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1217 S Lakes End Dr #1
C Composite 56.29
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).

  • ARV discount +15.0/15.0
  • Cash flow +14.3/30.0
  • 1% rule +7.5/10.0
  • DSCR +4.5/10.0
  • Rent growth +4.4/5.0
  • Condition / age +4.0/5.0
  • Livability +3.8/5.0
  • Schools +2.8/10.0
  • Appreciation +0.0/10.0

$115,000

1217 S Lakes End Dr #1 · Fort Pierce, FL 34982
2 bd · 2.0 ba · 1,208 sqft · Condo · 89 Days on market
55+ age-restricted Built 1985 Good condition Garage $95/sqft · 19% below area Est $142k · 19% under $595/mo HOA · 34% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Beautifully updated 2BR/2BA in High Point, a vibrant 55+ community in Fort Pierce, offering effortless first-floor living with gleaming wood floors, granite countertops, an enclosed patio, and peaceful garden views. Step outside to your private patio, perfect for relaxing or entertaining. This move-in-ready home sits within a community known for its active lifestyle, featuring a clubhouse with social events, a heated pool, tennis and shuffleboard courts, scenic walking paths, and close proximity to shopping, dining, and the Treasure Coast's beautiful beaches. Don't miss your chance to enjoy comfort, style, and Florida living in this sought-after neighborhood.

Key facts

  • Shuffleboard courts
  • Tennis courts
  • Private patio

Tags

FIRST FLOOR LIVINGENCLOSED PATIOPRIVATE PATIOHEATED POOLTENNIS COURTSSHUFFLEBOARD COURTS

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2-bed/2.0-bath condo listed at $115k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $5 ($60/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($2k rent vs $115k).
  • Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
  • Cap rate 6.3% vs local median 4.0% in Fort Pierce — 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 76/100 on livability (#226 in FL, #3,360 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, amenities F, employment F.
  • 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: Weatherbee Elementary School (math 32% / reading 32%, grade F, #1,797 of 2,144 statewide, top 86%, 672 students, 90% FRL); Dan Mccarty Middle School (math 23% / reading 23%, grade F, #542 of 571 statewide, top 95%, 747 students, 88% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL) — zoned schools average 80% FRL vs 59% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
  • Zoned-school proficiency averages 28% at this address vs 44% district-wide (-16 pts) — the specific schools serving this property underperform the St. Lucie average; the district grade overstates school quality for this exact location.
  • Market conditions: Rents rising fast (+7.4%/yr); 406 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 39% of the median local income ($54k/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 $795 of loan paydown is wiped out by about $3k 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.
  • At projected returns (-3.0% appreciation + 7.4% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

  • It's been on market 89 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

  • Watch-outs: HOA is 34% 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 $108,100 (6.0% below list)

Questions for the listing agent

  1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
  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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  6. 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?
  7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
  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
1.54%
Cap rate
6.34%
Cash-on-cash
0.19%
DSCR
1.01
GRM
5.4

CMA / ARV

ARV (median comp)
$141,573
List price
$115,000
Delta
-18.77%
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
1203 S Lakes End Dr #2 0.21mi 2/2.0 1,208 (0%) 1mo $130,000 $108 89
830 Timberview Dr Unit E 0.16mi 2/2.0 1,296 (+7%) 1mo $129,900 $100 80
934 Savannas Point Dr Unit D 0.20mi 2/2.0 1,280 (+6%) 2mo $155,000 $121 80
109 Lakes End Dr Unit D 0.29mi 2/2.0 1,284 (+6%) 2mo $109,000 $85 75
1726 W Royal Tern Ln #2 0.62mi 1/2.0 (-1) 1,216 (+1%) 1mo $170,000 $140 64
1781 S Dovetail Dr Unit A2 0.54mi 2/2.0 1,335 (+10%) 1mo $245,000 $184 56
4300 Gator Trace Dr Unit C 0.87mi 2/2.0 1,118 (-8%) 2mo $200,000 $179 51
325 Mockingbird Ave 0.87mi 2/2.0 1,092 (-10%) 1mo $72,000 $66 48
1720 W Sanderling Ln Unit 3 0.70mi 2/2.0 1,346 (+11%) 0mo $144,000 $107 48
4062 Garden Villas Ct 0.58mi 2/2.0 1,454 (+20%) 1mo $245,000 $169 47
1763 S Dovetail Dr 0.60mi 2/2.0 1,411 (+17%) 0mo $224,900 $159 47
4190 Gator Greens Way #35 0.61mi 3/2.5 (+1) 1,463 (+21%) 1mo $227,000 $155 39

