201 SW Palm Dr #201 · Port St. Lucie, FL 34986

$169,900

1 bd · 1.0 ba · 868 sqft · Condo public records · 73 Days on market

Built 2003 $400/mo HOA · 22% 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 +11.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +3.7/10.0
• DSCR +3.2/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this 1 bedroom 1 bath apartment at The Club at St Lucie West. Spacious corner unit with high volt ceilings with a open area concept. SELLER IS OFFERING FLOORING ALLOWANCE. The Club is located close to I-95 and the turnpike, walking distance to shopping, restaurants and more.

Key facts

• $400 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Number of units in community: 380
• Financial info: Pets allowed (may include number/size limits and other restrictions)
• HOA & community: Community association with monthly HOA; HOA amenities include clubhouse, fitness center, picnic area, playground, parking, pool, and tennis courts; Monthly association fee

Exterior

• Parking: Assigned open parking (1 space)
• Security: Fire sprinkler system; Window bars
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; 2-story building; Faces southeast; Resale condition; Unit in building '201'
• Construction: Concrete construction; Shingle roof; Built as part of a multi-unit building
• Exterior features: Open patio and covered patio; Porch; Waterfront: Yes (no specific waterfront features listed)

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Electric cooling; Ceiling fans
• Interior features: Built-in features; High ceilings; Vaulted ceilings; Fire sprinkler system; Window bars
• Laundry & utility: Washer/dryer hook-up inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-71 ($-851/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (7.4% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $157k (7.4% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 3.9% in Port St. Lucie — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 (+1.6%/yr); 491 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask is 9609% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,376 (7.4% 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 73 days. Have you received any prior offers? Is the seller open to a 7% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.06% ✓
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.57% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.28×
• Total profit: $-34,384
• Equity at exit: $25,333

10-year hold

• IRR: -19.2%
• Equity multiple: 0.05×
• Total profit: $-45,060
• Equity at exit: $14,690

Cash invested: $47,572 (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 34986

• Home prices YoY: -7.2%
• Rents YoY: 1.6%
• Active inventory: 491
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,808 high
• Mortgage (P&I): −$891
• Tax from tax record: −$138 /mo · $1,651/yr
• Insurance: −$71
• HOA: −$400
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-71

Break-even live

Break-even rent $1,898

Max offer price $157,376

Occupancy floor 99%

Sensitivity live

Price	-10% $25	-5% $-23	+0% $-71	+5% $-119	+10% $-167
Rent	-10% $-214	-5% $-142	+0% $-71	+5% $1	+10% $72
Rate	-1.0pp $15	-0.5pp $-28	base $-71	+0.5pp $-115	+1.0pp $-160

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 SW Palm Dr #108 Port Saint Lucie, FL	2.0	2.0	960	$2,000	$2.08	14d	1	0.04mi
131 SW Palm Dr #201 Port Saint Lucie, FL	1.0	1.0	868	$1,650	$1.90	24d	1	0.08mi
141 SW Palm Dr #306 Port Saint Lucie, FL	2.0	2.0	960	$1,850	$1.93	24d	1	0.09mi
181 SW Palm Dr #203 Port Saint Lucie, FL	2.0	2.0	1033	$1,800	$1.74	24d	1	0.09mi
271 SW Palm Dr #304 Port Saint Lucie, FL	2.0	2.0	1033	$2,000	$1.94	14d	1	0.16mi
114 SW Peacock Blvd Unit 8-105 Port Saint Lucie, FL	1.0	1.0	752	$1,600	$2.13	24d	1	1.01mi
120 SW Peacock Blvd Unit 11-206 Port Saint Lucie, FL	1.0	1.0	875	$1,700	$1.94	21d	1	1.07mi
120 SW Peacock Blvd Unit 11-206 Port Saint Lucie, FL	1.0	1.0	875	$1,750	$2.00	24d	1	1.07mi
130 SW Peacock Blvd Unit 16 Port St. Lucie, FL	1.0	1.0	752	$1,600	$2.13	14d	1	1.23mi
158 SW Peacock Blvd Unit 30-105 Port Saint Lucie, FL	1.0	1.0	752	$1,700	$2.26	14d	1	1.31mi
138 SW Peacock Blvd Port Saint Lucie, FL	1.0–2.0	1.0–2.0	946	$1,600	$1.69	14d	2	1.33mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $169,900 Active 73 DOM
2. 2026-06-17
   days on market $169,900 Active 72 DOM
3. 2026-06-16
   days on market $169,900 Active 71 DOM
4. 2026-06-15
   days on market $169,900 Active 70 DOM
5. 2026-06-14
   days on market $169,900 Active 68 DOM
6. 2026-06-13
   days on market $169,900 Active 67 DOM
7. 2026-06-10
   days on market $169,900 Active 65 DOM
8. 2026-06-09
   days on market $169,900 Active 64 DOM
9. 2026-06-08
   days on market $169,900 Active 63 DOM
10. 2026-06-07
    days on market $169,900 Active 62 DOM
11. 2026-06-05
    days on market $169,900 Active 59 DOM
12. 2026-06-03
    days on market $169,900 Active 58 DOM
13. 2026-06-02
    days on market $169,900 Active 57 DOM
14. 2026-06-01
    days on market $169,900 Active 56 DOM
15. 2026-05-31
    days on market $169,900 Active 55 DOM
16. 2026-05-30
    days on market $169,900 Active 54 DOM
17. 2026-05-12
    listed $1,750
18. 2026-04-14
    price $169,900
19. 2026-04-06
    listed $180,000 Active
20. 2026-03-31
    historical
21. 2025-12-06
    status Active
22. 2025-12-05
    historical
23. 2025-12-05
    price $171,900
24. 2025-11-07
    listed $176,900 Active
25. 2023-04-26
    soldstatus $185,000
26. 2023-04-25
    soldstatus $187,500 Closed 285-char remark

