1684 SE Green Acres Cir · Port St. Lucie, FL 34952

$230,000

8 bd · 8.0 ba · 1,154 sqft · Other · 31 Days on market

Built 1987 Poor condition

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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).

• Cash flow +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Schools +3.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

One story villa end unit in a four unit building

Key facts

• Four unit building
• One story villa
• End unit

Tags

• ONE STORY VILLA
• END UNIT
• FOUR UNIT BUILDING

What this means for you Summary

Snapshot

• This is a 8-bed/8.0-bath other listed at $230k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 C — 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 (+1.9%/yr); 639 active listings in the ZIP; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $2,426/mo this rent would consume 47% of the median local household income ($62k/yr) (locally 1759% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 31 days — a 3% lower offer ($223k) 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 $223,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.71×
• Total profit: $-18,991
• Equity at exit: $34,294

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-14
• Equity at exit: $19,886

Cash invested: $64,400 (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 34952

• Home prices YoY: -29.6%
• Rents YoY: 1.9%
• Active inventory: 639
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,426 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $327

Break-even live

Break-even rent $2,012

Max offer price $230,000

Occupancy floor 82%

Sensitivity live

Price	-10% $486	-5% $407	+0% $327	+5% $248	+10% $168
Rent	-10% $136	-5% $232	+0% $327	+5% $423	+10% $519
Rate	-1.0pp $443	-0.5pp $386	base $327	+0.5pp $268	+1.0pp $207

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $230,000 Active 31 DOM
2. 2026-06-17
   days on market $230,000 Active 30 DOM
3. 2026-06-16
   days on market $230,000 Active 29 DOM
4. 2026-06-15
   days on market $230,000 Active 28 DOM
5. 2026-06-14
   days on market $230,000 Active 26 DOM
6. 2026-06-13
   days on market $230,000 Active 25 DOM
7. 2026-06-10
   days on market $230,000 Active 23 DOM
8. 2026-06-09
   days on market $230,000 Active 22 DOM
9. 2026-06-08
   days on market $230,000 Active 21 DOM
10. 2026-06-07
    days on market $230,000 Active 20 DOM
11. 2026-06-05
    days on market $230,000 Active 17 DOM
12. 2026-06-03
    days on market $230,000 Active 16 DOM
13. 2026-06-02
    days on market $230,000 Active 15 DOM
14. 2026-06-01
    days on market $230,000 Active 14 DOM
15. 2026-05-31
    days on market $230,000 Active 13 DOM
16. 2026-05-30
    days on market $230,000 Active 12 DOM
17. 2026-05-19
    listed $230,000 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 · 25 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: $29,117
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,329
• − Management: −$2,329
• − Depreciation: −$6,691
• Taxable income: $284
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $3,860/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 · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs across all systems and areas, making it a significant investment opportunity for a thorough renovation.

Repairs flagged

• Major Kitchen renovation — No photos, but given the poor condition, a full renovation is likely needed.
• Major Bathroom renovation — No photos, but given the poor condition, a full renovation is likely needed.
• Major Roof replacement — No photos, but given the poor condition, a full replacement is likely needed.
• Major Exterior siding repair — No photos, but given the poor condition, a full repair or replacement is likely needed.
• Major Flooring replacement — No photos, but given the poor condition, a full replacement is likely needed.
• Major Interior wall and paint repair — No photos, but given the poor condition, a full repair is likely needed.
• Major Window replacement — No photos, but given the poor condition, a full replacement is likely needed.
• Major HVAC/mechanical replacement — No photos, but given the poor condition, a full replacement is likely needed.
• Major Landscaping and curb appeal improvement — No photos, but given the poor condition, a full improvement is likely needed.

Value-add opportunities

• Both Kitchen renovation — A modern kitchen can significantly increase both resale and rental value.
• Both Bathroom renovation — Upgraded bathrooms are a major selling point for both buyers and renters.
• Both Roof replacement — A new roof is a critical safety and aesthetic improvement that boosts both resale and rental value.
• Both Exterior siding repair — Aesthetic improvements to the exterior can enhance curb appeal and property value.
• Both Flooring replacement — Fresh flooring can make a significant difference in the home's appearance and value.
• Both Interior wall and paint repair — A fresh coat of paint and repairs can make the interior look new and increase value.
• Both Window replacement — New windows can improve energy efficiency and increase the home's curb appeal.
• Both HVAC/mechanical replacement — A new HVAC system can improve comfort and energy efficiency, boosting both resale and rental value.
• Both Landscaping and curb appeal improvement — A well-maintained yard and landscaping can significantly enhance the home's curb appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen renovation · No photos, but given the poor condition, a full renovation is likely needed.	Major	$15,000–50,000
Bathroom renovation · No photos, but given the poor condition, a full renovation is likely needed.	Major	$15,000–50,000
Roof replacement · No photos, but given the poor condition, a full replacement is likely needed.	Major	$15,000–50,000
Exterior siding repair · No photos, but given the poor condition, a full repair or replacement is likely needed.	Major	$15,000–50,000
Flooring replacement · No photos, but given the poor condition, a full replacement is likely needed.	Major	$15,000–50,000
Interior wall and paint repair · No photos, but given the poor condition, a full repair is likely needed.	Major	$15,000–50,000
Window replacement · No photos, but given the poor condition, a full replacement is likely needed.	Major	$15,000–50,000
HVAC/mechanical replacement · No photos, but given the poor condition, a full replacement is likely needed.	Major	$15,000–50,000
Landscaping and curb appeal improvement · No photos, but given the poor condition, a full improvement is likely needed.	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both Kitchen renovation — A modern kitchen can significantly increase both resale and rental value. ↑
• Both Bathroom renovation — Upgraded bathrooms are a major selling point for both buyers and renters. ↑
• Both Roof replacement — A new roof is a critical safety and aesthetic improvement that boosts both resale and rental value. ↑
• Both Exterior siding repair — Aesthetic improvements to the exterior can enhance curb appeal and property value. ↑
• Both Flooring replacement — Fresh flooring can make a significant difference in the home's appearance and value. ↑
• Both Interior wall and paint repair — A fresh coat of paint and repairs can make the interior look new and increase value. ↑
• Both Window replacement — New windows can improve energy efficiency and increase the home's curb appeal. ↑
• Both HVAC/mechanical replacement — A new HVAC system can improve comfort and energy efficiency, boosting both resale and rental value. ↑
• Both Landscaping and curb appeal improvement — A well-maintained yard and landscaping can significantly enhance the home's curb appeal and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 42,655
• Household income: $61,628
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 1759.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 19% Two or more races 14% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Hispanic 1%
• Foreign-born: 18% · Canada, Jamaica, China
• Languages at home: 76% English-only · Spanish 16% French/Haitian/Cajun 3% Tagalog/Filipino 2%

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: ▼ -155.80%
• Current HPI: 371.0573
• Rent YoY: ▲ 1.92%
• 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

• 2026-05-19 Listed $230,000 FSBO.com