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 · 7.42% rent growth · sell at horizon

5-year hold
IRR
-7.6%
Equity multiple
0.70×
Total profit
$-9,724
Equity at exit
$17,147
10-year hold
IRR
9.3%
Equity multiple
1.94×
Total profit
$30,406
Equity at exit
$9,943

Cash invested: $32,200 (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.

Active competition Active MLS

For sale now
4 active · 9 under contract
Median asking
$155,000 ($128/sqft)
Median days on market
103 d
This list price
lowest-priced of the active set
ARV vs active asking
-8.1% vs current asking $/sqft

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

ZIP-level market 34982

Home prices YoY
-33.4%
Rents YoY
7.4%
Active inventory
406
Price-to-rent
5.4×

Monthly cashflow live

Estimated rent
$1,765 high interval (Pro) →
Mortgage (P&I)
$603
Tax est. 1.5%
$144 /mo · $1,725/yr
Insurance
$48
HOA
$595
Vacancy / Maint / Mgmt
$371
Net cashflow
$5

Break-even live

Break-even rent $1,759
Max offer price $115,000
Occupancy floor 95%

Sensitivity live

Price -10% $84 -5% $45 +0% $5 +5% $-35 +10% $-74
Rent -10% $-134 -5% $-65 +0% $5 +5% $75 +10% $144
Rate -1.0pp $63 -0.5pp $34 base $5 +0.5pp $-25 +1.0pp $-55

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
$28,750
Closing costs
$3,450
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
1219 S Lakes End Dr Unit 2 Fort Pierce, FL 2.0 2.0 1186 $1,500 $1.26 63d 1 0.03mi
322 Colony Ln Unit C Fort Pierce, FL 1.0 1.5 816 $1,375 $1.69 72d 1 0.17mi
916 Savannas Point Dr Fort Pierce, FL 2.0 2.0 1120 $2,100 $1.88 63d 1 0.32mi
1829 Sandhill Crane Dr Unit B2 Fort Pierce, FL 2.0 2.0 1334 $2,000 $1.50 72d 1 0.51mi
4166 Gator Trace Villas Cir Unit B Fort Pierce, FL 3.0 2.0 1336 $2,200 $1.65 72d 1 0.57mi
1804 Blue Heron Ln Unit C Fort Pierce, FL 2.0 2.0 1286 $1,900 $1.48 72d 1 0.64mi
1739 N Dovetail Dr Fort Pierce, FL 2.0 2.0 1230 $1,750 $1.42 72d 1 0.67mi
1772 N Dovetail Dr Unit C Fort Pierce, FL 2.0 2.0 1230 $2,100 $1.71 72d 1 0.67mi
1747 N Dovetail Dr Unit A Fort Pierce, FL 2.0 2.0 1286 $2,100 $1.63 72d 1 0.68mi
4215 Gator Trace Ave Unit G Fort Pierce, FL 2.0 2.0 1200 $2,200 $1.83 72d 1 0.72mi
3300 S 7th St Unit B Fort Pierce, FL 2.0 1.0 800 $1,595 $1.99 72d 1 0.77mi
3200 S US Highway 1 Fort Pierce, FL 2.0–3.0 1.0–2.0 1144 $1,509 $1.32 63d 1 0.81mi
928 Fra Mar Pl Fort Pierce, FL 3.0 1.0 1440 $2,000 $1.39 72d 1 0.91mi
802 N Lake Dr Unit B Fort Pierce, FL 2.0 1.0 1000 $1,550 $1.55 72d 1 0.92mi
947 Fra Mar Pl Fort Pierce, FL 2.0 1.0 768 $1,700 $2.21 72d 1 0.96mi
4210 Gator Trace Cir Fort Pierce, FL 2.0 2.0 1316 $2,100 $1.60 63d 1 1.02mi
3030 S US Highway 1 Fort Pierce, FL 3.0 2.0 1184 $1,774 $1.50 63d 1 1.03mi
800 Kanner Dr Unit B Fort Pierce, FL 2.0 1.0 900 $1,550 $1.72 63d 1 1.08mi
4591 Whispering Pines Ln Fort Pierce, FL 2.0 1.0–2.0 576 $1,850 $3.21 72d 1 1.17mi
605 Ixoria Ave Fort Pierce, FL 2.0 2.0 744 $1,450 $1.95 63d 2 1.30mi
605 Ixoria Ave #15 Fort Pierce, FL 2.0 2.0 744 $1,500 $2.02 72d 1 1.32mi
617 Ixoria Ave Unit 2A Fort Pierce, FL 2.0 2.5 764 $1,500 $1.96 72d 1 1.37mi
410 Palm Ave Apt B Fort Pierce, FL 2.0 1.0 800 $1,400 $1.75 63d 1 1.40mi
2902 Oleander Blvd Fort Pierce, FL 3.0 2.0 1276 $2,700 $2.12 72d 1 1.45mi
699 W Weatherbee Rd Fort Pierce, FL 2.0 1.5 1100 $1,875 $1.70 72d 1 1.48mi