    Show marketing remark (285 chars)

    Come see this 1 bedroom 1 bath apartment at The Club at St Lucie West. Spacious corner unit with high volt ceilings with a open area concept. SELLER IS OFFERING FLOORING ALLOWANCE. The Club is located close to I-95 and the turnpike, walking distance to shopping, restaurants and more.

27. 2023-03-24
    historical Active Under Contract 285-char remark

    Show marketing remark (285 chars)

    Come see this 1 bedroom 1 bath apartment at The Club at St Lucie West. Spacious corner unit with high volt ceilings with a open area concept. SELLER IS OFFERING FLOORING ALLOWANCE. The Club is located close to I-95 and the turnpike, walking distance to shopping, restaurants and more.

28. 2023-02-08
    listed $192,500 Active 285-char remark

    Show marketing remark (285 chars)

    Come see this 1 bedroom 1 bath apartment at The Club at St Lucie West. Spacious corner unit with high volt ceilings with a open area concept. SELLER IS OFFERING FLOORING ALLOWANCE. The Club is located close to I-95 and the turnpike, walking distance to shopping, restaurants and more.

29. 2005-09-21
    soldstatus $51,430,000

ⓘ 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: $1,651 · $138/mo
• Projected year-2 tax: $1,651 · $138/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 6 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,698
• − Mortgage interest: −$9,517
• − Property taxes: −$1,651
• − Insurance: −$850
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − HOA: −$4,800
• − Depreciation: −$4,943
• Taxable loss: −$3,534
• Est. tax savings @ 24.0%: +$848
• After-tax cash flow: $-3/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 — Port St. Lucie

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Port St. Lucie, FL
• County: Saint Lucie County · 337,150 people
• City population: 221,051
• Metro: Port St. Lucie, FL
• Population (ZIP): 30,715
• Household income: $80,047
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 253.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 19% Black 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 3% Dominican 3%
• Common ancestry: Romanian 4% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 14% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▼ -19.55%
• Current HPI: 251.4856
• Rent YoY: ▲ 1.57%
• 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

-100.0% since first listed

13 events — show timeline

• 2026-05-12 Listed for Rent $1,750 GFLMLS
• 2026-04-14 Price Changed $169,900 Beaches MLS
• 2026-04-06 Listed $180,000 Beaches MLS
• 2026-03-31 Listing Removed — Beaches MLS
• 2025-12-06 Relisted — Beaches MLS
• 2025-12-05 Listing Removed — Beaches MLS
• 2025-12-05 Price Changed $171,900 Beaches MLS
• 2025-11-07 Listed $176,900 Beaches MLS
• 2023-04-26 Sold (Public Records) $185,000 Public Records
• 2023-04-25 Sold (MLS) $187,500 Beaches MLS
• 2023-03-24 Contingent — Beaches MLS
• 2023-02-08 Listed $192,500 Beaches MLS
• 2005-09-21 Sold (Public Records) $51,430,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,651 · +0.4% YoY. Source: county tax records.