3860 Jefferson St · Stuart, FL 34997

$240,000

2 bd · 2.5 ba · 1,400 sqft · Condo public records · 222 Days on market

Built 1980 $171/sqft · 39% below area Est $391k · 39% under $799/mo HOA · 30% 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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• 1% rule +6.3/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover comfortable living in the desirable community of The Courtyards in Stuart. This two-bedroom, two-and-a-half-bath townhouse offers a spacious open floor plan with tile flooring on the main level and newer flooring in the bedroom. The kitchen features Granite countertops, and updated cabinetry, perfect for everyday living and entertaining. Each bedroom includes a private balcony (Railings replaced 2024), and the front courtyard provides additional outdoor space for relaxing or dining. The home also includes a durable metal roof and in-unit laundry. A/C 2024, The Conveniently located near shopping, dining, beaches, and major roadways, this property combines low-maintenance living with an excellent location in Martin County. Profefessional Pictures Coming Soon.

Key facts

• Open floor plan
• Front courtyard
• Private balcony

Tags

• OPEN FLOOR PLAN
• TILE FLOORING
• GRANITE COUNTERTOPS
• UPDATED CABINETRY
• PRIVATE BALCONY
• FRONT COURTYARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-308 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (22.7% below list).
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $186k (22.7% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 3.5% in Stuart — 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 84/100 on livability (#39 in FL, #790 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: crime C-, employment C-, amenities 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: Port Salerno Elementary School (math 27% / reading 29%, grade F, #1,951 of 2,144 statewide, top 91%, 706 students, 74% FRL); Dr. David L. Anderson Middle School (math 51% / reading 46%, grade C-, #274 of 571 statewide, top 50%, 1,035 students, 63% FRL); Martin County High School (math 45% / reading 54%, grade D, #179 of 667 statewide, top 29%, 2,273 students, 42% FRL) — zoned schools average 60% FRL vs 41% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.7%/yr); 595 active listings in the ZIP; 20 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).
• This rent runs 42% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $7k 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 222 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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: flood insurance adds $66/mo; HOA is 30% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,571 (22.7% 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 222 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.13% ✓
• Cap rate: 5.08%
• Cash-on-cash: -4.32%
• DSCR: 0.81
• GRM: 7.4

CMA / ARV

• ARV (median comp): $391,387
• List price: $240,000
• Delta: -38.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -25.9%
• Equity multiple: 0.13×
• Total profit: $-58,776
• Equity at exit: $35,785

10-year hold

• IRR: -23.0%
• Equity multiple: -0.15×
• Total profit: $-77,529
• Equity at exit: $20,751

Cash invested: $67,200 (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 34997

• Rents YoY: 2.7%
• Active inventory: 595
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,707 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$223 /mo · $2,676/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$799
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-308

Break-even live

Break-even rent $3,097

Max offer price $185,571

Occupancy floor —

Sensitivity live

Price	-10% $-172	-5% $-240	+0% $-308	+5% $-376	+10% $-444
Rent	-10% $-522	-5% $-415	+0% $-308	+5% $-201	+10% $-94
Rate	-1.0pp $-187	-0.5pp $-247	base $-308	+0.5pp $-370	+1.0pp $-434

