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43 La Villa Way 🏗️ New Construction
F Composite 32.67
Why this score? — see what drove the F 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 +8.0/30.0
  • ARV discount +7.5/15.0
  • Condition / age +4.0/5.0
  • Livability +3.2/5.0
  • Schools +3.0/10.0
  • 1% rule +2.5/10.0
  • Rent growth +2.5/5.0
  • DSCR +2.1/10.0
  • Appreciation +0.0/10.0

$269,000

43 La Villa Way · Lakewood Park, FL 34951
2 bd · 2.0 ba · 1,687 sqft · SingleFamily · 152 Days on market
Built 2026 Good condition 1-car garage
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Our newest Model: The Platinum offers incredible value with 2 full bedrooms plus a den, 2 baths, and a 1 car garage. Enjoy high vaulted ceilings, a chef's kitchen with a versatile peninsula, Quartz countertops, open concept and large front and rear porch. Built for comfort and peace of mind with solid block construction and impact windows. All models offer additional value and security with 5/8" true plywood roof sheathing, hurricane tie straps, R-30 insulation, & hip roof designs ensuring big insurance premium discounts plus all our homes are equipped with all energy efficient appliances. Land Lease is $699/mo. and locked in for 99 years.

Key facts

  • Quartz countertops
  • Hurricane tie straps
  • Chef's kitchen

Tags

CHEF'S KITCHENQUARTZ COUNTERTOPSSOLID BLOCK CONSTRUCTIONIMPACT WINDOWSTRUE PLYWOOD ROOF SHEATHINGHURRICANE TIE STRAPS

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…
🏗️ New construction. The $269,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $309,000.

What this means for you Summary

Snapshot

  • This is a 2-bed/2.0-bath single-family listed at $269k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-312 ($-4k/yr) — negative.
  • To cash-flow at today's rent, offer at most $264k (1.9% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (14.2% below list).
  • Recommended offer: $231k (14.2% below list) — sets the bar for 1% rule.

Location & tenants

  • Location reads 63/100 on livability (#719 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
  • St. Lucie (urban): math 40% / reading 48% proficiency, ranked #51 of 73 in FL (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
  • Zoned schools: Manatee Academy K-8 (math 53% / reading 51%, grade C-, #990 of 2,144 statewide, top 48%, 1,664 students, 65% FRL); Southern Oaks Middle School (math 39% / reading 43%, grade F, #353 of 571 statewide, top 63%, 894 students, 76% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL).
  • Market conditions: 427 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
  • This rent runs 44% of the median local income ($63k/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 $9k of value loss. Plan a longer hold.
  • St. Lucie County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

  • It's been on market 152 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

  • Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer $230,817 (14.2% 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 152 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
  3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  5. 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?
  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
0.75% ✗
Cap rate
5.08%
Cash-on-cash
-4.33%
DSCR
0.81
GRM
11.2

CMA / ARV

ARV (median comp)
$309,000
List price
$269,000
Delta
-12.94%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
1 La Villa Ct 0.15mi 3/2.0 (+1) 1,753 (+4%) 2mo $309,000 $176 80
63 La Villa Way 0.04mi 2/2.5 1,839 (+9%) 2mo $309,000 $168 80
7005 Salerno Rd 0.41mi 3/2.0 (+1) 1,750 (+4%) 3mo $350,000 $200 67
48 Montoya 0.16mi 3/2.0 (+1) 1,460 (-14%) 0mo $243,990 $167 65
6801 Lakeland Blvd 0.26mi 2/2.0 1,436 (-15%) 3mo $333,000 $232 61
6703 Oneco Way 0.55mi 2/2.0 1,550 (-8%) 2mo $350,000 $226 59
6901 Santa Clara Blvd 0.32mi 3/2.0 (+1) 1,477 (-12%) 1mo $340,990 $231 58
6300 Spring Lake Ter 0.58mi 3/2.0 (+1) 1,588 (-6%) 3mo $299,000 $188 55
6501 Ocala Ave 0.46mi 2/2.0 1,435 (-15%) 3mo $365,000 $254 51
2445 SW 6th Rd SW 0.61mi 3/2.0 (+1) 1,476 (-12%) 3mo $297,500 $202 44
6020 Spring Lake Ter 0.62mi 3/2.0 (+1) 1,437 (-15%) 1mo $308,000 $214 40
7402 Lakeland Blvd 0.62mi 3/3.0 (+1) 1,434 (-15%) 1mo $275,000 $192 36

