2600 SE Ocean Blvd Unit JJ18 · Stuart, FL 34996

$135,000

2 bd · 2.0 ba · 1,089 sqft · Condo public records · 51 Days on market

Built 1973 $124/sqft · at area comps Est $133k · at est. $586/mo HOA · 23% of rent

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Why this score? — see what drove the A- 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 +29.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.0/15.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2nd floor corner unit is ready for YOU! Location, Location, Location: close to & in most cases walking distance to The Fresh Market, shopping, restaurants, doctor's offices, Rx, library, playhouse, hospital, churches, public golf courses and the beautiful beaches of Hutchinson Island. This friendly & socially active community offers many amenities you will enjoy: clubhouse w/ exercise equipment, heated pool, BBQ, kitchen, shuffleboard & much more. Dining room has built-in hutch & dry bar. Glassed in porch w/ tinted windows & solar shade, 2nd bedroom has Murphy bed wall unit. Master bedroom is large w/ updated bath. Neither pets nor trucks are allowed + unit can't be rented for first 2 years. Personal interview required before closing. EZ to show.

Key facts

• Corner condo
• Tile floors
• White cabinets

Tags

• CORNER CONDO
• WHITE CABINETS
• TILED BACKSPLASH
• ADDED CABINETRY
• TILE FLOORS
• VINYL PLANK FLOORS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Has homeowners association; Association fee includes management, common areas, cable TV, insurance, internet, laundry, legal/accounting, grounds and structure maintenance, parking, recreation facilities, reserve fund, road maintenance, trash and water; Community features include barbecue, billiard room, bocce court, clubhouse, fitness center, game room, kitchen facilities, laundry facilities, library, non-gated community, on-site property manager, pool, shuffleboard and trails/paths; Senior community

Exterior

• Parking: Assigned parking; Guest parking; See remarks for additional parking details
• Utilities: Cable available; Electricity available and connected (110V and 220V); Water available and connected (public); Public sewer connected; Trash collection
• Home design: Mansard roof; 1 story; Resale property
• Construction: Block, concrete and stucco construction
• Exterior features: Sprinkler/irrigation; Porch; Patio (screened); Storm/security shutters; Community pool; Has view; Paved road access; Automatic sprinklers

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Pantry
• Bedrooms: 2 possible bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Furnished; Separate/formal dining room; Entrance foyer; Living/dining room; Pantry; Separate shower; Upper level primary; Walk-in closet(s); Metal and single-hung windows with shutters
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 4.1% in Stuart — 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 84/100 on livability (#39 in FL, #790 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: crime C-, employment C-, amenities 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: 251 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $55k; list at $135k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 23% of rent.
• Climate carrying-cost: major flood risk; 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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. 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: 1.92% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.36%
• DSCR: 1.68
• GRM: 4.3

CMA / ARV

• ARV (median comp): $133,414
• List price: $135,000
• Delta: 1.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.2%
• Equity multiple: 3.66×
• Total profit: $100,572
• Equity at exit: $121,619

10-year hold

• IRR: 29.5%
• Equity multiple: 8.31×
• Total profit: $276,196
• Equity at exit: $262,275

Cash invested: $37,800 (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 34996

• Home prices YoY: 2.1%
• Active inventory: 251
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,592 high
• Mortgage (P&I): −$708
• Tax from tax record: −$214 /mo · $2,564/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$586
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $417

Break-even live

Break-even rent $2,064

Max offer price $135,000

Occupancy floor 79%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,900	$2.00	14d	3	0.07mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	23d	6	0.27mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	14d	8	0.27mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	14d	3	0.27mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	23d	1	0.34mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$2,258	$2.55	14d	12	0.42mi
1196 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1309	$4,300	$3.28	23d	1	0.49mi
262 SE Monterey Ave Stuart, FL	3.0	1.0	1001	$3,500	$3.50	23d	1	0.56mi
333 SE Martin Ave Unit 1F Stuart, FL	2.0	1.0	778	$1,800	$2.31	23d	1	0.61mi
175 SE Saint Lucie Blvd Stuart, FL	2.0	2.0–2.5	1300	$2,600	$2.00	23d	4	0.62mi
150 SE Four Winds Dr Unit B303 Stuart, FL	2.0	2.0	1359	$2,500	$1.84	23d	1	0.75mi
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	23d	3	0.93mi
217 SE Coconut Ave Stuart, FL	2.0	1.0	1197	$5,000	$4.18	23d	1	1.13mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$3,800	$4.57	23d	1	1.47mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$1,900	$2.28	21d	1	1.47mi

HOA detail condo

• Monthly dues: $586 · $7,032/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $135,000 Active 51 DOM
2. 2026-06-17
   days on market $135,000 Active 50 DOM
3. 2026-06-16
   days on market $135,000 Active 49 DOM
4. 2026-06-15
   days on market $135,000 Active 48 DOM
5. 2026-06-14
   days on market $135,000 Active 46 DOM
6. 2026-06-13
   days on market $135,000 Active 45 DOM
7. 2026-06-10
   days on market $135,000 Active 43 DOM
8. 2026-06-09
   days on market $135,000 Active 42 DOM
9. 2026-06-08
   days on market $135,000 Active 41 DOM
10. 2026-06-07
    days on market $135,000 Active 40 DOM
11. 2026-06-03
    days on market $135,000 Active 36 DOM
12. 2026-06-02
    days on market $135,000 Active 35 DOM
13. 2026-06-01
    days on market $135,000 Active 34 DOM
14. 2026-05-31
    days on market $135,000 Active 33 DOM
15. 2026-05-31
    days on market $135,000 Active 32 DOM
16. 2026-04-28
    listed $135,000 Active 1065-char remark
17. 2016-01-11
    price $55,000 791-char remark

