −$2,575
• − Management: −$2,575
• − HOA: −$11,652
• − Depreciation: −$5,789
• Taxable loss: −$4,820
• Est. tax savings @ 24.0%: +$1,157
• After-tax cash flow: $-860/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

• County: Martin County · 165,223 people
• City population: 65,812
• 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

+221.0% since first listed

22 events — show timeline

• 2026-04-23 Pending — Beaches MLS
• 2026-02-25 Listed $199,000 Beaches MLS
• 2016-06-26 Listing Removed — MCRTC
• 2016-01-11 Price Changed $70,000 MCRTC
• 2016-01-11 Price Changed $84,000 MCRTC
• 2016-01-11 Price Changed $65,000 MCRTC
• 2012-10-29 Sold (Public Records) $84,000 Public Records
• 2012-10-25 Sold (MLS) $84,000 MCRTC
• 2012-10-25 Price Changed $84,900 MCRTC
• 2011-06-14 Listed $84,900 MCRTC
• 2011-01-24 Sold (Public Records) $70,000 Public Records
• 2011-01-14 Price Changed $78,000 MCRTC
• 2011-01-14 Sold (MLS) $70,000 MCRTC
• 2010-10-29 Listed $78,000 MCRTC
• 2010-07-14 Sold (Public Records) $65,000 Public Records
• 2010-07-08 Price Changed $74,000 MCRTC
• 2010-07-08 Sold (MLS) $65,000 MCRTC
• 2010-06-03 Listed $74,000 MCRTC
• 2010-06-01 Listing Removed — MCRTC
• 2009-10-14 Listed $74,900 MCRTC
• 2008-12-08 Listed $99,900 MCRTC
• 1997-01-30 Sold (Public Records) $62,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,277 · -12.9% YoY. Source: county tax records.