1731 N Dovetail Dr Unit C · Fort Pierce, FL 34982

$210,000

2 bd · 2.0 ba · 1,286 sqft · Condo public records · 78 Days on market

Built 2006 $31/mo HOA · 2% 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 +10.4/30.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Owner will pay off the Roof assesment at closing . Saving you $150.00 Per month. $150.00 to Phoenix Management $150.00 to HOA

Key facts

• $31 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Road frontage: city street (east of US-1)
• HOA & community: Community has an association (Preserves at The Savannahs / The Savannahs); HOA fee $370 annually; HOA covers cable TV, water and sewer; Community amenities: clubhouse, game room, pool, shuffleboard court, tennis courts; Senior community; Pets allowed with size limit; Approximately 80 units in the community

Exterior

• Parking: Attached 1-car garage; One additional covered parking space; One open parking space; Concrete driveway
• Utilities: Public water; Public sewer; 200+ amp electric service; Cable available; Water connected; Sewer connected
• Home design: Condominium; One-story; Entry level: 1; Faces east
• Construction: Block construction; Shingle roof; Concrete perimeter foundation; Built by Lennar
• Exterior features: Front door entry; Not waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Freezer; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central individual air conditioning; Ceiling fans
• Interior features: Bedroom layout is stacked; Blinds and plantation shutters; Double-hung metal and sliding windows
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (10.4% below list).
• Recommended offer: $188k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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+, amenities F, employment 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.
• Zoned schools: Dan Mccarty Middle School (math 23% / reading 23%, grade F, #542 of 571 statewide, top 95%, 747 students, 88% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL) — zoned schools average 75% FRL vs 59% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 44% district-wide (-18 pts) — the specific schools serving this property underperform the St. Lucie average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.4%/yr); 336 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 42% of the median local income ($54k/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 $1k of loan paydown is wiped out by about $6k 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 78 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $60k; list at $210k implies a 250% gain — meaningful room to come down on a strong offer.

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 $188,221 (10.4% 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 78 days. Have you received any prior offers? Is the seller open to a 10% 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. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.90% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.42% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.45×
• Total profit: $-32,187
• Equity at exit: $31,312

10-year hold

• IRR: 0.5%
• Equity multiple: 1.05×
• Total profit: $2,723
• Equity at exit: $18,157

Cash invested: $58,800 (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 34982

• Home prices YoY: -33.4%
• Rents YoY: 7.4%
• Active inventory: 336
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$377 /mo · $4,529/yr
• Insurance: −$88
• HOA: −$31
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-110

Break-even live

Break-even rent $2,022

Max offer price $190,532

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1739 N Dovetail Dr Fort Pierce, FL	2.0	2.0	1230	$1,750	$1.42	23d	1	0.00mi
1747 N Dovetail Dr Unit A Fort Pierce, FL	2.0	2.0	1286	$2,100	$1.63	23d	1	0.03mi
1804 Blue Heron Ln Unit C Fort Pierce, FL	2.0	2.0	1286	$1,900	$1.48	23d	1	0.13mi
1772 N Dovetail Dr Unit C Fort Pierce, FL	2.0	2.0	1230	$2,100	$1.71	23d	1	0.15mi
3200 S US Highway 1 Fort Pierce, FL	2.0–3.0	1.0–2.0	1144	$1,509	$1.32	14d	1	0.15mi
1829 Sandhill Crane Dr Unit B2 Fort Pierce, FL	2.0	2.0	1334	$2,000	$1.50	23d	1	0.16mi
3030 S US Highway 1 Fort Pierce, FL	3.0	2.0	1184	$1,774	$1.50	14d	1	0.38mi
916 Savannas Point Dr Fort Pierce, FL	2.0	2.0	1120	$2,100	$1.88	14d	1	0.42mi
800 Kanner Dr Unit B Fort Pierce, FL	2.0	1.0	900	$1,550	$1.72	14d	1	0.64mi
802 N Lake Dr Unit B Fort Pierce, FL	2.0	1.0	1000	$1,550	$1.55	23d	1	0.64mi
1219 S Lakes End Dr Unit 2 Fort Pierce, FL	2.0	2.0	1186	$1,500	$1.26	14d	1	0.68mi
928 Fra Mar Pl Fort Pierce, FL	3.0	1.0	1440	$2,000	$1.39	23d	1	0.84mi
2902 Oleander Blvd Fort Pierce, FL	3.0	2.0	1276	$2,700	$2.12	23d	1	0.85mi
2625 Heathcote Dr Unit 2623 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	23d	1	0.89mi
2625 Heathcote Dr Unit 2631 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	14d	1	0.89mi
2625 Heathcote Dr Unit 2647 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	21d	1	0.89mi
115 Maple Ave Fort Pierce, FL	3.0	1.0	1008	$1,999	$1.98	23d	1	0.90mi
4166 Gator Trace Villas Cir Unit B Fort Pierce, FL	3.0	2.0	1336	$2,200	$1.65	23d	1	1.22mi
4215 Gator Trace Ave Unit G Fort Pierce, FL	2.0	2.0	1200	$2,200	$1.83	23d	1	1.37mi
2050 Oleander Blvd Unit 703 Fort Pierce, FL	2.0	2.0	1014	$1,800	$1.78	23d	1	1.37mi
3343 Liberty Square Way #104 Fort Pierce, FL	3.0	2.5	1638	$2,300	$1.40	23d	1	1.38mi
2016 Golfview Ct Fort Pierce, FL	2.0	1.0	1055	$1,750	$1.66	23d	1	1.45mi
2302 Sunrise Blvd #201 Fort Pierce, FL	2.0	1.0	966	$1,500	$1.55	23d	1	1.47mi

