6419 SE Windsong Ln · Port Salerno, FL 34997

$255,000

2 bd · 2.5 ba · 1,288 sqft · Townhouse public records · 54 Days on market

Built 1983 1,350 sqft lot $198/sqft · at area comps Est $261k · at est. $249/mo HOA · 11% 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 +9.9/30.0
• ARV discount +8.6/15.0
• Schools +4.5/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the Florida Lifestyle in this lovely 2-bedroom 2.5-bathroom townhome with a second-floor balcony overlooking the lake in the community of Emerald Lakes. Emphasizing the importance of private outdoor space, this townhome boasts a generously sized fenced courtyard that could soon become your personal oasis. Amenities include access to two pools, Pickleball, Tennis, Clubhouse, gated entry, + cable & internet is also Included in the Low HOA fee. Convenient location close to Publix, shopping, restaurants and the beach. Don't miss out on this great opportunity!

Key facts

• Fenced courtyard
• Access to two pools
• Second floor balcony

Tags

• SECOND FLOOR BALCONY
• FENCED COURTYARD
• ACCESS TO TWO POOLS
• GATED ENTRY
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (11.3% below list).
• Recommended offer: $226k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.1% in Port Salerno — 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 70/100 on livability (#440 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A; Watch: schools D, amenities F, commute 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.
• Market conditions: Rents rising (+2.7%/yr); 595 active listings in the ZIP; 28 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 35% 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 $8k 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 54 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $255k implies a 183% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,292 (11.3% 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 54 days. Have you received any prior offers? Is the seller open to a 11% 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. 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 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: 0.89% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.65%
• DSCR: 0.88
• GRM: 9.4

CMA / ARV

• ARV (median comp): $261,178
• List price: $255,000
• Delta: -2.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6435 SE Windsong Ln #114	0.03mi	2/2.5	1,288 (0%)	2mo	$275,000	$214	97
6451 SE Windsong Ln	0.05mi	2/2.5	1,288 (0%)	7mo	$295,000	$229	92
5720 SE Windsong Ln #326	0.16mi	2/2.5	1,288 (0%)	1mo	$240,000	$186	92
5773 SE Windsong Ln #603	0.16mi	2/2.5	1,288 (0%)	1mo	$289,000	$224	92
5806 SE Windsong Ln #217	0.08mi	2/2.5	1,288 (0%)	6mo	$230,000	$179	92
5738 SE Windsong Ln #315	0.13mi	2/2.5	1,288 (0%)	3mo	$260,000	$202	91
5675 SE Windsong Ln	0.22mi	2/2.5	1,288 (0%)	2mo	$280,000	$217	88
5662 SE Windsong Ln #408	0.21mi	2/2.5	1,288 (0%)	4mo	$232,000	$180	87
5627 SE Windsong Ln #514	0.27mi	2/2.5	1,288 (0%)	2mo	$242,500	$188	86
5693 SE Windsong Ln #545	0.23mi	2/2.5	1,288 (0%)	6mo	$262,000	$203	84
5609 SE Windsong Ln	0.26mi	2/2.5	1,288 (0%)	8mo	$245,000	$190	81
4500 SE Salvatori Rd	0.50mi	3/2.0 (+1)	1,140 (-12%)	3mo	$250,000	$219	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 · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.27×
• Total profit: $-51,889
• Equity at exit: $38,021

10-year hold

• IRR: -15.0%
• Equity multiple: 0.16×
• Total profit: $-60,223
• Equity at exit: $22,048

Cash invested: $71,400 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,263 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$253 /mo · $3,037/yr
• Insurance: −$106
• HOA: −$249
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-158

Break-even live

Break-even rent $2,463

Max offer price $227,107

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-86	+0% $-158	+5% $-230	+10% $-302
Rent	-10% $-337	-5% $-247	+0% $-158	+5% $-69	+10% $21
Rate	-1.0pp $-29	-0.5pp $-93	base $-158	+0.5pp $-224	+1.0pp $-291