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 · 3.0% rent growth · sell at horizon

5-year hold
IRR
-23.6%
Equity multiple
0.19×
Total profit
$-69,906
Equity at exit
$46,073
10-year hold
IRR
-18.4%
Equity multiple
0.00×
Total profit
$-86,317
Equity at exit
$26,717

Cash invested: $86,520 (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 →
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
55 active · 38 under contract
Months of supply
8.9 mo (11%/mo absorbed)
Median asking
$279,990 ($180/sqft)
Median days on market
36 d
This list price
29% of active listings are priced below it
ARV vs active asking
+1.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34951

Home prices YoY
-23.6%
Active inventory
427
Price-to-rent
9.7×

Monthly cashflow live

Estimated rent
$2,308 high interval (Pro) →
Mortgage (P&I)
−$1,620
Tax est. 1.5%
−$386 /mo · $4,635/yr
Insurance
−$129
HOA
−$0
Vacancy / Maint / Mgmt
−$485
Net cashflow
$-312

Break-even live

Break-even rent $2,703
Max offer price $263,857
Occupancy floor —

Sensitivity live

Price -10% $-98 -5% $-205 +0% $-312 +5% $-419 +10% $-526
Rent -10% $-494 -5% $-403 +0% $-312 +5% $-221 +10% $-130
Rate -1.0pp $-156 -0.5pp $-233 base $-312 +0.5pp $-392 +1.0pp $-474

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
$77,250
Closing costs
$9,270
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 25 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
6707 Coquina Ave Fort Pierce, FL 3.0 2.0 1478 $2,400 $1.62 6d 1 0.29mi
7008 Salerno Rd Fort Pierce, FL 3.0 2.0 1400 $2,250 $1.61 6d 1 0.42mi
2450 8th Ave SW Vero Beach, FL 3.0 2.0 1388 $2,100 $1.51 116d 1 0.54mi
6906 Ocala Ave Fort Pierce, FL 3.0 2.0 1175 $1,955 $1.66 109d 1 0.55mi
6305 Spring Lake Ter Fort Pierce, FL 3.0 2.0 1416 $2,100 $1.48 6d 1 0.61mi
6020 Spring Lake Ter Fort Pierce, FL 3.0 2.0 1437 $2,100 $1.46 6d 1 0.61mi
7402 Lakeland Blvd Fort Pierce, FL 3.0 3.0 1434 $2,400 $1.67 6d 1 0.63mi
2390 6th Way SW Vero Beach, FL 3.0 2.0 1362 $2,350 $1.73 4d 1 0.64mi
7500 Pensacola Rd Fort Pierce, FL 3.0 2.0 1125 $2,150 $1.91 109d 1 0.70mi
985 23rd Pl SW Vero Beach, FL 3.0 2.0 1176 $2,200 $1.87 116d 1 0.70mi
7503 Paso Robles Blvd Fort Pierce, FL 3.0 2.0 1260 $2,000 $1.59 119d 1 0.71mi
5642 Sunberry Cir Fort Pierce, FL 3.0 2.0 1377 $1,950 $1.42 119d 1 0.83mi
2320 Water Oaks Ln Vero Beach, FL 2.0 2.0 1650 $2,400 $1.45 6d 1 0.87mi
6104 Santa Margarito Dr Fort Pierce, FL 3.0 3.0 1744 $2,500 $1.43 6d 1 0.87mi
7403 Winter Garden Pkwy Fort Pierce, FL 3.0 2.0 1372 $2,200 $1.60 117d 1 0.90mi
6514 Flora Way Fort Pierce, FL 3.0 2.0 1404 $2,135 $1.52 0d 1 0.91mi
2320 Water Oaks Ln Unit 111 Vero Beach, FL 3.0 2.0 1811 $3,500 $1.93 116d 1 0.92mi
5605 Winter Garden Pkwy Fort Pierce, FL 3.0 2.0 1410 $2,700 $1.91 6d 1 1.05mi
7410 Santa Rosa Pkwy Fort Pierce, FL 3.0 2.0 1401 $2,200 $1.57 6d 1 1.09mi
5510 Shannon Dr Fort Pierce, FL 3.0 2.0 1594 $2,350 $1.47 109d 1 1.12mi
7704 Pacific Ave Fort Pierce, FL 3.0 2.0 1719 $2,500 $1.45 109d 1 1.16mi
745 18th St SW Vero Beach, FL 3.0 2.0 1087 $2,100 $1.93 5d 1 1.30mi
2135 19th Ave SW Vero Beach, FL 3.0 2.0 1342 $2,290 $1.71 5d 1 1.35mi
547 High Hawk Cir Unit 541 Vero Beach, FL 3.0 2.0 1330 $2,300 $1.73 6d 1 1.38mi
865 17th Ln SW Vero Beach, FL 2.0 2.0 1258 $2,500 $1.99 6d 1 1.43mi