HOA detail condo

• Monthly dues: $31 · $372/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $210,000 Active 78 DOM
2. 2026-06-17
   days on market $210,000 Active 77 DOM
3. 2026-06-16
   days on market $210,000 Active 76 DOM
4. 2026-06-15
   days on market $210,000 Active 75 DOM
5. 2026-06-14
   days on market $210,000 Active 73 DOM
6. 2026-06-13
   days on market $210,000 Active 72 DOM
7. 2026-06-10
   days on market $210,000 Active 70 DOM
8. 2026-06-09
   days on market $210,000 Active 69 DOM
9. 2026-06-08
   days on market $210,000 Active 68 DOM
10. 2026-06-07
    days on market $210,000 Active 67 DOM
11. 2026-06-05
    days on market $210,000 Active 64 DOM
12. 2026-06-03
    days on market $210,000 Active 63 DOM
13. 2026-06-02
    days on market $210,000 Active 62 DOM
14. 2026-06-01
    days on market $210,000 Active 61 DOM
15. 2026-05-31
    days on market $210,000 Active 60 DOM
16. 2026-05-30
    days on market $210,000 Active 59 DOM
17. 2026-05-13
    price $210,000
18. 2026-04-01
    listed $215,000 Active
19. 2026-03-31
    historical
20. 2026-02-07
    price $225,850
21. 2025-12-31
    price $225,900
22. 2025-11-13
    price $232,900
23. 2025-10-09
    price $246,900
24. 2025-09-23
    listed $255,500 Active
25. 2015-05-29
    soldstatus $60,000
26. 2003-09-17
    soldstatus $922,000

ⓘ 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: $4,529 · $377/mo
• Projected year-2 tax: $4,529 · $377/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 4/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,587
• − Mortgage interest: −$11,763
• − Property taxes: −$4,529
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − HOA: −$372
• − Depreciation: −$6,109
• Taxable loss: −$4,850
• Est. tax savings @ 24.0%: +$1,164
• After-tax cash flow: $-158/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): 31,143
• Household income: $54,082
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1086.0

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 White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 22% Two or more races 12% Black 12%
• Hispanic origin (detail): Mexican 10% Puerto Rican 3% Cuban 3%
• Common ancestry: Italian 7% Hispanic 2% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% French/Haitian/Cajun 3%

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: ▼ -199.47%
• Current HPI: 397.2649
• Rent YoY: ▲ 7.42%
• 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

-77.2% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $210,000 Beaches MLS
• 2026-04-01 Listed $215,000 Beaches MLS
• 2026-03-31 Listing Removed — Beaches MLS
• 2026-02-07 Price Changed $225,850 Beaches MLS
• 2025-12-31 Price Changed $225,900 Beaches MLS
• 2025-11-13 Price Changed $232,900 Beaches MLS
• 2025-10-09 Price Changed $246,900 Beaches MLS
• 2025-09-23 Listed $255,500 Beaches MLS
• 2015-05-29 Sold (Public Records) $60,000 Public Records
• 2003-09-17 Sold (Public Records) $922,000 Public Records

Property tax history

+20.5%/yr

Latest (2025): $4,529 · +6.3% YoY. Source: county tax records.