12806 SW Forli Way · Port St. Lucie, FL 34987

$345,000

3 bd · 2.5 ba · 1,673 sqft · Land · 75 Days on market

Built 2026 1,917 sqft lot $107/mo HOA · 4% of rent

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Why this score? — see what drove the D 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 +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.7/10.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Glen is one of our two-story townhome floorplans featured in our Central Park Community in Port St. Lucie, Florida. Welcome to this stylish and modern townhome nestled in a serene community. Boasting three spacious bedrooms, two and a half luxurious baths, and a convenient two-car garage, this residence offers the perfect blend of comfort and functionality. This all-concrete block construction home spans 1,673 square feet, featuring 3 bedrooms and 2.5 bathrooms. Step inside to discover sleek, contemporary design elements complemented by high-end finishes throughout, including luxury vinyl plank flooring in the main living and wet areas for a polished, easy-to-maintain look. The open concept living area is ideal for both relaxation and entertainment, featuring a kitchen equipped with stainless-steel appliances, quartz countertops, and ample cabinet space. Enjoy seamless indoor-outdoor living with a covered rear lanai, perfect for dining or soaking in the sunshine. Upstairs, the primary bedroom serves as a tranquil retreat, complete with a lavish ensuite bath featuring dual sinks and a separate walk-in shower. Two additional bedrooms offer flexibility for guests, home offices, or hobbies, while a convenient laundry room adds practicality to daily life. Experience the ultimate convenience with smart home technology integrated throughout, allowing you to control lighting, temperature, security, and more with ease. With energy-efficient features and modern amenities, this town

Key facts

• Dog park
• Tennis
• Resort style pool

Tags

• RESORT STYLE POOL
• SPLASH PARK
• DOG PARK
• BASKETBALL
• PICKLEBALL
• TENNIS

Property features AI

Finance

• Other: Pets allowed (with number limits)
• HOA & community: Community amenities include clubhouse, pool, playground, dog park, tennis courts, and pickleball courts; HOA fee approximately $107 monthly (covers common areas)

Exterior

• Parking: Attached 1-car garage (1 covered space, 1 total parking)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Townhouse; New construction by D.R. Horton; Two stories; Faces east
• Construction: Block and stucco construction; Composition/shingle roof
• Exterior features: Covered patio; Patio

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal
• Bedrooms: No main-level bedrooms
• Flooring: Carpet; Other
• Bathrooms: Two full bathrooms and one half bathroom (three total); One bathroom on the main level
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Entrance foyer; Kitchen island; Walk-in closets; Split bedroom layout; Unfurnished
• Laundry & utility: Inside laundry with washer hookup; Electric water heater

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $345k.

Deal economics

• At list price, monthly cash flow is $-45 ($-536/yr) — negative.
• To cash-flow at today's rent, offer at most $337k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (15.6% below list).
• Recommended offer: $291k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.9% in Port St. Lucie — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents rising (+2.8%/yr); 1133 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 39% of the median local income ($90k/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.
• 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 75 days — a 6% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $291,344 (15.6% 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 75 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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 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: 0.84% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.39×
• Total profit: $-59,402
• Equity at exit: $51,441

10-year hold

• IRR: -9.9%
• Equity multiple: 0.40×
• Total profit: $-58,053
• Equity at exit: $29,829

Cash invested: $96,600 (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 34987

• Home prices YoY: -21.6%
• Rents YoY: 2.8%
• Active inventory: 1133
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,913 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$220 /mo · $2,638/yr
• Insurance: −$144
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$107
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $-45

