20 SE Turtle Creek Dr Unit F · Tequesta, FL 33469

$325,000

2 bd · 2.0 ba · 1,400 sqft · Condo public records · 305 Days on market

Built 1975 $608/mo HOA · 17% of rent

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Why this score? — see what drove the C- 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
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• DSCR +5.8/10.0
• Schools +4.5/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

IMPORTANT UPDATE: A NEW HVAC SYSTEM HAS BEEN INSTALLED (5/13/2026) Welcome home to tranquil country like living in Turtle Creek Village. This open and bright two bedroom, split plan, apartment has an abundance of closets. All rooms open to the screened lanai where you can relax enjoying the gentle breezes and garden setting. For golfers enjoy a short cart ride to Turtle Creek Country Club or Tequesta Country Club where memberships may be available but not mandatory. You are also, close to shops, restaurants, movies, PBI and beaches.

Key facts

• Close to restaurants
• Close to movies
• Close to pbi

Tags

• SCREENED LANAI
• GARDEN SETTING
• CLOSE TO SHOPS
• CLOSE TO RESTAURANTS
• CLOSE TO MOVIES
• CLOSE TO PBI

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $286k (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: schools F, 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 (+3.9%/yr); 206 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 41% of the median local income ($106k/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 $10k 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 305 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $70k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $196k; list at $325k implies a 66% 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 $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 305 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 1975 — 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. 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 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: 1.12% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-29,488
• Equity at exit: $48,459

10-year hold

• IRR: 2.1%
• Equity multiple: 1.16×
• Total profit: $14,285
• Equity at exit: $28,100

Cash invested: $91,000 (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 33469

• Home prices YoY: -30.4%
• Rents YoY: 3.9%
• Active inventory: 206
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,646 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$135
• HOA: −$608
• Vacancy / Maint / Mgmt: −$766
• Net cashflow: $309

Break-even live

Break-even rent $3,255

Max offer price $325,000

Occupancy floor 87%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	23d	1	0.45mi
24 Turtle Creek Dr Unit C Jupiter, FL	2.0	2.0	1428	$2,495	$1.75	23d	1	0.46mi
18081 SE Country Club Dr Jupiter, FL	1.0–2.0	1.0–2.0	853	$2,385	$2.79	23d	3	0.59mi
18349 SE Wood Haven Ln Unit A Jupiter, FL	2.0	2.0	1240	$2,400	$1.94	23d	1	0.80mi
18350 SE Wood Haven Ln Unit F Jupiter, FL	2.0	2.5	1230	$4,000	$3.25	23d	1	0.85mi
19043 SE Jupiter River Dr Jupiter, FL	2.0	2.0	1200	$3,400	$2.83	23d	1	1.09mi
8962 SE Riverfront Ter Jupiter, FL	3.0	2.0	1770	$5,000	$2.82	23d	1	1.09mi
16 Leeward Cir Jupiter, FL	3.0	3.0	1871	$11,500	$6.15	24d	1	1.15mi
19165 SE Homewood Ave Jupiter, FL	3.0	2.0	1553	$7,500	$4.83	23d	1	1.20mi
76 Fairview W Jupiter, FL	3.0	2.5	1776	$7,500	$4.22	24d	1	1.38mi

HOA detail condo

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

Listing history 21 events

1. 2026-06-02
   days on market $325,000 Active 305 DOM
2. 2026-06-01
   days on market $325,000 Active 304 DOM
3. 2026-05-31
   days on market $325,000 Active 303 DOM
4. 2026-05-31
   days on market $325,000 Active 302 DOM
5. 2026-05-05
   price $325,000 542-char remark

   Show marketing remark (542 chars)

   IMPORTANT UPDATE: A NEW HVAC SYSTEM HAS BEEN INSTALLED (5/13/2026) Welcome home to tranquil country like living in Turtle Creek Village. This open and bright two bedroom, split plan, apartment has an abundance of closets. All rooms open to the screened lanai where you can relax enjoying the gentle breezes and garden setting. For golfers enjoy a short cart ride to Turtle Creek Country Club or Tequesta Country Club where memberships may be available but not mandatory. You are also, close to shops, restaurants, movies, PBI and beaches.

6. 2026-03-18
   price $350,000 542-char remark

   Show marketing remark (542 chars)

   IMPORTANT UPDATE: A NEW HVAC SYSTEM HAS BEEN INSTALLED (5/13/2026) Welcome home to tranquil country like living in Turtle Creek Village. This open and bright two bedroom, split plan, apartment has an abundance of closets. All rooms open to the screened lanai where you can relax enjoying the gentle breezes and garden setting. For golfers enjoy a short cart ride to Turtle Creek Country Club or Tequesta Country Club where memberships may be available but not mandatory. You are also, close to shops, restaurants, movies, PBI and beaches.

7. 2026-02-02
   price $355,000 542-char remark

   Show marketing remark (542 chars)

   IMPORTANT UPDATE: A NEW HVAC SYSTEM HAS BEEN INSTALLED (5/13/2026) Welcome home to tranquil country like living in Turtle Creek Village. This open and bright two bedroom, split plan, apartment has an abundance of closets. All rooms open to the screened lanai where you can relax enjoying the gentle breezes and garden setting. For golfers enjoy a short cart ride to Turtle Creek Country Club or Tequesta Country Club where memberships may be available but not mandatory. You are also, close to shops, restaurants, movies, PBI and beaches.