Property features AI

Finance

Financial info
Pets allowed with no restrictions
HOA & community
Senior community

Exterior

Parking
Attached 1-car garage1 covered parking space
Utilities
Public waterPublic sewerElectricity connectedSewer connectedWater connected
Home design
Single family residenceOne storyNew constructionFaces west
Construction
Block, concrete, stucco (CBS) constructionMetal roof
Exterior features
Waterfront propertyUnderground utilitiesCable available

Interior

Kitchen
Electric rangeMicrowaveDishwasherRefrigeratorElectric water heater
Bedrooms
2 bedrooms on the main level
Flooring
CarpetLinoleumTile
Bathrooms
2 full bathrooms
Heating & cooling
Central electric heatingCentral air conditioning
Interior features
High ceilingsWalk-in closet(s)

Listing history 50 events

  1. 2026-09-24
    days on market $269,000 Active 152 DOM
  2. 2026-09-23
    days on market $269,000 Active 151 DOM
  3. 2026-09-22
    days on market $269,000 Active 150 DOM
  4. 2026-09-21
    days on market $269,000 Active 149 DOM
  5. 2026-09-20
    days on market $269,000 Active 148 DOM
  6. 2026-09-19
    days on market $269,000 Active 147 DOM
  7. 2026-09-18
    days on market $269,000 Active 146 DOM
  8. 2026-09-17
    days on market $269,000 Active 145 DOM
  9. 2026-09-16
    days on market $269,000 Active 144 DOM
  10. 2026-09-15
    days on market $269,000 Active 143 DOM
  11. 2026-09-14
    days on market $269,000 Active 142 DOM
  12. 2026-09-13
    days on market $269,000 Active 141 DOM
  13. 2026-09-12
    days on market $269,000 Active 140 DOM
  14. 2026-09-11
    days on market $269,000 Active 139 DOM
  15. 2026-09-05
    days on market $269,000 Active 133 DOM
  16. 2026-09-04
    days on market $269,000 Active 132 DOM
  17. 2026-09-03
    days on market $269,000 Active 131 DOM
  18. 2026-08-31
    days on market $269,000 Active 128 DOM
  19. 2026-08-30
    days on market $269,000 Active 127 DOM
  20. 2026-08-29
    days on market $269,000 Active 126 DOM
  21. 2026-08-28
    days on market $269,000 Active 125 DOM
  22. 2026-08-27
    days on market $269,000 Active 124 DOM
  23. 2026-08-26
    days on market $269,000 Active 123 DOM
  24. 2026-08-25
    days on market $269,000 Active 122 DOM
  25. 2026-08-24
    days on market $269,000 Active 121 DOM
  26. 2026-08-23
    days on market $269,000 Active 120 DOM
  27. 2026-08-22
    days on market $269,000 Active 119 DOM
  28. 2026-08-21
    days on market $269,000 Active 118 DOM
  29. 2026-08-20
    days on market $269,000 Active 117 DOM
  30. 2026-08-19
    days on market $269,000 Active 116 DOM
  31. 2026-08-18
    days on market $269,000 Active 115 DOM
  32. 2026-08-17
    days on market $269,000 Active 114 DOM
  33. 2026-08-16
    days on market $269,000 Active 113 DOM
  34. 2026-08-15
    days on market $269,000 Active 112 DOM
  35. 2026-08-14
    days on market $269,000 Active 111 DOM
  36. 2026-08-13
    days on market $269,000 Active 110 DOM
  37. 2026-08-12
    days on market $269,000 Active 109 DOM
  38. 2026-08-11
    days on market $269,000 Active 108 DOM
  39. 2026-08-10
    days on market $269,000 Active 107 DOM
  40. 2026-08-09
    days on market $269,000 Active 106 DOM
  41. 2026-08-08
    days on market $269,000 Active 105 DOM
  42. 2026-08-07
    days on market $269,000 Active 104 DOM
  43. 2026-08-06
    days on market $269,000 Active 103 DOM
  44. 2026-08-05
    days on market $269,000 Active 102 DOM
  45. 2026-08-04
    pricedays on market $269,000 Active 101 DOM
  46. 2026-08-03
    days on market $289,000 Active 100 DOM
  47. 2026-07-31
    days on market $289,000 Active 97 DOM
  48. 2026-07-30
    days on market $289,000 Active 96 DOM
  49. 2026-07-29
    days on market $289,000 Active 95 DOM
  50. 2026-07-27
    days on market $289,000 Active 93 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