Break-even live

Break-even rent $2,970

Max offer price $337,109

Occupancy floor 97%

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12845 SW Forli Way Port Saint Lucie, FL	3.0	2.5	1758	$2,800	$1.59	14d	1	0.05mi
12865 SW Forli Way Port Saint Lucie, FL	3.0	2.5	1673	$2,700	$1.61	21d	1	0.06mi
13138 SW Valletta Way Port Saint Lucie, FL	3.0–4.0	2.5	1727	$2,685	$1.55	14d	25	0.10mi
9670 SW Libertas Way Port Saint Lucie, FL	3.0	2.0	1503	$2,700	$1.80	14d	1	0.22mi
9509 SW Libertas Way Port Saint Lucie, FL	3.0	2.0	1503	$2,800	$1.86	23d	1	0.39mi
9796 SW Santini Rd Port Saint Lucie, FL	2.0	2.0	1929	$3,500	$1.81	14d	1	0.42mi
12271 SW Rimini Way Port Saint Lucie, FL	3.0	2.0	1504	$2,400	$1.60	23d	1	0.51mi
12134 SW Rimini Way Port Saint Lucie, FL	3.0	2.0	1504	$2,500	$1.66	23d	1	0.57mi
12500 Roma Way Port Saint Lucie, FL	1.0–3.0	1.0–2.0	969	$2,657	$2.74	14d	7	0.68mi
9231 SW Pepoli Way Port Saint Lucie, FL	3.0	2.0	1646	$2,750	$1.67	21d	1	0.80mi
9231 SW Pepoli Way Port Saint Lucie, FL	3.0	2.0	1646	$2,750	$1.67	23d	1	0.80mi
11590 SW Roma Cir Port St. Lucie, FL	1.0–3.0	1.0–2.5	1179	$3,071	$2.60	14d	36	0.82mi
11590 Roma Way Unit 7-105 Port St. Lucie, FL	3.0	2.0	1265	$2,660	$2.10	14d	1	0.85mi
11590 Roma Way Unit 9-303 Port St. Lucie, FL	2.0	2.0	1121	$2,410	$2.15	14d	1	0.85mi
12813 SW Ambra St Port Saint Lucie, FL	3.0	2.5	1828	$3,200	$1.75	14d	1	0.91mi
9184 SW Esule Way Port Saint Lucie, FL	3.0	2.0	1787	$2,750	$1.54	14d	1	1.00mi
9084 SW Arco Way Port Saint Lucie, FL	3.0	3.0	2129	$4,500	$2.11	23d	1	1.00mi
11344 SW Pietra Way Port Saint Lucie, FL	3.0	3.0	2129	$3,700	$1.74	14d	1	1.07mi
14058 SW Surina St Port Saint Lucie, FL	4.0	2.0	1894	$2,990	$1.58	14d	1	1.11mi
9630 SW Flowermound Cir Port Saint Lucie, FL	3.0	2.0	1761	$2,495	$1.42	14d	1	1.13mi
11267 SW Pietra Way Port Saint Lucie, FL	2.0	2.0	1667	$3,200	$1.92	23d	1	1.16mi
10936 SW Vasari Way Port Saint Lucie, FL	4.0	2.5	2100	$3,450	$1.64	14d	1	1.17mi
11477 SW Patterson St Port Saint Lucie, FL	3.0	2.0	1649	$2,600	$1.58	23d	1	1.19mi
10231 SW Latium Way Port Saint Lucie, FL	3.0	3.0	2129	$4,900	$2.30	23d	1	1.19mi
11160 SW Lunata Way Port Saint Lucie, FL	3.0	2.0	1968	$3,850	$1.96	23d	1	1.21mi
10057 SW Newberry Ave Port Saint Lucie, FL	3.0	2.0	1649	$2,500	$1.52	21d	1	1.23mi
14143 SW Safi Ter Port Saint Lucie, FL	3.0	2.0	1651	$2,900	$1.76	14d	1	1.24mi
14075 SW Thorens Dr Port Saint Lucie, FL	3.0	2.5	1916	$2,800	$1.46	23d	1	1.28mi
10495 SW Orana Dr Port Saint Lucie, FL	3.0	2.0	1657	$3,000	$1.81	23d	1	1.30mi
9728 SW Eastbrook Cir Port Saint Lucie, FL	2.0	2.0	1332	$2,300	$1.73	14d	1	1.32mi
14122 SW Thorens Dr Port Saint Lucie, FL	3.0	2.5	1674	$2,700	$1.61	14d	1	1.32mi
14162 SW Thorens Dr Port Saint Lucie, FL	3.0	2.5	1754	$2,650	$1.51	23d	1	1.32mi
12401 SW Arabella Dr Port Saint Lucie, FL	4.0	2.0	1916	$2,650	$1.38	23d	1	1.33mi
10736 SW Prato Way Port Saint Lucie, FL	4.0	2.0	1955	$2,700	$1.38	23d	1	1.35mi
9282 SW Miracoli Way Port Saint Lucie, FL	3.0	2.0	1932	$4,900	$2.54	23d	1	1.36mi
10695 SW Prato Way Port Saint Lucie, FL	4.0	2.0	1916	$2,850	$1.49	14d	1	1.42mi
10574 SW Cambria Ln Port Saint Lucie, FL	4.0	2.0	1916	$3,000	$1.57	23d	1	1.43mi
10241 SW Newberry Ave Port St. Lucie, FL	2.0–3.0	2.5	1448	$2,905	$2.01	14d	29	1.50mi

HOA detail

• Monthly dues: $107 · $1,284/yr
• Likely covers: security

Listing history 21 events

1. 2026-06-18
   days on market $345,000 Active 75 DOM
2. 2026-06-17
   days on market $345,000 Active 74 DOM
3. 2026-06-16
   days on market $345,000 Active 73 DOM
4. 2026-06-15
   days on market $345,000 Active 72 DOM
5. 2026-06-14
   days on market $345,000 Active 70 DOM
6. 2026-06-13
   days on market $345,000 Active 69 DOM
7. 2026-06-10
   days on market $345,000 Active 67 DOM
8. 2026-06-09
   days on market $345,000 Active 66 DOM
9. 2026-06-08
   days on market $345,000 Active 65 DOM
10. 2026-06-07
    days on market $345,000 Active 64 DOM
11. 2026-06-05
    days on market $345,000 Active 61 DOM
12. 2026-06-03
    days on market $345,000 Active 60 DOM
13. 2026-06-02
    days on market $345,000 Active 59 DOM
14. 2026-06-01
    days on market $345,000 Active 58 DOM
15. 2026-05-31
    days on market $345,000 Active 57 DOM
16. 2026-05-30
    days on market $345,000 Active 56 DOM
17. 2026-04-27
    price $345,000
18. 2026-04-04
    listed $351,040 Active
19. 2026-03-03
    price $351,040 1500-char remark