8. 2026-01-08
   price $365,000 542-char remark

   Show marketing remark (542 chars)

   IMPORTANT UPDATE: A NEW HVAC SYSTEM HAS BEEN INSTALLED (5/13/2026) Welcome home to tranquil country like living in Turtle Creek Village. This open and bright two bedroom, split plan, apartment has an abundance of closets. All rooms open to the screened lanai where you can relax enjoying the gentle breezes and garden setting. For golfers enjoy a short cart ride to Turtle Creek Country Club or Tequesta Country Club where memberships may be available but not mandatory. You are also, close to shops, restaurants, movies, PBI and beaches.

9. 2025-08-29
   price $375,000 542-char remark

   Show marketing remark (542 chars)

   IMPORTANT UPDATE: A NEW HVAC SYSTEM HAS BEEN INSTALLED (5/13/2026) Welcome home to tranquil country like living in Turtle Creek Village. This open and bright two bedroom, split plan, apartment has an abundance of closets. All rooms open to the screened lanai where you can relax enjoying the gentle breezes and garden setting. For golfers enjoy a short cart ride to Turtle Creek Country Club or Tequesta Country Club where memberships may be available but not mandatory. You are also, close to shops, restaurants, movies, PBI and beaches.

10. 2025-07-31
    listed $395,000 Active 542-char remark

    Show marketing remark (542 chars)

    IMPORTANT UPDATE: A NEW HVAC SYSTEM HAS BEEN INSTALLED (5/13/2026) Welcome home to tranquil country like living in Turtle Creek Village. This open and bright two bedroom, split plan, apartment has an abundance of closets. All rooms open to the screened lanai where you can relax enjoying the gentle breezes and garden setting. For golfers enjoy a short cart ride to Turtle Creek Country Club or Tequesta Country Club where memberships may be available but not mandatory. You are also, close to shops, restaurants, movies, PBI and beaches.

11. 2017-10-02
    soldstatus $196,000
12. 2017-09-29
    soldstatus $196,000 Closed 380-char remark

    Show marketing remark (380 chars)

    Quaint and impeccably cared for condo overlooking green space in Turtle Creek golf community. Non mandatory golf membership. Two bedroom, two bath split floor plan with sliding glass doors from both bedrooms as well as family room onto screen enclosed patio overlooking large grassy area with lovely landscaping. New HVAC system installed July 2017. Being sold furnished as well!

13. 2017-09-13
    historical Contingent 380-char remark

    Show marketing remark (380 chars)

    Quaint and impeccably cared for condo overlooking green space in Turtle Creek golf community. Non mandatory golf membership. Two bedroom, two bath split floor plan with sliding glass doors from both bedrooms as well as family room onto screen enclosed patio overlooking large grassy area with lovely landscaping. New HVAC system installed July 2017. Being sold furnished as well!

14. 2017-07-27
    listed $199,500 Active 380-char remark

    Show marketing remark (380 chars)

    Quaint and impeccably cared for condo overlooking green space in Turtle Creek golf community. Non mandatory golf membership. Two bedroom, two bath split floor plan with sliding glass doors from both bedrooms as well as family room onto screen enclosed patio overlooking large grassy area with lovely landscaping. New HVAC system installed July 2017. Being sold furnished as well!

15. 2017-03-02
    historical
16. 2016-10-05
    listed $210,000 Active
17. 2010-06-18
    soldstatus $88,000
18. 2010-06-16
    soldstatus $88,000
19. 2010-05-06
    historical
20. 2010-03-30
    listed $94,000
21. 1978-10-01
    soldstatus $60,500

ⓘ 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: $1,487 · $124/mo
• Projected year-2 tax: $2,698 · $225/mo
• Expected delta: +$1,211/yr (+$101/mo · 81.4%)

ⓘ 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: $43,753
• − Mortgage interest: −$18,205
• − Property taxes: −$1,487
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,500
• − Management: −$3,500
• − HOA: −$7,296
• − Depreciation: −$9,455
• Taxable loss: −$1,315
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $4,021/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

+437.2% since first listed

17 events — show timeline

• 2026-05-05 Price Changed $325,000 Beaches MLS
• 2026-03-18 Price Changed $350,000 Beaches MLS
• 2026-02-02 Price Changed $355,000 Beaches MLS
• 2026-01-08 Price Changed $365,000 Beaches MLS
• 2025-08-29 Price Changed $375,000 Beaches MLS
• 2025-07-31 Listed $395,000 Beaches MLS
• 2017-10-02 Sold (Public Records) $196,000 Public Records
• 2017-09-29 Sold (MLS) $196,000 Beaches MLS
• 2017-09-13 Contingent — Beaches MLS
• 2017-07-27 Listed $199,500 Beaches MLS
• 2017-03-02 Listing Removed — Beaches MLS
• 2016-10-05 Listed $210,000 Beaches MLS
• 2010-06-18 Sold (Public Records) $88,000 Public Records
• 2010-06-16 Sold (MLS) $88,000 Beaches MLS
• 2010-05-06 Listing Removed — Beaches MLS
• 2010-03-30 Listed $94,000 Beaches MLS
• 1978-10-01 Sold (Public Records) $60,500 Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,487 · -1.0% YoY. Source: county tax records.