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3299 SE Garden St Stuart, FL	3.0	2.0	1360	$2,410	$1.77	25d	1	0.47mi
3901 SE Saint Lucie Blvd Unit D29 Stuart, FL	2.0	2.0	1460	$3,000	$2.05	25d	1	0.62mi
3901 SE Saint Lucie Blvd Stuart, FL	2.0	2.0–2.5	1407	$3,875	$2.75	25d	4	0.64mi
3003 SE Fairmont St Stuart, FL	3.0	2.0	1366	$2,500	$1.83	15d	1	0.68mi
3129 SE Indian St #3 Stuart, FL	2.0	1.5	986	$2,300	$2.33	25d	1	0.71mi
4095 SE Centerboard Ln Unit 6B Stuart, FL	2.0	2.0	1154	$3,750	$3.25	25d	1	0.71mi
2934 SE Ellendale St Stuart, FL	2.0	2.0	900	$2,000	$2.22	15d	1	0.72mi
4189 SE Saint Lucie Blvd Stuart, FL	2.0	2.5	1760	$5,500	$3.12	25d	1	0.86mi
4002 SE Fairway W Stuart, FL	3.0	2.0	1769	$3,200	$1.81	25d	1	0.87mi
3002 SE Camino Ave Stuart, FL	2.0	1.0	930	$2,000	$2.15	25d	1	0.96mi
2641 SE Clayton St Unit 2641 Stuart, FL	3.0	1.5	1150	$2,400	$2.09	25d	1	0.96mi
3003 SE Birch Ave Unit 3007 Stuart, FL	2.0	1.0	950	$2,200	$2.32	25d	1	1.06mi
4107 SE Barcelona St Stuart, FL	2.0	1.0	1224	$2,500	$2.04	25d	1	1.09mi
1843 SE Granada Ln Stuart, FL	2.0	2.0	1606	$1,800	$1.12	15d	1	1.13mi
5300 SE Schooner Oaks Way Stuart, FL	3.0	2.0	1600	$3,700	$2.31	25d	1	1.16mi
4710 SE Glenridge Trl Stuart, FL	3.0	2.0	1442	$3,300	$2.29	15d	1	1.16mi
5280 SE Seascape Way #101 Stuart, FL	3.0	3.0	1561	$2,500	$1.60	15d	1	1.19mi
2410 SE Tarvest Way Stuart, FL	3.0	2.5	1475	$2,500	$1.69	15d	1	1.23mi
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	25d	3	1.24mi
3257 SE Brook St Unit 3234 Stuart, FL	2.0	2.0	1400	$2,119	$1.51	25d	1	1.43mi

HOA detail condo

• Monthly dues: $799 · $9,588/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $240,000 Active 222 DOM
2. 2026-06-18
   days on market $240,000 Active 219 DOM
3. 2026-06-17
   days on market $240,000 Active 218 DOM
4. 2026-06-16
   days on market $240,000 Active 217 DOM
5. 2026-06-15
   days on market $240,000 Active 216 DOM
6. 2026-06-14
   days on market $240,000 Active 214 DOM
7. 2026-06-13
   days on market $240,000 Active 213 DOM
8. 2026-06-10
   days on market $240,000 Active 211 DOM
9. 2026-06-09
   days on market $240,000 Active 210 DOM
10. 2026-06-08
    days on market $240,000 Active 209 DOM
11. 2026-06-07
    days on market $240,000 Active 208 DOM
12. 2026-06-03
    days on market $240,000 Active 204 DOM
13. 2026-06-02
    days on market $240,000 Active 203 DOM
14. 2026-06-01
    days on market $240,000 Active 202 DOM
15. 2026-05-31
    days on market $240,000 Active 201 DOM
16. 2026-05-31
    days on market $240,000 Active 200 DOM
17. 2026-01-16
    price $240,000 777-char remark

    Show marketing remark (777 chars)

    Discover comfortable living in the desirable community of The Courtyards in Stuart. This two-bedroom, two-and-a-half-bath townhouse offers a spacious open floor plan with tile flooring on the main level and newer flooring in the bedroom. The kitchen features Granite countertops, and updated cabinetry, perfect for everyday living and entertaining. Each bedroom includes a private balcony (Railings replaced 2024), and the front courtyard provides additional outdoor space for relaxing or dining. The home also includes a durable metal roof and in-unit laundry. A/C 2024, The Conveniently located near shopping, dining, beaches, and major roadways, this property combines low-maintenance living with an excellent location in Martin County. Profefessional Pictures Coming Soon.

18. 2025-11-11
    listed $250,000 Active 777-char remark

    Show marketing remark (777 chars)

    Discover comfortable living in the desirable community of The Courtyards in Stuart. This two-bedroom, two-and-a-half-bath townhouse offers a spacious open floor plan with tile flooring on the main level and newer flooring in the bedroom. The kitchen features Granite countertops, and updated cabinetry, perfect for everyday living and entertaining. Each bedroom includes a private balcony (Railings replaced 2024), and the front courtyard provides additional outdoor space for relaxing or dining. The home also includes a durable metal roof and in-unit laundry. A/C 2024, The Conveniently located near shopping, dining, beaches, and major roadways, this property combines low-maintenance living with an excellent location in Martin County. Profefessional Pictures Coming Soon.