    Show marketing remark (1500 chars)

    The Glen is one of our two-story townhome floorplans featured in our Central Park Community in Port St. Lucie, Florida. Welcome to this stylish and modern townhome nestled in a serene community. Boasting three spacious bedrooms, two and a half luxurious baths, and a convenient two-car garage, this residence offers the perfect blend of comfort and functionality. This all-concrete block construction home spans 1,673 square feet, featuring 3 bedrooms and 2.5 bathrooms. Step inside to discover sleek, contemporary design elements complemented by high-end finishes throughout, including luxury vinyl plank flooring in the main living and wet areas for a polished, easy-to-maintain look. The open concept living area is ideal for both relaxation and entertainment, featuring a kitchen equipped with stainless-steel appliances, quartz countertops, and ample cabinet space. Enjoy seamless indoor-outdoor living with a covered rear lanai, perfect for dining or soaking in the sunshine. Upstairs, the primary bedroom serves as a tranquil retreat, complete with a lavish ensuite bath featuring dual sinks and a separate walk-in shower. Two additional bedrooms offer flexibility for guests, home offices, or hobbies, while a convenient laundry room adds practicality to daily life. Experience the ultimate convenience with smart home technology integrated throughout, allowing you to control lighting, temperature, security, and more with ease. With energy-efficient features and modern amenities, this town

20. 2026-01-04
    listed $350,235 Active 1500-char remark

    Show marketing remark (1500 chars)

    The Glen is one of our two-story townhome floorplans featured in our Central Park Community in Port St. Lucie, Florida. Welcome to this stylish and modern townhome nestled in a serene community. Boasting three spacious bedrooms, two and a half luxurious baths, and a convenient two-car garage, this residence offers the perfect blend of comfort and functionality. This all-concrete block construction home spans 1,673 square feet, featuring 3 bedrooms and 2.5 bathrooms. Step inside to discover sleek, contemporary design elements complemented by high-end finishes throughout, including luxury vinyl plank flooring in the main living and wet areas for a polished, easy-to-maintain look. The open concept living area is ideal for both relaxation and entertainment, featuring a kitchen equipped with stainless-steel appliances, quartz countertops, and ample cabinet space. Enjoy seamless indoor-outdoor living with a covered rear lanai, perfect for dining or soaking in the sunshine. Upstairs, the primary bedroom serves as a tranquil retreat, complete with a lavish ensuite bath featuring dual sinks and a separate walk-in shower. Two additional bedrooms offer flexibility for guests, home offices, or hobbies, while a convenient laundry room adds practicality to daily life. Experience the ultimate convenience with smart home technology integrated throughout, allowing you to control lighting, temperature, security, and more with ease. With energy-efficient features and modern amenities, this town

21. 2024-10-04
    soldstatus $3,344,000

ⓘ 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: $2,638 · $220/mo
• Projected year-2 tax: $2,864 · $239/mo
• Expected delta: +$225/yr (+$19/mo · 8.5%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 19 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

Taxation est. · year 1

• Rental income: $34,961
• − Mortgage interest: −$19,325
• − Property taxes: −$2,638
• − Insurance: −$2,522
• − Repairs & maintenance: −$2,797
• − Management: −$2,797
• − HOA: −$1,284
• − Depreciation: −$10,036
• Taxable loss: −$6,439
• Est. tax savings @ 24.0%: +$1,545
• After-tax cash flow: $1,009/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: 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

Livability — Port St. Lucie

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Port St. Lucie, FL
• County: Saint Lucie County · 337,150 people
• City population: 221,051
• Metro: Port St. Lucie, FL
• Population (ZIP): 21,727
• Household income: $90,201
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 597.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Black 12% Two or more races 11%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 1%
• Common ancestry: Romanian 4% Italian 3% Scotch-Irish 2%
• Foreign-born: 15% · Canada, Dominican Republic, Jamaica
• Languages at home: 83% English-only · Spanish 13% Arabic 1% Other Indo-European 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: —

Market trends

• HPI YoY: ▼ -74.23%
• Current HPI: 269.222
• Rent YoY: ▲ 2.77%
• 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

-89.7% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $345,000 Beaches MLS
• 2026-04-04 Listed $351,040 Beaches MLS
• 2026-03-03 Price Changed $351,040 Zillow
• 2026-01-04 Listed $350,235 Zillow
• 2024-10-04 Sold (Public Records) $3,344,000 Public Records

Property tax history

+245.0%/yr

Latest (2025): $2,638 · +742.2% YoY. Source: county tax records.