  • 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
  • 🔥 Wildfire 4/10 Moderate
  • 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 d/yr by 30 yrs out
  • 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
  • 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$27,698
− Mortgage interest
−$17,309
− Property taxes
−$4,635
− Insurance
−$1,545
− Repairs & maintenance
−$2,216
− Management
−$2,216
− Depreciation
−$8,989
Taxable loss
−$9,212
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$2,211
After-tax cash flow
$-1,533/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This home is in good condition with solid block construction and impact windows. It offers a good value with a spacious kitchen, two bathrooms, and a 1-car garage. The home is move-in ready and has the potential for further value increases with minor updates.

Value-add opportunities

  • Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics. ↑
  • Both Install flooring in kitchen and bathrooms — New flooring improves the look and feel of the home, making it more appealing to buyers and renters. ↑
  • Both Add landscaping around the front yard — Enhances curb appeal and adds value to the home by creating a more inviting and aesthetically pleasing exterior. ↑
F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Lakewood Park Elementary School F FL #1,684/2,144 Nat'l #22,764/41,679 Middle Dan Mccarty Middle School F FL #542/571 Nat'l #11,007/14,009 High Fort Pierce Central High School F FL #441/667 Nat'l #10,947/17,239

Schools (NCES district)

District
St. Lucie
NCES district ID
1201770
Math proficiency
40% ▼ -11.00%
Reading proficiency
48% ▼ -4.00%
Median HH income
$44,737
Composite
37.28/100
National rank
#4449
State rank
#51 of 73 in FL
C Composite livability gradescore 63/100

Livability — Lakewood Park

Score
63/100
State rank
#719
US rank
#15407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place
Lakewood Park, FL
County
Saint Lucie County · 338,016 people
Metro
Port St. Lucie, FL
Population (ZIP)
17,148
Household income
$63,122
Rent vs Own
11.7% rent · 88.3% own
Severe rent burden
6% of renters

Population outlook (St. Lucie County) Hauer SSP2

Today (2025)
338,016 people
By 2030
355,687 · +5.2%
By 2040
385,521 · +14.1%
By 2050
406,106 · +20.1%
By 2075
441,054 · +30.5%
By 2100
436,885 · +29.2%

Race, ethnicity, and origin ACS 2023

Neighborhood character
Predominantly White (74%)
Race & ethnicity
White 74% Black 13% Hispanic / Latino 8% Two or more races 7% Asian 2%
Hispanic origin (detail)
Mexican 2% Puerto Rican 2% Cuban 2%
Common ancestry
Romanian 3% Italian 2% Lithuanian 2%
Foreign-born
10% · Canada, Jamaica, Vietnam
Languages at home
88% English-only · Spanish 7% French/Haitian/Cajun 3% Vietnamese 1%

Political lean MEDSL · St. Lucie

2024 margin
Lean R (+9.1) · D 45.1% · R 54.2%
2008→2024 swing
-21.2pp toward R · 2008: 12.1pp · 2024: -9.1pp
All cycles
2024: R+9.1 2020: R+1.6 2016: R+2.5 2012: D+7.9 2008: D+12.1

Not yet ingested

Civics
—

Price history

1 event — show timeline
  • 2026-04-25 Listed $289,000 Beaches MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…