17 SE Turtle Creek Dr Unit D · Tequesta, FL 33469

$429,000

3 bd · 2.0 ba · 1,600 sqft · Condo public records · 130 Days on market

Built 1972 $268/sqft · 18% above area Est $363k · 18% over $608/mo HOA · 14% 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 +18.5/30.0
• DSCR +5.8/10.0
• 1% rule +5.5/10.0
• Schools +4.5/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully appointed 2nd floor 3 bedroom, 2 bath condo located within the gated golf community of Turtle Creek. Desirable 1,600 sf model with an additional 204 sf of living area offering lovely garden views. Features include: Large primary bedroom with walk-in closet & ensuite bath; Guest room with full bath & 3rd Bed/Den with French doors, office space & extra storage. Lovely updated kitchen w/custom wood cabinetry, granite countertops, stainless steel appliances & breakfast bar, W/D in deep closet in kitchen; formal dining room, tile flooring; great closets throughout; Carport + Open parking. Amenities include community pool, sauna & clubhouse, BBQ grill & bocce ball court. Do not miss this lovely Turtle Creek condo close to shops, restaurants & the beach.

Key facts

• Walk-in closet
• Ensuite bath
• Garden views

Tags

• GATED GOLF COMMUNITY
• GARDEN VIEWS
• WALK-IN CLOSET
• ENSUITE BATH
• CUSTOM WOOD CABINETRY
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $429k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $429k).
• Recommended offer: $378k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.5% in Tequesta — 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 62/100 on livability (#764 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: amenities F, commute F, cost of living F.
• 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: Hobe Sound Elementary School (math 51% / reading 48%, grade D, #1,088 of 2,144 statewide, top 53%, 459 students, 68% FRL); Murray Middle School (math 45% / reading 43%, grade D, #327 of 571 statewide, top 57%, 616 students, 69% FRL); South Fork High School (math 36% / reading 48%, grade F, #275 of 667 statewide, top 42%, 1,810 students, 51% FRL) — zoned schools average 63% FRL vs 41% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 210 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $4,494/mo this rent would consume 51% of the median local household income ($106k/yr) (locally 404% 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 $3k of loan paydown is wiped out by about $13k 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

• It's been on market 130 days — a 12% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $77k; list at $429k implies a 457% gain — meaningful room to come down on a strong offer.

Recommended offer $377,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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. 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?
9. 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.
10. 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.
11. 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: 1.05% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.10%
• DSCR: 1.18
• GRM: 8.0

CMA / ARV

• ARV (median comp): $362,801
• List price: $429,000
• Delta: 18.25%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.88% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.67×
• Total profit: $-39,215
• Equity at exit: $63,965

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $16,958
• Equity at exit: $37,092

Cash invested: $120,120 (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 33469

• Home prices YoY: -30.4%
• Rents YoY: 3.9%
• Active inventory: 210
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $4,494 high
• Mortgage (P&I): −$2,250
• Tax from tax record: −$104 /mo · $1,245/yr
• Insurance: −$179
• HOA: −$608
• Vacancy / Maint / Mgmt: −$944
• Net cashflow: $410

Break-even live

Break-even rent $3,975

Max offer price $429,000

Occupancy floor 86%

Sensitivity live

Price	-10% $653	-5% $531	+0% $410	+5% $289	+10% $167
Rent	-10% $55	-5% $232	+0% $410	+5% $587	+10% $765
Rate	-1.0pp $626	-0.5pp $519	base $410	+0.5pp $299	+1.0pp $186

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: $107,250
• Closing costs: $12,870
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Concourse Dr Unit A Jupiter, FL	3.0	2.0	1600	$3,500	$2.19	25d	1	0.12mi
24 Turtle Creek Dr Unit C Jupiter, FL	2.0	2.0	1428	$2,495	$1.75	25d	1	0.35mi
1 Bunker Pl Jupiter, FL	3.0	2.0	2035	$7,750	$3.81	6d	1	0.65mi
19928 Jasmine Dr Jupiter, FL	3.0	2.0	1289	$4,990	$3.87	1d	1	0.81mi
143 Country Club Dr Jupiter, FL	3.0	2.0	2000	$5,850	$2.92	26d	1	0.82mi
16 Leeward Cir Jupiter, FL	3.0	3.0	1871	$11,500	$6.15	26d	1	0.82mi
19165 SE Homewood Ave Jupiter, FL	3.0	2.0	1553	$7,500	$4.83	25d	1	0.95mi
19185 SE Homewood Ave Jupiter, FL	4.0	2.0	1742	$3,850	$2.21	25d	1	0.95mi
76 Fairview W Jupiter, FL	3.0	2.5	1776	$7,500	$4.22	26d	1	1.06mi
18349 SE Wood Haven Ln Unit A Jupiter, FL	2.0	2.0	1240	$2,400	$1.94	25d	1	1.10mi
18350 SE Wood Haven Ln Unit F Jupiter, FL	2.0	2.5	1230	$4,000	$3.25	25d	1	1.14mi
19043 SE Jupiter River Dr Jupiter, FL	2.0	2.0	1200	$3,400	$2.83	25d	1	1.22mi
52 Birch Pl Jupiter, FL	3.0	2.0	1766	$6,500	$3.68	5d	1	1.23mi
4153 Wingo St Jupiter, FL	4.0	2.0	1561	$4,750	$3.04	26d	1	1.31mi
85 Hickory Hill Rd Jupiter, FL	3.0	2.0	1892	$6,350	$3.36	26d	1	1.33mi
8962 SE Riverfront Ter Jupiter, FL	3.0	2.0	1770	$5,000	$2.82	25d	1	1.34mi
391 W Riverside Dr Jupiter, FL	4.0	4.0	1770	$14,000	$7.91	7d	1	1.38mi
523 Dover Rd Unit NA Jupiter, FL	3.0	2.0	1981	$4,495	$2.27	26d	1	1.41mi
65 PineHill Trl E Tequesta, FL	3.0	2.0	2017	$4,295	$2.13	9d	1	1.44mi
466 Tequesta Dr Jupiter, FL	3.0	2.0	1383	$3,500	$2.53	26d	1	1.45mi
52 Pinehill Trl E Jupiter, FL	4.0	2.0	1903	$9,500	$4.99	26d	1	1.50mi

