3643 NW Mediterranean Ln #103 · Jensen Beach, FL 34957

$189,000

1 bd · 1.0 ba · 781 sqft · Condo · 158 Days on market

Built 2001 $242/sqft · 6% above area Est $178k · 6% over $149/mo HOA · 8% 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 +12.4/30.0
• ARV discount +4.7/15.0
• 1% rule +4.5/10.0
• Schools +4.5/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

First-floor one-bedroom, one-bath condo in Portofino at Jensen Beach featuring tile flooring in the main living areas and a kitchen with stainless steel appliances. Well-maintained with a convenient ground-floor location, close to shopping, dining, and beaches. Move-in ready and ideal for a primary residence or seasonal retreat.

Key facts

• $149 HOA
• Community pool
• Built 2001

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $-32 ($-388/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (4.7% below list).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 4.1% in Jensen Beach — 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 70/100 on livability (#432 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B+; Watch: amenities F, commute F, health & safety 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: Rents rising (+1.0%/yr); 536 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 31% of the median local income ($70k/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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago 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.
• Current owner paid $40k; list at $189k implies a 370% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,320 (12.0% 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 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 B-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. 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?
9. 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.
10. 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.
11. 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: 0.95% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 8.7

CMA / ARV

• ARV (median comp): $177,820
• List price: $189,000
• Delta: 6.29%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.0% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.32×
• Total profit: $-36,122
• Equity at exit: $28,181

10-year hold

• IRR: -18.5%
• Equity multiple: 0.10×
• Total profit: $-47,634
• Equity at exit: $16,341

Cash invested: $52,920 (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 34957

• Rents YoY: 1.0%
• Active inventory: 536
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,801 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$149
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-32

Break-even live

Break-even rent $1,842

Max offer price $184,317

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3655 NW Adriatic Ln #307 Jensen Beach, FL	1.0	1.0	781	$1,595	$2.04	14d	1	0.03mi
3690 NW Mediterranean Ln Unit 12-305 Jensen Beach, FL	2.0	2.0	1067	$1,850	$1.73	23d	1	0.03mi
3805 NW Mediterranean Ln Jensen Beach, FL	2.0	2.0	1067	$1,975	$1.85	14d	1	0.03mi
3628 NW Adriatic Ln Jensen Beach, FL	2.0	2.0	1067	$1,875	$1.76	14d	1	0.03mi
3605 NW Adriatic Ln Unit 7-103 Jensen Beach, FL	2.0	2.0	1067	$1,850	$1.73	14d	1	0.03mi
3620 NW Adriatic Ln #306 Jensen Beach, FL	1.0	1.0	781	$1,595	$2.04	23d	1	0.03mi
3614 NW Adriatic Ln Jensen Beach, FL	1.0	1.0	781	$1,550	$1.98	23d	1	0.03mi
3617 NW Adriatic Ln Jensen Beach, FL	1.0	1.0	802	$1,595	$1.99	23d	1	0.03mi
3624 NW Adriatic Ln Unit 308 Jensen Beach, FL	1.0	1.0	781	$1,659	$2.12	23d	1	0.07mi
3769 NW Mediterranean Ln Jensen Beach, FL	1.0	1.0	795	$1,700	$2.14	23d	1	0.08mi
3904 NW Cinnamon Tree Cir Jensen Beach, FL	2.0	2.0	1037	$2,000	$1.93	23d	1	0.35mi
4116 NW Cinnamon Tree Cir Jensen Beach, FL	2.0	2.0	1037	$2,100	$2.03	14d	1	0.37mi
4041 NW Cinnamon Tree Cir Jensen Beach, FL	2.0	2.0	1037	$2,000	$1.93	23d	1	0.54mi
2283 NW 22nd Ave #104 Stuart, FL	2.0	2.0	1074	$2,100	$1.96	23d	1	1.20mi
2444 SE Garden Ter Port St. Lucie, FL	2.0	2.0	861	$1,950	$2.26	14d	1	1.25mi
2233 NW 22nd Ave #102 Stuart, FL	2.0	2.0	1030	$2,200	$2.14	21d	1	1.26mi
2416 SE Garden Ter #203 Port St Lucie, FL	2.0	2.0	861	$1,700	$1.97	23d	1	1.29mi
1010 NW Fresco Way Jensen Beach, FL	1.0–3.0	1.0–2.0	1011	$1,725	$1.71	14d	10	1.34mi
1225 NW 21st St Unit 7-705 Stuart, FL	1.0	1.5	747	$1,550	$2.07	14d	1	1.44mi
1225 NW 21st St Unit 8-815 Stuart, FL	2.0	2.0	1014	$1,950	$1.92	23d	1	1.44mi
1225 NW 21st St Unit 35-3512 Stuart, FL	1.0	1.5	747	$1,395	$1.87	23d	1	1.45mi
1225 NW 21st St Unit 36-3609 Stuart, FL	2.0	2.0	1014	$1,700	$1.68	21d	1	1.45mi
1225 NW 21st St Stuart, FL	1.0	1.5	773	$1,350	$1.75	14d	1	1.45mi
1225 NW 21st St Stuart, FL	1.0	1.5	773	$1,500	$1.94	21d	3	1.45mi
2201 NW Federal Hwy Stuart, FL	1.0–3.0	1.0–2.0	1080	$1,810	$1.68	14d	18	1.45mi

