1225 NW 21st St Unit 3-314 · North River Shores, FL 34994

$150,000

2 bd · 2.0 ba · 962 sqft · Condo public records · 11 Days on market

Built 1975 $504/mo HOA · 26% of rent

---

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 +14.9/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Light and airy, modern remodel in very popular 55+ community. 2/2 with privacy on 2nd floor. Brand new kitchen and flooring, new ceiling fans and electrical updates. Community clubhouse offers busy social schedule, large, lakeside pool, bocce, shuffleboard and more. All of this and located convenient to work and play.

Key facts

• Tile flooring
• $504 HOA
• Parking

Tags

• WESTERN FACING SUNSET VIEWS
• TWO SLIDING GLASS DOORS
• TILE FLOORING
• STAINLESS STEEL REFRIGERATOR
• STAINLESS STEEL DISHWASHER
• FRESHLY PAINTED BATHROOM

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Association with monthly fee; HOA covers cable TV, insurance, grounds maintenance, trash, water, common areas, and recreation facilities; Community amenities include pool, fitness center, clubhouse, billiard room, game room, laundry, parking, shuffleboard, bocce ball, workshop area, library, sidewalks, on-site manager

Exterior

• Parking: Assigned parking (1 space); 1 open parking space
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Condominium; Single-story; Resale property; Faces northwest
• Construction: Stucco and CBS construction; Built with other roof material
• Exterior features: Screened patio; Patio; Paved road access; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric central heating (individual system); Central individual cooling with ceiling fans and humidity control
• Interior features: Stacked bedroom layout; Blinds and drapes
• Laundry & utility: Laundry available in the community

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $45 ($535/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 74/100 on livability (#292 in FL, #4,906 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment 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: Felix A Williams Elementary School (math 61% / reading 67%, grade B, #552 of 2,144 statewide, top 26%, 531 students, 40% 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 42% FRL track the district average.
• Market conditions: Rents soft (-0.7%/yr); 259 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 37% of the median local income ($63k/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 $4k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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

• Watch-outs: HOA is 26% of rent.
• 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 $150,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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?
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 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: 1.28% ✓
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.36×
• Total profit: $-26,801
• Equity at exit: $22,365

10-year hold

• IRR: -23.9%
• Equity multiple: 0.04×
• Total profit: $-40,236
• Equity at exit: $12,969

Cash invested: $42,000 (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 34994

• Home prices YoY: -27.1%
• Rents YoY: -0.7%
• Active inventory: 259
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,921 high
• Mortgage (P&I): −$787
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$62
• HOA: −$504
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $45

Break-even live

Break-even rent $1,865

Max offer price $150,000

Occupancy floor 93%

Sensitivity live

Price	-10% $129	-5% $87	+0% $45	+5% $2	+10% $-40
Rent	-10% $-107	-5% $-31	+0% $45	+5% $120	+10% $196
Rate	-1.0pp $120	-0.5pp $83	base $45	+0.5pp $6	+1.0pp $-34

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1225 NW 21st St Unit 8-815 Stuart, FL	2.0	2.0	1014	$1,950	$1.92	25d	1	0.03mi
1225 NW 21st St Unit 7-705 Stuart, FL	1.0	1.5	747	$1,550	$2.07	15d	1	0.03mi
1225 NW 21st St Stuart, FL	1.0	1.5	773	$1,500	$1.94	22d	3	0.03mi
1225 NW 21st St Stuart, FL	1.0	1.5	773	$1,350	$1.75	15d	1	0.03mi
1225 NW 21st St Unit 36-3609 Stuart, FL	2.0	2.0	1014	$1,700	$1.68	22d	1	0.03mi
1225 NW 21st St Unit 35-3512 Stuart, FL	1.0	1.5	747	$1,395	$1.87	25d	1	0.03mi
2201 NW Federal Hwy Stuart, FL	1.0–3.0	1.0–2.0	1080	$2,530	$2.34	15d	18	0.30mi
1900 NW Federal Hwy Stuart, FL	1.0–2.0	1.0–2.0	1013	$3,973	$3.92	15d	21	0.32mi
1010 NW Fresco Way Jensen Beach, FL	1.0–3.0	1.0–2.0	1011	$2,122	$2.10	15d	10	0.61mi
2233 NW 22nd Ave #102 Stuart, FL	2.0	2.0	1030	$2,200	$2.14	22d	1	0.69mi
2283 NW 22nd Ave #104 Stuart, FL	2.0	2.0	1074	$2,100	$1.96	25d	1	0.71mi
974 NW Spruce Ridge Dr Stuart, FL	2.0	2.0	1037	$2,100	$2.03	25d	1	0.89mi
964 NW Spruce Ridge Dr Unit D1 Stuart, FL	2.0	2.0	1056	$2,200	$2.08	25d	1	0.94mi
800 NW Fork Rd Stuart, FL	1.0–2.0	1.0–2.0	886	$1,850	$2.09	15d	2	1.13mi
25 NE 17th St Stuart, FL	3.0	2.0	990	$2,000	$2.02	25d	1	1.19mi
1398 NW Cavendish Ct Stuart, FL	2.0–3.0	2.5	1242	$2,393	$1.93	22d	11	1.20mi
3624 NW Adriatic Ln Unit 308 Jensen Beach, FL	1.0	1.0	781	$1,659	$2.12	25d	1	1.37mi
64 NE Acacia Trl Jensen Beach, FL	2.0	2.0	1000	$3,000	$3.00	25d	1	1.39mi
975 NW Flagler Ave #403 Stuart, FL	2.0	2.0	1082	$3,000	$2.77	25d	1	1.39mi
3617 NW Adriatic Ln Jensen Beach, FL	1.0	1.0	802	$1,595	$1.99	25d	1	1.39mi
875 NW Flagler Ave #302 Stuart, FL	2.0	2.0	1082	$2,900	$2.68	15d	1	1.41mi
3605 NW Adriatic Ln Unit 7-103 Jensen Beach, FL	2.0	2.0	1067	$1,850	$1.73	15d	1	1.44mi
3655 NW Adriatic Ln #307 Jensen Beach, FL	1.0	1.0	781	$1,595	$2.04	15d	1	1.44mi
3614 NW Adriatic Ln Jensen Beach, FL	1.0	1.0	781	$1,550	$1.98	25d	1	1.44mi
3620 NW Adriatic Ln #306 Jensen Beach, FL	1.0	1.0	781	$1,595	$2.04	25d	1	1.44mi
3690 NW Mediterranean Ln Unit 12-305 Jensen Beach, FL	2.0	2.0	1067	$1,850	$1.73	25d	1	1.44mi
3805 NW Mediterranean Ln Jensen Beach, FL	2.0	2.0	1067	$1,975	$1.85	15d	1	1.44mi
3628 NW Adriatic Ln Jensen Beach, FL	2.0	2.0	1067	$1,875	$1.76	15d	1	1.44mi
3769 NW Mediterranean Ln Jensen Beach, FL	1.0	1.0	795	$1,700	$2.14	25d	1	1.49mi

