2929 SE Ocean Blvd Unit 130-9 · Stuart, FL 34996

$172,000

2 bd · 2.0 ba · 1,005 sqft · Condo public records · 238 Days on market

Built 1972 $171/sqft · 6% above area Est $163k · 6% over $567/mo HOA · 22% of rent

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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 +26.1/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +4.9/15.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming 2 bedroom and 2 bathroom furnished condo in the highly desirable 55+ community of Cedar Pointe Village 8, just minutes away from downtown Stuart and the beaches. Modern kitchen with stainless steel appliances including refrigerator, range, dishwasher, and microwave, with wooden cabinets and Formica countertops. Spacious master bedroom and bathroom offers a combo tub/shower. The lanai is screened and also air conditioned for your comfort. Washer & Dryer facilities are conveniently located on the second floor. Monthly fees typically cover common area maintenance, exterior insurance, pest control, cable, and Internet. Minutes away from supermarkets, highways, shopping centers, restaurants, and much more!!!

Key facts

• Screened lanai
• Modern kitchen
• $567 HOA

Tags

• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• SCREENED LANAI
• AIR CONDITIONED LANAI
• WASHER AND DRYER FACILITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $172k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $172k).
• Recommended offer: $151k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.1% 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.
• Market conditions: 251 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 28y ago; this cycle's ask is 8953% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $118k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 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 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?
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: 1.50% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.84%
• DSCR: 1.48
• GRM: 5.6

CMA / ARV

• ARV (median comp): $162,686
• List price: $172,000
• Delta: 5.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 3.53×
• Total profit: $121,688
• Equity at exit: $154,951

10-year hold

• IRR: 27.9%
• Equity multiple: 8.00×
• Total profit: $337,139
• Equity at exit: $334,158

Cash invested: $48,160 (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 34996

• Home prices YoY: 2.1%
• Active inventory: 251
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,581 high
• Mortgage (P&I): −$902
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$72
• HOA: −$567
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $435

Break-even live

Break-even rent $2,030

Max offer price $172,000

Occupancy floor 78%

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	23d	1	0.03mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	14d	8	0.16mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	23d	6	0.16mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$2,258	$2.55	14d	12	0.26mi
262 SE Monterey Ave Stuart, FL	3.0	1.0	1001	$3,500	$3.50	23d	1	0.30mi
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,900	$2.00	14d	3	0.38mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	14d	3	0.40mi
175 SE Saint Lucie Blvd Stuart, FL	2.0	2.0–2.5	1300	$2,600	$2.00	23d	4	0.43mi
150 SE Four Winds Dr Unit B303 Stuart, FL	2.0	2.0	1359	$2,500	$1.84	23d	1	0.47mi
333 SE Martin Ave Unit 1F Stuart, FL	2.0	1.0	778	$1,800	$2.31	23d	1	0.61mi
1196 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1309	$4,300	$3.28	23d	1	0.73mi
217 SE Coconut Ave Stuart, FL	2.0	1.0	1197	$5,000	$4.18	23d	1	1.14mi
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	23d	3	1.22mi

HOA detail condo

• Monthly dues: $567 · $6,804/yr
• Likely covers: internetcable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $172,000 Active 238 DOM
2. 2026-06-17
   days on market $172,000 Active 237 DOM
3. 2026-06-16
   days on market $172,000 Active 236 DOM
4. 2026-06-15
   days on market $172,000 Active 235 DOM
5. 2026-06-14
   days on market $172,000 Active 233 DOM
6. 2026-06-13
   days on market $172,000 Active 232 DOM
7. 2026-06-10
   days on market $172,000 Active 230 DOM
8. 2026-06-09
   days on market $172,000 Active 229 DOM
9. 2026-06-08
   days on market $172,000 Active 228 DOM
10. 2026-06-07
    days on market $172,000 Active 227 DOM
11. 2026-06-03
    days on market $172,000 Active 223 DOM
12. 2026-06-02
    days on market $172,000 Active 222 DOM
13. 2026-06-01
    days on market $172,000 Active 221 DOM
14. 2026-05-31
    days on market $172,000 Active 220 DOM
15. 2026-05-31
    days on market $172,000 Active 219 DOM
16. 2025-12-03
    historical $1,900
17. 2025-10-24
    listed $1,900
18. 2025-10-22
    listed $172,000 Active 741-char remark

    Show marketing remark (741 chars)

    Welcome to this charming 2 bedroom and 2 bathroom furnished condo in the highly desirable 55+ community of Cedar Pointe Village 8, just minutes away from downtown Stuart and the beaches. Modern kitchen with stainless steel appliances including refrigerator, range, dishwasher, and microwave, with wooden cabinets and Formica countertops. Spacious master bedroom and bathroom offers a combo tub/shower. The lanai is screened and also air conditioned for your comfort. Washer & Dryer facilities are conveniently located on the second floor. Monthly fees typically cover common area maintenance, exterior insurance, pest control, cable, and Internet. Minutes away from supermarkets, highways, shopping centers, restaurants, and much more!!!

