2908 Dunbar St · Fort Pierce, FL 34947

$149,000

2 bd · 1.0 ba · 942 sqft · SingleFamily public records · 73 Days on market

Built 1960 5,775 sqft lot Est $161k · 8% under

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Why this score? — see what drove the B- 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 +26.8/30.0
• ARV discount +10.9/15.0
• DSCR +9.2/10.0
• 1% rule +6.9/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2Bed 1Bath CBS home with no HOA features an additional room and its own separate entrance. Property also has accordion shutters. Water heater replaced less than five years ago upgraded electrical panel and Main line for drain has been replace to PVC has city water and sewer. Close to schools I 95 and 15 minutes to local beaches. Easy to show

Key facts

• Pvc city water
• Separate entrance
• Sewer

Tags

• SEPARATE ENTRANCE
• ACCORDION SHUTTERS
• PVC CITY WATER
• SEWER

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Effective year built
• Construction: Block construction; Shingle roof
• Exterior features: Awning(s); Lot less than quarter acre; Faces south

Interior

• Kitchen: Gas range; Refrigerator; Electric water heater
• Bedrooms: Bedroom on main level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fans; Electric cooling
• Interior features: First-floor entry; Bedroom on main level; Family room
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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+, schools D, amenities 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.
• Market conditions: 149 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 41% of the median local income ($52k/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.
• 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 ($140k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask is 10543% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.78%
• DSCR: 1.52
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $161,082
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 N 30th St	0.20mi	3/1.0 (+1)	960 (+2%)	2mo	$146,300	$152	81
805 N 27th St	0.36mi	3/1.0 (+1)	925 (-2%)	1mo	$165,000	$178	74
210 N 22nd St	0.54mi	3/1.0 (+1)	912 (-3%)	2mo	$224,900	$247	63
507 N 24th St	0.35mi	3/1.0 (+1)	994 (+6%)	15mo	$170,000	$171	57
2903 Citrus Ave	0.54mi	3/2.0 (+1)	964 (+2%)	13mo	$143,000	$148	51
709 N 20th St	0.64mi	2/2.0	864 (-8%)	2mo	$93,000	$108	50
203 N 24th St	0.43mi	3/1.0 (+1)	896 (-5%)	23mo	$165,000	$184	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,959
• Equity at exit: $22,216

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $18,455
• Equity at exit: $12,883

Cash invested: $41,720 (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 34947

• Home prices YoY: -8.6%
• Active inventory: 149
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,776 high
• Mortgage (P&I): −$781
• Tax from tax record: −$150 /mo · $1,803/yr
• Insurance: −$62
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $284