19. 2022-08-29
    soldstatus $249,000
20. 2022-08-24
    soldstatus $249,000 Closed 464-char remark

    Show marketing remark (464 chars)

    Move-in ready property for sale in desirable Stuart's The Court Yards! This 2 Bedroom, 2.5 Bathroom home is complete with a metal roof, updated kitchen, and newer floors in both bedrooms. Enjoy indoor/outdoor living at its finest with balconies of each bedroom and multiple entrances that open up to a private gated outdoor courtyard! Close to the beaches, retail, restaurants, and US1, this centrally located property is can't be missed! Call for your tour today!

21. 2022-07-15
    historical Active Under Contract 464-char remark

    Show marketing remark (464 chars)

    Move-in ready property for sale in desirable Stuart's The Court Yards! This 2 Bedroom, 2.5 Bathroom home is complete with a metal roof, updated kitchen, and newer floors in both bedrooms. Enjoy indoor/outdoor living at its finest with balconies of each bedroom and multiple entrances that open up to a private gated outdoor courtyard! Close to the beaches, retail, restaurants, and US1, this centrally located property is can't be missed! Call for your tour today!

22. 2022-06-29
    status Active 464-char remark

    Show marketing remark (464 chars)

    Move-in ready property for sale in desirable Stuart's The Court Yards! This 2 Bedroom, 2.5 Bathroom home is complete with a metal roof, updated kitchen, and newer floors in both bedrooms. Enjoy indoor/outdoor living at its finest with balconies of each bedroom and multiple entrances that open up to a private gated outdoor courtyard! Close to the beaches, retail, restaurants, and US1, this centrally located property is can't be missed! Call for your tour today!

23. 2022-06-23
    historical Active Under Contract 464-char remark

    Show marketing remark (464 chars)

    Move-in ready property for sale in desirable Stuart's The Court Yards! This 2 Bedroom, 2.5 Bathroom home is complete with a metal roof, updated kitchen, and newer floors in both bedrooms. Enjoy indoor/outdoor living at its finest with balconies of each bedroom and multiple entrances that open up to a private gated outdoor courtyard! Close to the beaches, retail, restaurants, and US1, this centrally located property is can't be missed! Call for your tour today!

24. 2022-06-16
    listed $249,900 Active 464-char remark

    Show marketing remark (464 chars)

    Move-in ready property for sale in desirable Stuart's The Court Yards! This 2 Bedroom, 2.5 Bathroom home is complete with a metal roof, updated kitchen, and newer floors in both bedrooms. Enjoy indoor/outdoor living at its finest with balconies of each bedroom and multiple entrances that open up to a private gated outdoor courtyard! Close to the beaches, retail, restaurants, and US1, this centrally located property is can't be missed! Call for your tour today!

25. 1996-09-17
    soldstatus $63,000
26. 1993-03-24
    soldstatus $60,000

ⓘ 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: $2,676 · $223/mo
• Projected year-2 tax: $2,676 · $223/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 7/10 Severe FEMA zone X (shaded) · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,490
• − Mortgage interest: −$13,444
• − Property taxes: −$2,676
• − Insurance: −$1,997
• − Repairs & maintenance: −$2,599
• − Management: −$2,599
• − HOA: −$9,588
• − Depreciation: −$6,982
• Taxable loss: −$7,395
• Est. tax savings @ 24.0%: +$1,775
• After-tax cash flow: $-1,922/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 — Stuart

• Score: 84/100
• State rank: #39
• US rank: #790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Martin County · 165,223 people
• City population: 65,812
• Metro: Port St. Lucie, FL
• Population (ZIP): 47,075
• Household income: $78,136
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 1323.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 9% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 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: ▼ -319.78%
• Current HPI: 336.7717
• Rent YoY: ▲ 2.71%
• 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

+300.0% since first listed

10 events — show timeline

• 2026-01-16 Price Changed $240,000 Beaches MLS
• 2025-11-11 Listed $250,000 Beaches MLS
• 2022-08-29 Sold (Public Records) $249,000 Public Records
• 2022-08-24 Sold (MLS) $249,000 Beaches MLS
• 2022-07-15 Contingent — Beaches MLS
• 2022-06-29 Relisted — Beaches MLS
• 2022-06-23 Contingent — Beaches MLS
• 2022-06-16 Listed $249,900 Beaches MLS
• 1996-09-17 Sold (Public Records) $63,000 Public Records
• 1993-03-24 Sold (Public Records) $60,000 Public Records

Property tax history

+29.4%/yr

Latest (2025): $2,676 · -4.6% YoY. Source: county tax records.