HOA detail condo

• Monthly dues: $504 · $6,048/yr
• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   days on market $150,000 Active 11 DOM
2. 2026-06-18
   days on market $150,000 Active 8 DOM
3. 2026-06-17
   days on market $150,000 Active 7 DOM
4. 2026-06-16
   days on market $150,000 Active 6 DOM
5. 2026-06-15
   days on market $150,000 Active 5 DOM
6. 2026-06-14
   days on market $150,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $150,000 Active 2 DOM

ⓘ 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: $1,443 · $120/mo
• Projected year-2 tax: $1,443 · $120/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 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $23,057
• − Mortgage interest: −$8,402
• − Property taxes: −$1,443
• − Insurance: −$750
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − HOA: −$6,048
• − Depreciation: −$4,364
• Taxable loss: −$1,639
• Est. tax savings @ 24.0%: +$393
• After-tax cash flow: $928/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 — North River Shores

• Score: 74/100
• State rank: #292
• US rank: #4906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North River Shores, FL
• County: Martin County · 165,223 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 18,737
• Household income: $62,533
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 1408.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 21% Two or more races 12% Black 11%
• Hispanic origin (detail): Mexican 6% Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -130.08%
• Current HPI: 349.7061
• Rent YoY: ▼ -0.69%
• 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

+284.6% since first listed

28 events — show timeline

• 2026-06-10 Listed $150,000 Beaches MLS
• 2024-04-19 Sold (MLS) $189,000 Beaches MLS
• 2024-03-25 Contingent — Beaches MLS
• 2024-03-13 Relisted — Beaches MLS
• 2024-03-11 Listing Removed — Beaches MLS
• 2024-01-29 Price Changed $199,500 Beaches MLS
• 2024-01-17 Price Changed $214,900 Beaches MLS
• 2023-12-10 Price Changed $227,900 Beaches MLS
• 2023-12-10 Listed $127,900 Beaches MLS
• 2019-05-10 Sold (Public Records) $81,000 Public Records
• 2019-04-29 Sold (MLS) $81,000 Beaches MLS
• 2019-04-09 Pending — Beaches MLS
• 2018-12-05 Listed $89,888 Beaches MLS
• 2017-05-10 Sold (Public Records) $75,000 Public Records
• 2017-04-28 Sold (MLS) $75,000 Beaches MLS
• 2017-03-18 Contingent — Beaches MLS
• 2017-03-13 Price Changed $78,500 Beaches MLS
• 2017-02-23 Price Changed $84,000 Beaches MLS
• 2017-02-07 Listed $86,000 Beaches MLS
• 2014-11-13 Sold (Public Records) $48,000 Public Records
• 2014-11-12 Sold (MLS) $50,459 Beaches MLS
• 2014-10-14 Listing Removed — Beaches MLS
• 2014-07-28 Listed $54,200 Beaches MLS
• 2014-05-29 Listing Removed — MCRTC
• 2011-06-02 Listed $41,900 MCRTC
• 2011-03-21 Listing Removed — Beaches MLS
• 2010-10-25 Listed $45,000 Beaches MLS
• 1998-05-07 Sold (Public Records) $39,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,443 · -8.0% YoY. Source: county tax records.