Break-even live

Break-even rent $1,416

Max offer price $149,000

Occupancy floor 79%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2908 Dunbar St Fort Pierce, FL	2.0	1.0	942	$1,300	$1.38	21d	1	0.04mi
505 N 27th St Fort Pierce, FL	3.0	1.0	879	$2,660	$3.03	23d	1	0.18mi
312 N 27th St Fort Pierce, FL	2.0	1.0	868	$1,600	$1.84	23d	1	0.24mi
204 N 28th St Fort Pierce, FL	3.0	2.0	1000	$1,550	$1.55	23d	1	0.26mi
205 N 22nd St Fort Pierce, FL	2.0	1.0	1050	$1,500	$1.43	23d	1	0.52mi
2804 Avenue J Fort Pierce, FL	3.0	1.0	816	$2,000	$2.45	13d	1	0.53mi
907 N 20th St Apt B Fort Pierce, FL	3.0	1.0	980	$1,800	$1.84	23d	1	0.73mi
4005 Avenue I Unit A Fort Pierce, FL	2.0	1.0	880	$1,600	$1.82	13d	1	0.76mi
4005 Avenue I Unit A Fort Pierce, FL	2.0	1.0	880	$1,600	$1.82	23d	1	0.76mi
434 N 17th St Fort Pierce, FL	2.0	1.0	712	$1,500	$2.11	23d	1	0.83mi
1617 Avenue E Fort Pierce, FL	3.0	1.0	1100	$1,800	$1.64	23d	1	0.84mi
1607 Avenue D Fort Pierce, FL	3.0	2.0	1029	$1,700	$1.65	13d	1	0.85mi
1408 N 23rd St Fort Pierce, FL	3.0	1.0	1110	$1,900	$1.71	13d	1	0.86mi
2202 N AVE Unit A Fort Pierce, FL	2.0	1.0	585	$1,500	$2.56	23d	1	0.91mi
1604 Avenue E Fort Pierce, FL	2.0	1.0	713	$1,350	$1.89	13d	1	0.92mi
1610 N 25th St Unit 1 Fort Pierce, FL	2.0	1.0	740	$1,600	$2.16	13d	1	0.92mi
1610 N 25th St Unit 13 Fort Pierce, FL	2.0	1.0	740	$1,550	$2.09	23d	1	0.92mi
1610 N 25th St Unit 10 Fort Pierce, FL	2.0	1.0	740	$1,600	$2.16	23d	1	0.92mi
3002 Avenue Q Fort Pierce, FL	2.0	1.0	864	$1,900	$2.20	23d	1	0.96mi
508 N 44th St Unit B Fort Pierce, FL	1.0	1.0	600	$1,400	$2.33	23d	1	0.97mi
136 N 15th St Unit C Fort Pierce, FL	2.0	1.0	688	$1,375	$2.00	23d	1	1.00mi
1405 Avenue G Apt A Fort Pierce, FL	3.0	2.0	1064	$2,200	$2.07	23d	1	1.04mi
3208 Louisiana Ave Apt 3 Fort Pierce, FL	3.0	1.0	1050	$1,500	$1.43	23d	1	1.08mi
1710 N 21st St Fort Pierce, FL	3.0	1.0	968	$2,100	$2.17	13d	1	1.09mi
1310 Atlantic Ave Unit B Fort Pierce, FL	1.0	1.0	700	$1,620	$2.31	23d	1	1.11mi
1310 Atlantic Ave Unit B Fort Pierce, FL	1.0	1.0	700	$1,550	$2.21	13d	1	1.11mi
1406 Citrus Ave Fort Pierce, FL	2.0	1.0	930	$1,600	$1.72	13d	1	1.11mi
3101 Avenue T Fort Pierce, FL	2.0	2.0	1064	$1,980	$1.86	23d	1	1.12mi
1601 N 17th St Fort Pierce, FL	2.0	1.0	996	$1,650	$1.66	23d	1	1.14mi
508 Means Ct Unit A Fort Pierce, FL	1.0	1.0	826	$775	$0.94	23d	1	1.15mi
508 Means Ct Fort Pierce, FL	3.0	3.0	826	$1,950	$2.36	13d	1	1.15mi
321 N 11th St Unit C Fort Pierce, FL	1.0	1.0	650	$950	$1.46	23d	1	1.24mi
1127 E Avenue Unit A Fort Pierce, FL	2.0	1.0	784	$1,800	$2.30	21d	1	1.24mi
1225 Avenue K Fort Pierce, FL	3.0	1.0	837	$1,700	$2.03	23d	1	1.28mi
529 N 11th St Fort Pierce, FL	2.0	2.0	634	$1,200	$1.89	21d	1	1.29mi
1220 Avenue L Unit A Fort Pierce, FL	3.0	1.0	850	$1,700	$2.00	23d	1	1.29mi
510 Texas Ct Fort Pierce, FL	2.0	1.0	750	$1,400	$1.87	23d	1	1.33mi
1840 Nebraska Ave Unit 104 Fort Pierce, FL	1.0	2.0	806	$1,599	$1.98	13d	1	1.35mi
1840 Nebraska Ave Apt 106 Fort Pierce, FL	2.0	2.0	997	$1,679	$1.68	13d	1	1.35mi
1840 Nebraska Ave Apt 101 Fort Pierce, FL	2.0	2.0	1035	$1,699	$1.64	13d	1	1.35mi

Listing history 12 events

1. 2026-05-19
   price $1,300
2. 2026-05-18
   price $149,000
3. 2026-05-07
   status Active
4. 2026-05-06
   listed $1,400
5. 2026-05-05
   historical Active Under Contract
6. 2026-04-22
   status Pending
7. 2026-04-20
   price $159,000
8. 2026-04-20
   status Active
9. 2026-04-14
   status Pending
10. 2026-02-24
    listed $179,000 Active
11. 2015-03-02
    historical
12. 2013-10-23
    listed $26,000

ⓘ 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: $1,803 · $150/mo
• Projected year-2 tax: $1,803 · $150/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 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: $21,314
• − Mortgage interest: −$8,346
• − Property taxes: −$1,803
• − Insurance: −$2,248
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$4,335
• Taxable income: $1,172
• Est. tax owed @ 24.0%: −$281
• After-tax cash flow: $3,130/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): 12,804
• Household income: $51,811
• Rent vs Own: 52.4% rent · 47.6% own
• Severe rent burden: 625.0

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 0.65)
• Race & ethnicity: Black 52% Hispanic / Latino 22% White 17% Two or more races 10% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 3% Cuban 1%
• Common ancestry: Hispanic 8% Italian 2% Romanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 7% Other Indo-European 2%

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: ▼ -33.68%
• Current HPI: 356.2528
• 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

-95.0% since first listed

12 events — show timeline

• 2026-05-19 Price Changed $1,300 MARMLS
• 2026-05-18 Price Changed $149,000 MARMLS
• 2026-05-07 Relisted — MARMLS
• 2026-05-06 Listed for Rent $1,400 MARMLS
• 2026-05-05 Contingent — MARMLS
• 2026-04-22 Pending — MARMLS
• 2026-04-20 Price Changed $159,000 MARMLS
• 2026-04-20 Relisted — MARMLS
• 2026-04-14 Pending — MARMLS
• 2026-02-24 Listed $179,000 MARMLS
• 2015-03-02 Listing Removed — Beaches MLS
• 2013-10-23 Listed $26,000 Beaches MLS

Property tax history

+10.5%/yr

Latest (2025): $1,803 · +7.2% YoY. Source: county tax records.