316 SW Todd Ave · Port St. Lucie, FL 34983

$319,000

3 bd · 2.0 ba · 1,356 sqft · SingleFamily public records · 30 Days on market

Built 1989 10,001 sqft lot Est $353k · 10% under

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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 +15.2/30.0
• ARV discount +11.8/15.0
• DSCR +4.7/10.0
• Schools +3.7/10.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming opportunity in the heart of Port St. Lucie! This 3-bedroom, 2-bath, 2 Car garage home offers great potential for homeowners or investors looking to add their personal touch. Featuring a functional layout, spacious living areas, and a large backyard with room to entertain or expand. Conveniently located near shopping, dining, schools, parks, and major highways. With a little TLC, this property can truly shine. Whether you’re searching for a starter home, rental investment, or renovation project, this is a fantastic opportunity to create value in a growing community. Don’t miss your chance to make this home your own!

Key facts

• Near schools
• Near dining
• Near shopping

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• LARGE BACKYARD
• NEAR SHOPPING
• NEAR DINING
• NEAR SCHOOLS

Property features AI

Finance

• HOA & community: Non-gated community; Pets allowed

Exterior

• Parking: Attached garage with garage door opener; 2 total parking spaces (2 covered)
• Utilities: Electricity connected (110V and 220V); Public water; Septic tank sewer
• Home design: Single-story home; Resale property
• Construction: Frame and stucco construction; Shingle/composition roof
• Exterior features: Open patio; Interior lot; Public paved road frontage; Has a view; Faces north

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Built-in features; Living and dining room area; Split bedroom floor plan; Tub with shower
• Laundry & utility: Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (19.9% below list).
• Recommended offer: $255k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• 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: Rents rising (+1.5%/yr); 358 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 41% of the median local income ($75k/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 30 days — a 2% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $70k; list at $319k implies a 359% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,388 (19.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.80% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $352,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1155 SW Hutchins St	0.35mi	3/2.0	1,408 (+4%)	3mo	$380,000	$270	74
414 SW Carter Ave	0.46mi	3/2.0	1,376 (+2%)	2mo	$358,000	$260	74
517 SW Twig Ave	0.34mi	3/2.0	1,284 (-5%)	7mo	$365,000	$284	69
444 SW Exmore Ave	0.32mi	3/2.0	1,215 (-10%)	2mo	$330,000	$272	66
162 SW Ewing Ave	0.36mi	3/2.0	1,494 (+10%)	3mo	$250,000	$167	64
1226 SW Curry St	0.28mi	3/2.0	1,186 (-12%)	4mo	$300,000	$253	62
1534 SW Hutchins St	0.34mi	3/2.0	1,522 (+12%)	3mo	$365,000	$240	62
106 SE Crosspoint Dr	0.66mi	3/2.0	1,336 (-2%)	6mo	$359,000	$269	62
1330 SW Empire St	0.54mi	3/2.0	1,473 (+9%)	1mo	$380,000	$258	60
100 SW Lakehurst Dr	0.66mi	3/2.0	1,442 (+6%)	8mo	$290,000	$201	52
273 SW Nativity Ter Ter	0.72mi	3/2.0	1,275 (-6%)	5mo	$405,000	$318	52
226 SW Nativity Ter	0.74mi	3/2.0	1,556 (+15%)	3mo	$339,900	$218	38

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 · 1.53% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.46×
• Total profit: $-48,628
• Equity at exit: $47,564

10-year hold

• IRR: -9.4%
• Equity multiple: 0.45×
• Total profit: $-48,834
• Equity at exit: $27,581

Cash invested: $89,320 (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 34983

• Home prices YoY: -33.9%
• Rents YoY: 1.5%
• Active inventory: 358
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,554 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $109

Break-even live

Break-even rent $2,416

Max offer price $319,000

Occupancy floor 91%

Sensitivity live

Price	-10% $289	-5% $199	+0% $109	+5% $19	+10% $-72
Rent	-10% $-93	-5% $8	+0% $109	+5% $210	+10% $311
Rate	-1.0pp $269	-0.5pp $190	base $109	+0.5pp $26	+1.0pp $-58