Property features AI

Finance

Other
Pets not allowed
HOA & community
Homeowners association with monthly duesHOA provides cable TV, insurance, grounds maintenance, security, water, common area upkeep, and recreation facilitiesAssociation amenities include clubhouse, pool, tennis courts, shuffleboard, pickleball, parking, community room, street lights, and securitySenior community

Exterior

Parking
Assigned parkingAttached garage (garage spaces listed)Covered parking spaces listed
Security
Closed-circuit camerasFire alarmGated community with guard
Utilities
Public waterPublic sewerElectricity connectedSewer connected
Home design
CondominiumOne storyResale conditionFaces north
Construction
Concrete/Stucco/CBS constructionShingle roofBuilt-up living area from public records
Exterior features
Screened porchOpen porchPaved roadPrivate maintained roadNot waterfront

Interior

Kitchen
DisposalDishwasherElectric rangeGas rangeMicrowaveRefrigerator
Bedrooms
One main-level bedroom
Flooring
Ceramic tileLaminateMarble
Bathrooms
Two full bathroomsOne main-level bathroom
Heating & cooling
Central heating (electric)Central airCeiling fansPaddle fans
Interior features
Kitchen islandWalk-in closet(s)Split bedroom layoutBlinds on windows
Laundry & utility
Washer hookup in kitchenElectric water heater

HOA detail $595/mo · $7,140/yr condo

Likely covers
pool
Assessments
None detected in remarks — confirm with the listing agent.