HOA detail condo

• Monthly dues: $149 · $1,788/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $189,000 Active 158 DOM
2. 2026-06-17
   days on market $189,000 Active 157 DOM
3. 2026-06-16
   days on market $189,000 Active 156 DOM
4. 2026-06-15
   days on market $189,000 Active 155 DOM
5. 2026-06-14
   days on market $189,000 Active 153 DOM
6. 2026-06-13
   days on market $189,000 Active 152 DOM
7. 2026-06-10
   days on market $189,000 Active 150 DOM
8. 2026-06-09
   days on market $189,000 Active 149 DOM
9. 2026-06-08
   days on market $189,000 Active 148 DOM
10. 2026-06-07
    days on market $189,000 Active 147 DOM
11. 2026-06-03
    days on market $189,000 Active 143 DOM
12. 2026-06-02
    days on market $189,000 Active 142 DOM
13. 2026-06-01
    days on market $189,000 Active 141 DOM
14. 2026-05-31
    days on market $189,000 Active 140 DOM
15. 2026-05-31
    days on market $189,000 Active 139 DOM
16. 2026-01-10
    listed $189,000 Active 330-char remark

    Show marketing remark (330 chars)

    First-floor one-bedroom, one-bath condo in Portofino at Jensen Beach featuring tile flooring in the main living areas and a kitchen with stainless steel appliances. Well-maintained with a convenient ground-floor location, close to shopping, dining, and beaches. Move-in ready and ideal for a primary residence or seasonal retreat.

17. 2009-05-28
    soldstatus $40,200 162-char remark

    Show marketing remark (162 chars)

    1 BEDROOM 1 BATH CONDO, GROUND FLOOR UNIT, COVERED SCREEN PATIO, GREAT LOCATION IN JENSEN BEACH, CLOSE TO SHOPPING, AND DINNING, JUST A FEW MINUTES TO THE BEACH!!

18. 2009-05-12
    historical 162-char remark

    Show marketing remark (162 chars)

    1 BEDROOM 1 BATH CONDO, GROUND FLOOR UNIT, COVERED SCREEN PATIO, GREAT LOCATION IN JENSEN BEACH, CLOSE TO SHOPPING, AND DINNING, JUST A FEW MINUTES TO THE BEACH!!

19. 2009-05-08
    listed $37,500 162-char remark

    Show marketing remark (162 chars)

    1 BEDROOM 1 BATH CONDO, GROUND FLOOR UNIT, COVERED SCREEN PATIO, GREAT LOCATION IN JENSEN BEACH, CLOSE TO SHOPPING, AND DINNING, JUST A FEW MINUTES TO THE BEACH!!

20. 2007-05-30
    historical
21. 2006-05-12
    listed $164,900

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $21,612
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − HOA: −$1,788
• − Depreciation: −$5,498
• Taxable loss: −$3,499
• Est. tax savings @ 24.0%: +$840
• After-tax cash flow: $451/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 — Jensen Beach

• Score: 70/100
• State rank: #432
• US rank: #7719

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Martin County · 165,223 people
• City population: 23,462
• Metro: Port St. Lucie, FL
• Population (ZIP): 23,462
• Household income: $70,403
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 946.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 6% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% Tagalog/Filipino 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: ▼ -319.66%
• Current HPI: 340.0172
• Rent YoY: ▲ 1.00%
• 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

+14.6% since first listed

6 events — show timeline

• 2026-01-10 Listed $189,000 Beaches MLS
• 2009-05-28 Sold (MLS) $40,200 Beaches MLS
• 2009-05-12 Listing Removed — Beaches MLS
• 2009-05-08 Listed $37,500 Beaches MLS
• 2007-05-30 Listing Removed — Beaches MLS
• 2006-05-12 Listed $164,900 Beaches MLS