19. 2024-11-12
    historical $1,900
20. 2024-10-11
    listed $1,900
21. 2024-10-04
    historical $1,900
22. 2024-08-13
    listed $1,900
23. 2024-08-06
    historical $1,900
24. 2024-07-19
    listed $1,900
25. 2019-04-11
    soldstatus $118,000
26. 2019-04-08
    soldstatus $118,000 Sold 804-char remark

    Show marketing remark (804 chars)

    Nicely updated 2 Bdrm / 2 Bath, 2nd floor unit in desirable Village 8 at Cedar Pointe. Fall 2018 renovation included: Hurricane Impact Windows, Interior fully repainted, New carpet installed, Master Bath remodeled, New Oven, New furniture. The layout of this unit is the best in Cedar Pointe. Enjoy the air conditioned Florida Room that goes across the full back, with access from both the master bedroom and the living room. You'll love the location of Cedar Pointe, Close to Hutchinson Island, Library, Fresh Market, Dr's offices, restaurants, everything you need! The beach is less than 3 miles away with FREE parking! And Downtown Stuart is close by as well. The condo is offered FULLY FURNISHED so you can enjoy immediately. (some personal items and some artwork do not convey. A list is available)

27. 2019-03-14
    historical Pending W/Cont 804-char remark

    Show marketing remark (804 chars)

    Nicely updated 2 Bdrm / 2 Bath, 2nd floor unit in desirable Village 8 at Cedar Pointe. Fall 2018 renovation included: Hurricane Impact Windows, Interior fully repainted, New carpet installed, Master Bath remodeled, New Oven, New furniture. The layout of this unit is the best in Cedar Pointe. Enjoy the air conditioned Florida Room that goes across the full back, with access from both the master bedroom and the living room. You'll love the location of Cedar Pointe, Close to Hutchinson Island, Library, Fresh Market, Dr's offices, restaurants, everything you need! The beach is less than 3 miles away with FREE parking! And Downtown Stuart is close by as well. The condo is offered FULLY FURNISHED so you can enjoy immediately. (some personal items and some artwork do not convey. A list is available)

28. 2019-02-25
    listed $122,500 Active 804-char remark

    Show marketing remark (804 chars)

    Nicely updated 2 Bdrm / 2 Bath, 2nd floor unit in desirable Village 8 at Cedar Pointe. Fall 2018 renovation included: Hurricane Impact Windows, Interior fully repainted, New carpet installed, Master Bath remodeled, New Oven, New furniture. The layout of this unit is the best in Cedar Pointe. Enjoy the air conditioned Florida Room that goes across the full back, with access from both the master bedroom and the living room. You'll love the location of Cedar Pointe, Close to Hutchinson Island, Library, Fresh Market, Dr's offices, restaurants, everything you need! The beach is less than 3 miles away with FREE parking! And Downtown Stuart is close by as well. The condo is offered FULLY FURNISHED so you can enjoy immediately. (some personal items and some artwork do not convey. A list is available)

29. 2018-05-18
    historical
30. 2018-04-23
    price $99,500
31. 2018-03-20
    price $112,000
32. 2018-02-14
    listed $113,500 Active
33. 1998-11-23
    soldstatus $37,500
34. 1998-11-13
    soldstatus $37,500
35. 1998-08-08
    listed $41,900

ⓘ 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: $759 · $63/mo
• Projected year-2 tax: $1,428 · $119/mo
• Expected delta: +$669/yr (+$56/mo · 88.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $30,974
• − Mortgage interest: −$9,635
• − Property taxes: −$759
• − Insurance: −$860
• − Repairs & maintenance: −$2,478
• − Management: −$2,478
• − HOA: −$6,804
• − Depreciation: −$5,004
• Taxable income: $2,957
• Est. tax owed @ 24.0%: −$710
• After-tax cash flow: $4,513/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

• Census place: Stuart, FL
• County: Martin County · 165,223 people
• City population: 65,812
• Metro: Port St. Lucie, FL
• Population (ZIP): 10,653
• Household income: $83,929
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 247.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 3% Romanian 3% Slovak 3%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▲ 13.71%
• Current HPI: 658.96
• 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

-95.5% since first listed

20 events — show timeline

• 2025-12-03 Rental Removed $1,900 GFLMLS
• 2025-10-24 Listed for Rent $1,900 GFLMLS
• 2025-10-22 Listed $172,000 Beaches MLS
• 2024-11-12 Rental Removed $1,900 GFLMLS
• 2024-10-11 Listed for Rent $1,900 GFLMLS
• 2024-10-04 Rental Removed $1,900 GFLMLS
• 2024-08-13 Listed for Rent $1,900 GFLMLS
• 2024-08-06 Rental Removed $1,900 GFLMLS
• 2024-07-19 Listed for Rent $1,900 GFLMLS
• 2019-04-11 Sold (Public Records) $118,000 Public Records
• 2019-04-08 Sold (MLS) $118,000 MCRTC
• 2019-03-14 Contingent — MCRTC
• 2019-02-25 Listed $122,500 MCRTC
• 2018-05-18 Listing Removed — MCRTC
• 2018-04-23 Price Changed $99,500 MCRTC
• 2018-03-20 Price Changed $112,000 MCRTC
• 2018-02-14 Listed $113,500 MCRTC
• 1998-11-23 Sold (Public Records) $37,500 Public Records
• 1998-11-13 Sold (MLS) $37,500 MCRTC
• 1998-08-08 Listed $41,900 MCRTC

Property tax history

-0.6%/yr

Latest (2025): $759 · -0.4% YoY. Source: county tax records.