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5881 SE Windsong Ln Stuart, FL	2.0	2.5	1288	$2,100	$1.63	15d	1	0.27mi
4421 SE Village Rd Stuart, FL	2.0	2.0	1080	$2,100	$1.94	24d	1	0.42mi
5688 SE Pine Ave Stuart, FL	3.0	2.0	1255	$2,510	$2.00	15d	1	0.53mi
4939 SE Salvatori Rd Stuart, FL	3.0	2.0	1334	$2,500	$1.87	24d	1	0.59mi
5601 SE Laguna Ave Stuart, FL	2.0	1.0	1080	$2,200	$2.04	15d	1	0.62mi
3882 SE Canvas Back Pl Stuart, FL	3.0	2.0	1575	$2,200	$1.40	24d	1	0.63mi
6535 SE Federal Hwy Stuart, FL	2.0	2.0	967	$1,750	$1.81	24d	1	0.74mi
6553 SE Federal Hwy Unit 10-102 Stuart, FL	2.0	2.0	969	$1,750	$1.81	24d	1	0.80mi
6551 SE Federal Hwy #104 Stuart, FL	2.0	2.0	969	$2,000	$2.06	15d	1	0.80mi
6537 SE Federal Hwy #102 Stuart, FL	2.0	2.0	969	$1,845	$1.90	15d	1	0.80mi
6551 SE Federal Hwy Stuart, FL	2.0	2.0	969	$1,825	$1.88	22d	2	0.80mi
6531 SE Federal Hwy Stuart, FL	2.0	2.0	1100	$1,725	$1.57	15d	2	0.83mi
5968 SE Avalon Dr Stuart, FL	2.0	2.0	1176	$2,800	$2.38	15d	1	0.89mi
4606 SE Binnacle Way Unit 1 Stuart, FL	2.0	1.0	928	$1,850	$1.99	15d	1	0.92mi
7073 SE Birchwood Ln Stuart, FL	2.0	2.0	1150	$1,750	$1.52	15d	1	0.93mi
5795 SE Mitzi Ln Stuart, FL	3.0	2.0	1315	$3,000	$2.28	24d	1	1.07mi
4885 SE Capstan Ave #27 Stuart, FL	2.0	2.0	1273	$2,500	$1.96	24d	1	1.09mi
3257 SE Brook St Unit 3234 Stuart, FL	2.0	2.0	1400	$2,119	$1.51	24d	1	1.10mi
4650 SE Manatee Way Stuart, FL	3.0	2.5	1764	$5,900	$3.34	24d	1	1.10mi
5359 SE Dell St Stuart, FL	3.0	2.0	1272	$2,800	$2.20	24d	1	1.15mi
5152 SE Club Way #104 Stuart, FL	2.0	2.0	1358	$7,500	$5.52	15d	1	1.18mi
4987 SE Mariner Garden Cir Stuart, FL	3.0	2.5	1434	$2,650	$1.85	24d	1	1.22mi
5176 SE Mariner Garden Cir Stuart, FL	3.0	2.5	1554	$2,400	$1.54	24d	1	1.23mi
5156 SE Mariner Garden Cir Stuart, FL	3.0	2.5	1434	$2,400	$1.67	24d	1	1.24mi
4107 SE Barcelona St Stuart, FL	2.0	1.0	1224	$2,500	$2.04	24d	1	1.28mi
5064 SE Mariner Garden Cir Stuart, FL	3.0	2.5	1530	$2,400	$1.57	24d	1	1.29mi
5636 SE Foxcross Pl Stuart, FL	2.0	2.0	1598	$9,000	$5.63	15d	1	1.30mi
4585 SE Federal Hwy Stuart, FL	1.0–3.0	1.0–2.0	1015	$2,326	$2.29	15d	27	1.45mi

HOA detail

• Monthly dues: $249 · $2,988/yr
• Likely covers: internetcablepoolsecurity

Listing history 11 events

1. 2026-06-07
   statusdays on market $255,000 Pending 54 DOM
2. 2026-06-03
   days on market $255,000 Active Under Contract 53 DOM
3. 2026-06-02
   days on market $255,000 Active Under Contract 52 DOM
4. 2026-06-01
   days on market $255,000 Active Under Contract 51 DOM
5. 2026-05-31
   days on market $255,000 Active Under Contract 50 DOM
6. 2026-05-31
   days on market $255,000 Active Under Contract 49 DOM
7. 2026-05-01
   price $255,000 573-char remark

   Show marketing remark (573 chars)

   Enjoy the Florida Lifestyle in this lovely 2-bedroom 2.5-bathroom townhome with a second-floor balcony overlooking the lake in the community of Emerald Lakes. Emphasizing the importance of private outdoor space, this townhome boasts a generously sized fenced courtyard that could soon become your personal oasis. Amenities include access to two pools, Pickleball, Tennis, Clubhouse, gated entry, + cable & internet is also Included in the Low HOA fee. Convenient location close to Publix, shopping, restaurants and the beach. Don't miss out on this great opportunity!

8. 2026-04-11
   listed $265,000 Active 573-char remark

   Show marketing remark (573 chars)

   Enjoy the Florida Lifestyle in this lovely 2-bedroom 2.5-bathroom townhome with a second-floor balcony overlooking the lake in the community of Emerald Lakes. Emphasizing the importance of private outdoor space, this townhome boasts a generously sized fenced courtyard that could soon become your personal oasis. Amenities include access to two pools, Pickleball, Tennis, Clubhouse, gated entry, + cable & internet is also Included in the Low HOA fee. Convenient location close to Publix, shopping, restaurants and the beach. Don't miss out on this great opportunity!

9. 2016-01-12
   soldstatus $90,000
10. 1999-02-15
    soldstatus $69,000
11. 1991-04-03
    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: $3,037 · $253/mo
• Projected year-2 tax: $3,037 · $253/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 · 23 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: $27,155
• − Mortgage interest: −$14,284
• − Property taxes: −$3,037
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − HOA: −$2,988
• − Depreciation: −$7,418
• Taxable loss: −$6,192
• Est. tax savings @ 24.0%: +$1,486
• After-tax cash flow: $-409/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 — Port Salerno

• Score: 70/100
• State rank: #440
• US rank: #7873

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Salerno, FL
• County: Martin County · 165,223 people
• 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

+325.0% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $255,000 MCRTC
• 2026-04-11 Listed $265,000 MCRTC
• 2016-01-12 Sold (Public Records) $90,000 Public Records
• 1999-02-15 Sold (Public Records) $69,000 Public Records
• 1991-04-03 Sold (Public Records) $60,000 Public Records

Property tax history

+18.2%/yr

Latest (2025): $3,037 · +1.2% YoY. Source: county tax records.