HOA detail condo

• Monthly dues: $608 · $7,296/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $429,000 Active 130 DOM
2. 2026-06-18
   days on market $429,000 Active 127 DOM
3. 2026-06-17
   days on market $429,000 Active 126 DOM
4. 2026-06-16
   days on market $429,000 Active 125 DOM
5. 2026-06-15
   days on market $429,000 Active 124 DOM
6. 2026-06-14
   days on market $429,000 Active 122 DOM
7. 2026-06-13
   days on market $429,000 Active 121 DOM
8. 2026-06-10
   days on market $429,000 Active 119 DOM
9. 2026-06-09
   days on market $429,000 Active 118 DOM
10. 2026-06-08
    days on market $429,000 Active 117 DOM
11. 2026-06-07
    days on market $429,000 Active 116 DOM
12. 2026-06-03
    days on market $429,000 Active 112 DOM
13. 2026-06-02
    days on market $429,000 Active 111 DOM
14. 2026-06-01
    days on market $429,000 Active 110 DOM
15. 2026-05-31
    days on market $429,000 Active 109 DOM
16. 2026-05-31
    days on market $429,000 Active 108 DOM
17. 2026-05-05
    price $429,000 800-char remark

    Show marketing remark (800 chars)

    Beautifully appointed 2nd floor 3 bedroom, 2 bath condo located within the gated golf community of Turtle Creek. Desirable 1,600 sf model with an additional 204 sf of living area offering lovely garden views. Features include: Large primary bedroom with walk-in closet & ensuite bath; Guest room with full bath & 3rd Bed/Den with French doors, office space & extra storage. Lovely updated kitchen w/custom wood cabinetry, granite countertops, stainless steel appliances & breakfast bar, W/D in deep closet in kitchen; formal dining room, tile flooring; great closets throughout; Carport + Open parking. Amenities include community pool, sauna & clubhouse, BBQ grill & bocce ball court. Do not miss this lovely Turtle Creek condo close to shops, restaurants & the beach.

18. 2026-04-01
    price $439,500 800-char remark

    Show marketing remark (800 chars)

    Beautifully appointed 2nd floor 3 bedroom, 2 bath condo located within the gated golf community of Turtle Creek. Desirable 1,600 sf model with an additional 204 sf of living area offering lovely garden views. Features include: Large primary bedroom with walk-in closet & ensuite bath; Guest room with full bath & 3rd Bed/Den with French doors, office space & extra storage. Lovely updated kitchen w/custom wood cabinetry, granite countertops, stainless steel appliances & breakfast bar, W/D in deep closet in kitchen; formal dining room, tile flooring; great closets throughout; Carport + Open parking. Amenities include community pool, sauna & clubhouse, BBQ grill & bocce ball court. Do not miss this lovely Turtle Creek condo close to shops, restaurants & the beach.

19. 2026-02-11
    listed $445,000 Active 800-char remark

    Show marketing remark (800 chars)

    Beautifully appointed 2nd floor 3 bedroom, 2 bath condo located within the gated golf community of Turtle Creek. Desirable 1,600 sf model with an additional 204 sf of living area offering lovely garden views. Features include: Large primary bedroom with walk-in closet & ensuite bath; Guest room with full bath & 3rd Bed/Den with French doors, office space & extra storage. Lovely updated kitchen w/custom wood cabinetry, granite countertops, stainless steel appliances & breakfast bar, W/D in deep closet in kitchen; formal dining room, tile flooring; great closets throughout; Carport + Open parking. Amenities include community pool, sauna & clubhouse, BBQ grill & bocce ball court. Do not miss this lovely Turtle Creek condo close to shops, restaurants & the beach.

20. 2010-05-03
    soldstatus $77,000
21. 1993-03-08
    soldstatus $87,000

ⓘ 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: $1,245 · $104/mo
• Projected year-2 tax: $3,561 · $297/mo
• Expected delta: +$2,316/yr (+$193/mo · 186.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $53,927
• − Mortgage interest: −$24,031
• − Property taxes: −$1,245
• − Insurance: −$2,145
• − Repairs & maintenance: −$4,314
• − Management: −$4,314
• − HOA: −$7,296
• − Depreciation: −$12,480
• Taxable loss: −$1,898
• Est. tax savings @ 24.0%: +$455
• After-tax cash flow: $5,375/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 — Tequesta

• Score: 62/100
• State rank: #764
• US rank: #16907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Martin County · 165,223 people
• City population: 14,686
• Metro: Port St. Lucie, FL
• Population (ZIP): 14,686
• Household income: $106,265
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 404.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Lithuanian 6% Slovak 4% Romanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -183.36%
• Current HPI: 419.948
• Rent YoY: ▲ 3.88%
• 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

+393.1% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $429,000 Beaches MLS
• 2026-04-01 Price Changed $439,500 Beaches MLS
• 2026-02-11 Listed $445,000 Beaches MLS
• 2010-05-03 Sold (Public Records) $77,000 Public Records
• 1993-03-08 Sold (Public Records) $87,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,245 · -1.0% YoY. Source: county tax records.