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
326 SW Ray Ave Port Saint Lucie, FL	3.0	2.0	1350	$2,400	$1.78	25d	1	0.13mi
326 SW Ray Ave Port Saint Lucie, FL	3.0	2.0	1350	$2,350	$1.74	23d	1	0.13mi
385 SW Fairway Ave Port Saint Lucie, FL	3.0	2.0	1440	$2,800	$1.94	25d	1	0.29mi
1189 SW Broadview St Port Saint Lucie, FL	2.0	2.0	988	$2,200	$2.23	15d	1	0.31mi
149 SW Fairview Ave Port Saint Lucie, FL	3.0	2.0	1574	$2,550	$1.62	25d	1	0.41mi
1521 SE Ladner St Port Saint Lucie, FL	4.0	2.0	1844	$1,400	$0.76	25d	1	0.53mi
173 SE Fallon Dr Port Saint Lucie, FL	3.0	2.0	1281	$2,400	$1.87	15d	1	0.57mi
121 SE Juper Ave Port Saint Lucie, FL	2.0	2.0	1450	$2,500	$1.72	25d	1	0.58mi
456 SW Prado Ave Port Saint Lucie, FL	3.0	2.0	1376	$2,100	$1.53	15d	1	0.68mi
1626 SW Buffum Ln Port Saint Lucie, FL	4.0	2.0	1704	$2,600	$1.53	25d	1	0.68mi
160 SE Duxbury Ave Port Saint Lucie, FL	2.0	2.5	1521	$2,700	$1.78	25d	1	0.68mi
554 SW Lakehurst Dr Port Saint Lucie, FL	3.0	2.0	1054	$2,100	$1.99	15d	1	0.73mi
642 SW Bolin Ct Port Saint Lucie, FL	3.0	2.0	1166	$2,150	$1.84	23d	1	0.80mi
738 SW Ravenswood Ln Port St Lucie, FL	2.0	2.0	894	$2,100	$2.35	23d	1	0.81mi
1382 SE Sandia Dr Port Saint Lucie, FL	2.0	1.0	945	$1,000	$1.06	25d	1	0.81mi
154 SE Selva Ct Port Saint Lucie, FL	3.0	2.0	1503	$3,000	$2.00	25d	1	0.83mi
205 SW Voltair Ter Port Saint Lucie, FL	2.0	2.0	925	$2,095	$2.26	23d	1	0.86mi
180 SW Voltair Ter Port Saint Lucie, FL	3.0	2.0	1519	$2,500	$1.65	25d	1	0.87mi
210 SW Voltair Ter Port Saint Lucie, FL	3.0	2.0	1526	$2,650	$1.74	25d	1	0.89mi
632 SW Granadeer St Port Saint Lucie, FL	3.0	2.0	1618	$2,495	$1.54	15d	1	0.99mi
161 SW Grimaldo Ter Port Saint Lucie, FL	3.0	2.0	1628	$2,300	$1.41	23d	1	1.02mi
1750 SW Hampshire Ln Port Saint Lucie, FL	3.0	2.0	1597	$2,376	$1.49	15d	1	1.09mi
151 SE Castana Ct Port Saint Lucie, FL	3.0	2.0	1382	$2,500	$1.81	25d	1	1.14mi
107 SE Lucero Dr Port Saint Lucie, FL	3.0	2.0	1326	$2,150	$1.62	23d	1	1.14mi
1881 SE Airoso Blvd Port Saint Lucie, FL	3.0	2.0	1384	$2,200	$1.59	25d	1	1.15mi
1841 SW McAllister Ln Port Saint Lucie, FL	3.0	2.0	1146	$2,250	$1.96	23d	1	1.18mi
351 SW Buswell Ave Port Saint Lucie, FL	2.0	2.0	1234	$2,200	$1.78	15d	1	1.19mi
481 SW Voltair Ter Port Saint Lucie, FL	3.0	2.0	1056	$3,300	$3.12	25d	1	1.21mi
532 SW Buswell Ave Port Saint Lucie, FL	4.0	2.5	1629	$2,750	$1.69	25d	1	1.23mi
116 Prima Vista Blvd Unit A Port St. Lucie, FL	3.0	1.0	1314	$2,600	$1.98	25d	1	1.29mi
562 SE Walters Ter Port Saint Lucie, FL	3.0	2.0	1833	$2,700	$1.47	15d	1	1.31mi
2010 SW Burlington St Port Saint Lucie, FL	3.0	2.0	1118	$2,600	$2.33	25d	1	1.31mi
507 NW Billiar Ave Port St Lucie, FL	3.0	2.0	1249	$2,350	$1.88	23d	1	1.35mi
213 NE Prima Vista Blvd Port Saint Lucie, FL	2.0	1.0	1012	$2,000	$1.98	25d	1	1.47mi

Listing history 15 events

1. 2026-06-13
   statusdays on market $319,000 Pending 30 DOM
2. 2026-06-10
   days on market $319,000 Active Under Contract 29 DOM
3. 2026-06-09
   days on market $319,000 Active Under Contract 28 DOM
4. 2026-06-08
   days on market $319,000 Active Under Contract 27 DOM
5. 2026-06-07
   days on market $319,000 Active Under Contract 26 DOM
6. 2026-06-05
   days on market $319,000 Active Under Contract 23 DOM
7. 2026-06-03
   days on market $319,000 Active Under Contract 22 DOM
8. 2026-06-02
   days on market $319,000 Active Under Contract 21 DOM
9. 2026-06-01
   days on market $319,000 Active Under Contract 20 DOM
10. 2026-05-31
    days on market $319,000 Active Under Contract 19 DOM
11. 2026-05-30
    days on market $319,000 Active Under Contract 18 DOM
12. 2026-05-12
    listed $319,000 Active
13. 2023-01-19
    historical
14. 2023-01-13
    listed $319,900 Active
15. 1995-04-04
    soldstatus $69,500

ⓘ 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: $1,236 · $103/mo
• Projected year-2 tax: $2,648 · $221/mo
• Expected delta: +$1,412/yr (+$118/mo · 114.3%)

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

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 · 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

Taxation est. · year 1

• Rental income: $30,647
• − Mortgage interest: −$17,869
• − Property taxes: −$1,236
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,452
• − Management: −$2,452
• − Depreciation: −$9,280
• Taxable loss: −$4,236
• Est. tax savings @ 24.0%: +$1,017
• After-tax cash flow: $2,322/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): 49,001
• Household income: $75,489
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 843.0

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 0.65)
• Race & ethnicity: White 51% Hispanic / Latino 23% Black 18% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Cuban 3%
• Common ancestry: Hispanic 3% Romanian 2% Italian 1%
• Foreign-born: 19% · Canada, Guatemala, Jamaica
• Languages at home: 74% English-only · Spanish 15% French/Haitian/Cajun 4% Other Indo-European 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: ▼ -209.28%
• Current HPI: 407.6341
• Rent YoY: ▲ 1.53%
• 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

+359.0% since first listed

4 events — show timeline

• 2026-05-12 Listed $319,000 MCRTC
• 2023-01-19 Listing Removed — Beaches MLS
• 2023-01-13 Listed $319,900 Beaches MLS
• 1995-04-04 Sold (Public Records) $69,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,236 · +3.3% YoY. Source: county tax records.