4800 Federal Hwy #43 · Stuart, FL 34997

$86,000

2 bd · 2.0 ba · 749 sqft · Condo public records · 12 Days on market

Built 1973 $220/mo HOA

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 749-square-foot manufactured home in Natalie Estates Mobile Home Park Co-op, located in Stuart, Florida. This single-story residence features two bedrooms and one full bathroom, offering a practical layout for comfortable living. Situated within an established co-op community, this property provides an accessible housing option in the Stuart area. The straightforward floor plan makes efficient use of space while maintaining functionality for everyday living needs. No lot rent on this one. Onlu $220 per month for HOA fees which include water, cable and amenities of the clubhouse.

Key facts

• 3 parking spots
• Community pool
• Built 1973

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Part of an association (Natalie Estates R.O. Association, Inc.); Monthly association fee: $220; Community amenities include clubhouse, fitness center, game room, pool, shuffleboard court, storage, community room, kitchen facilities, library, and recreation facilities; Association fee includes water, cable TV, common area maintenance, reserve funds, recreation facility, and pool service; Senior community

Exterior

• Parking: Attached carport (covered) plus driveway parking — total 3 parking spaces; One open parking space
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Manufactured home (single wide); One story; Resale property; Faces northeast
• Construction: Aluminum siding; Metal roof; Mobile home remains on site; Built as single wide
• Exterior features: Screened patio; Patio; Outbuilding/shed for storage; No waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Ceramic tile; Laminate; Vinyl; Wood
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Partially furnished; Electric water heater; Electric range; Microwave; Refrigerator
• Laundry & utility: Laundry room with inside laundry hook-ups

🏢 Co-op / cooperative unit. The $86,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $86k.

Deal economics

• At list price, monthly cash flow is $994 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Cap rate 20.2% 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: Pinewood Elementary School (math 37% / reading 39%, grade F, #1,587 of 2,144 statewide, top 74%, 726 students, 64% FRL); Dr. David L. Anderson Middle School (math 51% / reading 46%, grade C-, #274 of 571 statewide, top 50%, 1,035 students, 63% FRL) — zoned schools average 64% FRL vs 41% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.7%/yr); 595 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 33% 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 $595 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $86,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.53% ✓
• Cap rate: 20.16%
• Cash-on-cash: 49.54%
• DSCR: 3.20
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 46.9%
• Equity multiple: 3.03×
• Total profit: $48,854
• Equity at exit: $12,823

10-year hold

• IRR: 52.5%
• Equity multiple: 6.06×
• Total profit: $121,939
• Equity at exit: $7,436

Cash invested: $24,080 (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: 3.3×

Monthly cashflow live

• Estimated rent: $2,176 medium
• Mortgage (P&I): −$451
• Tax from tax record: −$18 /mo · $216/yr
• Insurance: −$36
• HOA: −$220
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $994

Break-even live

Break-even rent $918

Max offer price $86,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,043	-5% $1,018	+0% $994	+5% $970	+10% $945
Rent	-10% $822	-5% $908	+0% $994	+5% $1,080	+10% $1,166
Rate	-1.0pp $1,037	-0.5pp $1,016	base $994	+0.5pp $972	+1.0pp $949

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4585 SE Federal Hwy Stuart, FL	1.0–3.0	1.0–2.0	1015	$2,326	$2.29	15d	27	0.26mi
4284 SE Cove Lake Cir Stuart, FL	1.0	1.0	719	$1,815	$2.52	24d	1	1.26mi
3250 SE Commerce Ave Stuart, FL	1.0–2.0	1.0–2.0	746	$2,206	$2.96	15d	28	1.39mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Likely covers: watercable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-21
   days on market $86,000 Active 12 DOM
2. 2026-06-18
   days on market $86,000 Active 9 DOM
3. 2026-06-17
   days on market $86,000 Active 8 DOM
4. 2026-06-16
   days on market $86,000 Active 7 DOM
5. 2026-06-15
   days on market $86,000 Active 6 DOM
6. 2026-06-14
   days on market $86,000 Active 4 DOM
7. 2026-06-13
   days on market $86,000 Active 3 DOM
8. 2026-06-10
   remarks 601-char remark
9. 2026-06-10
   listed $86,000 Active 1 DOM

ⓘ 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: $216 · $18/mo
• Projected year-2 tax: $714 · $59/mo
• Expected delta: +$497/yr (+$41/mo · 229.7%)

ⓘ 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 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,110
• − Mortgage interest: −$4,817
• − Property taxes: −$216
• − Insurance: −$430
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − HOA: −$2,640
• − Depreciation: −$2,502
• Taxable income: $11,326
• Est. tax owed @ 24.0%: −$2,718
• After-tax cash flow: $9,210/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

1 event — show timeline

• 2026-06-09 Listed $86,000 Beaches MLS

Property tax history

-7.8%/yr

Latest (2025): $216 · +4.3% YoY. Source: county tax records.