    Show marketing remark (791 chars)

    This 2nd floor corner unit is ready for YOU! Location, Location, Location: close to & in most cases walking distance to The Fresh Market, shopping, restaurants, doctor's offices, Rx, library, playhouse, hospital, churches, public golf courses and the beautiful beaches of Hutchinson Island. This friendly & socially active community offers many amenities you will enjoy: clubhouse w/ exercise equipment, heated pool, BBQ, kitchen, shuffleboard & much more. Dining room has built-in hutch & dry bar. Glassed in porch w/ tinted windows & solar shade, 2nd bedroom has Murphy bed wall unit. Master bedroom is large w/ updated bath. Neither pets nor trucks are allowed + unit can't be rented for first 2 years. Personal interview required before closing. EZ to show.

18. 2013-04-26
    soldstatus $55,000
19. 2013-04-18
    soldstatus $55,000 791-char remark

    Show marketing remark (791 chars)

    This 2nd floor corner unit is ready for YOU! Location, Location, Location: close to & in most cases walking distance to The Fresh Market, shopping, restaurants, doctor's offices, Rx, library, playhouse, hospital, churches, public golf courses and the beautiful beaches of Hutchinson Island. This friendly & socially active community offers many amenities you will enjoy: clubhouse w/ exercise equipment, heated pool, BBQ, kitchen, shuffleboard & much more. Dining room has built-in hutch & dry bar. Glassed in porch w/ tinted windows & solar shade, 2nd bedroom has Murphy bed wall unit. Master bedroom is large w/ updated bath. Neither pets nor trucks are allowed + unit can't be rented for first 2 years. Personal interview required before closing. EZ to show.

20. 2013-04-18
    price $62,500 791-char remark

    Show marketing remark (791 chars)

    This 2nd floor corner unit is ready for YOU! Location, Location, Location: close to & in most cases walking distance to The Fresh Market, shopping, restaurants, doctor's offices, Rx, library, playhouse, hospital, churches, public golf courses and the beautiful beaches of Hutchinson Island. This friendly & socially active community offers many amenities you will enjoy: clubhouse w/ exercise equipment, heated pool, BBQ, kitchen, shuffleboard & much more. Dining room has built-in hutch & dry bar. Glassed in porch w/ tinted windows & solar shade, 2nd bedroom has Murphy bed wall unit. Master bedroom is large w/ updated bath. Neither pets nor trucks are allowed + unit can't be rented for first 2 years. Personal interview required before closing. EZ to show.

21. 2013-01-24
    listed $62,500 791-char remark

    Show marketing remark (791 chars)

    This 2nd floor corner unit is ready for YOU! Location, Location, Location: close to & in most cases walking distance to The Fresh Market, shopping, restaurants, doctor's offices, Rx, library, playhouse, hospital, churches, public golf courses and the beautiful beaches of Hutchinson Island. This friendly & socially active community offers many amenities you will enjoy: clubhouse w/ exercise equipment, heated pool, BBQ, kitchen, shuffleboard & much more. Dining room has built-in hutch & dry bar. Glassed in porch w/ tinted windows & solar shade, 2nd bedroom has Murphy bed wall unit. Master bedroom is large w/ updated bath. Neither pets nor trucks are allowed + unit can't be rented for first 2 years. Personal interview required before closing. EZ to show.

22. 1997-09-15
    soldstatus $45,000

ⓘ 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: $2,564 · $214/mo
• Projected year-2 tax: $2,564 · $214/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,104
• − Mortgage interest: −$7,562
• − Property taxes: −$2,564
• − Insurance: −$1,472
• − Repairs & maintenance: −$2,488
• − Management: −$2,488
• − HOA: −$7,032
• − Depreciation: −$3,927
• Taxable income: $3,569
• Est. tax owed @ 24.0%: −$857
• After-tax cash flow: $4,151/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 — Stuart

• Score: 84/100
• State rank: #39
• US rank: #790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stuart, FL
• County: Martin County · 165,223 people
• City population: 65,812
• Metro: Port St. Lucie, FL
• Population (ZIP): 10,653
• Household income: $83,929
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 247.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 3% Romanian 3% Slovak 3%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▲ 13.71%
• Current HPI: 658.96
• Rent YoY: —
• 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

+200.0% since first listed

7 events — show timeline

• 2026-04-28 Listed $135,000 MCRTC
• 2016-01-11 Price Changed $55,000 MCRTC
• 2013-04-26 Sold (Public Records) $55,000 Public Records
• 2013-04-18 Price Changed $62,500 MCRTC
• 2013-04-18 Sold (MLS) $55,000 MCRTC
• 2013-01-24 Listed $62,500 MCRTC
• 1997-09-15 Sold (Public Records) $45,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,564 · -1.4% YoY. Source: county tax records.