Listing history 39 events

  1. 2026-07-14
    days on market $115,000 Active 89 DOM
  2. 2026-07-13
    days on market $115,000 Active 88 DOM
  3. 2026-07-12
    days on market $115,000 Active 87 DOM
  4. 2026-07-11
    days on market $115,000 Active 86 DOM
  5. 2026-07-10
    days on market $115,000 Active 85 DOM
  6. 2026-07-09
    days on market $115,000 Active 84 DOM
  7. 2026-07-08
    days on market $115,000 Active 83 DOM
  8. 2026-07-07
    days on market $115,000 Active 82 DOM
  9. 2026-07-06
    days on market $115,000 Active 81 DOM
  10. 2026-07-05
    days on market $115,000 Active 80 DOM
  11. 2026-07-04
    days on market $115,000 Active 79 DOM
  12. 2026-07-03
    days on market $115,000 Active 78 DOM
  13. 2026-07-02
    days on market $115,000 Active 77 DOM
  14. 2026-07-01
    days on market $115,000 Active 76 DOM
  15. 2026-06-30
    days on market $115,000 Active 75 DOM
  16. 2026-06-29
    days on market $115,000 Active 74 DOM
  17. 2026-06-28
    days on market $115,000 Active 73 DOM
  18. 2026-06-28
    days on market $115,000 Active 72 DOM
  19. 2026-06-27
    days on market $115,000 Active 71 DOM
  20. 2026-06-25
    days on market $115,000 Active 69 DOM
  21. 2026-06-23
    days on market $115,000 Active 67 DOM
  22. 2026-06-21
    days on market $115,000 Active 66 DOM
  23. 2026-06-18
    days on market $115,000 Active 63 DOM
  24. 2026-06-17
    days on market $115,000 Active 62 DOM
  25. 2026-06-16
    days on market $115,000 Active 61 DOM
  26. 2026-06-15
    days on market $115,000 Active 60 DOM
  27. 2026-06-14
    days on market $115,000 Active 58 DOM
  28. 2026-06-13
    days on market $115,000 Active 57 DOM
  29. 2026-06-10
    days on market $115,000 Active 55 DOM
  30. 2026-06-09
    days on market $115,000 Active 54 DOM
  31. 2026-06-08
    days on market $115,000 Active 53 DOM
  32. 2026-06-07
    days on market $115,000 Active 52 DOM
  33. 2026-06-05
    days on market $115,000 Active 49 DOM
  34. 2026-06-03
    days on market $115,000 Active 48 DOM
  35. 2026-06-02
    days on market $115,000 Active 47 DOM
  36. 2026-06-01
    days on market $115,000 Active 46 DOM
  37. 2026-05-31
    days on market $115,000 Active 45 DOM
  38. 2026-05-30
    days on market $115,000 Active 44 DOM
  39. 2026-04-14
    listed $115,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
  • 🔥 Wildfire 3/10 Moderate
  • 🌡 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 1 unhealthy d/yr today · 1 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
$21,186
− Mortgage interest
−$6,442
− Property taxes
−$1,725
− Insurance
−$575
− Repairs & maintenance
−$1,695
− Management
−$1,695
− HOA
−$7,140
− Depreciation
−$3,345
Taxable loss
−$1,431
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$344
After-tax cash flow
$403/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 Cosmetic rehab Est. rehab $6,040–$18,120 screening

This move-in-ready condo in High Point offers updated amenities and a vibrant community setting. Minor updates to paint and landscaping would further enhance its curb appeal and value.

Value-add opportunities

  • Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
  • Both Landscaping improvements — Enhances curb appeal and adds value
  • Both New flooring in bathrooms — Granite countertops and tile are durable but consider updating for a fresh look
  • Both New kitchen appliances — Stainless steel appliances are durable but consider updating for a fresh look

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Weatherbee Elementary School F FL #1,797/2,144 Nat'l #24,950/41,679 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
B Composite livability gradescore 76/100

Livability — Fort Pierce

Score
76/100
State rank
#226
US rank
#3360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place
Fort Pierce, FL
County
Saint Lucie County · 338,016 people
City population
78,556
Metro
Port St. Lucie, FL
Population (ZIP)
31,143
Household income
$54,082
Rent vs Own
27.5% rent · 72.5% own
Severe rent burden
24% 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
Majority White (62%)
Race & ethnicity
White 62% Hispanic / Latino 22% Two or more races 12% Black 12%
Hispanic origin (detail)
Mexican 10% Puerto Rican 3% Cuban 3%
Common ancestry
Italian 7% Hispanic 2% Lithuanian 1%
Foreign-born
12% · Canada
Languages at home
80% English-only · Spanish 16% French/Haitian/Cajun 3%

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
  • 2026-04-14 Listed $115,000 Beaches MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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