1309 SE 8th St · Stuart, FL 34996

$355,000

3 bd · 2.0 ba · 1,460 sqft · SingleFamily public records · 11 Days on market

Built 1980 0.26 ac lot Est $492k · 28% under

---

Why this score? — see what drove the B 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 +21.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• 1% rule +4.6/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

MULTIPLE OFFERS, PLEASE PRESENT ALL OFFERS BY 5:00 ON 4/3/26. NO HOA bring your boats, trucks and RVs! The Sable Club is around the corner. Membership required for boat access to Krueger Creek. Handyman special or possible tear down on . 26 acres in Downtown Stuart. Nice quiet location near Historic Downtown Stuart and local beaches. Completely fenced and gated yard. Extended, air conditioned, tiled garage with several storage closets. Tax roll square footage does not include permitted addition. Irrigation system, central vac, 3 HVACs and generator present, but condition not verified. No appliances in kitchen. All dimensions are approximate.

Key facts

• Quiet location
• Gated yard
• No hoa

Tags

• NO HOA
• QUIET LOCATION
• COMPLETELY FENCED YARD
• GATED YARD
• EXTENDED GARAGE
• AIR CONDITIONED GARAGE

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community

Exterior

• Parking: Attached garage; Garage with garage door opener; Circular driveway; 1 covered parking space (total 1)
• Security: Fenced; Gated community; Storm/security shutters
• Utilities: Public water connected; Sewer available; Septic tank on site
• Home design: Single-story home; Resale property; Composition/shingle roof; Frame and stucco construction; Lot dimensions 78x126
• Construction: Built previously (resale); Frame and stucco construction; Composition/shingle roof
• Exterior features: Covered patio; Patio; Room for pool; Storm/security shutters; Fenced lot; Gated community; Has a view

Interior

• Bedrooms: Up to 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Dual sinks; Walk-in closets; Central vacuum

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/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 $341k (4.0% below list).
• Recommended offer: $341k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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; 24 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).
• At $3,406/mo this rent would consume 49% of the median local household income ($84k/yr) (locally 247% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k 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 $99k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$61k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $300k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $340,633 (4.0% 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. 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?
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: 0.96% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $492,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1030 SE Dolphin Dr	0.23mi	3/2.0	1,376 (-6%)	7mo	$487,000	$354	74
924 SE Dolphin Dr	0.17mi	3/1.0	1,300 (-11%)	3mo	$445,000	$342	67
1341 SE Starfish Ln	0.40mi	3/2.0	1,368 (-6%)	5mo	$426,000	$311	67
1661 SE 14th St	0.48mi	3/2.0	1,569 (+8%)	4mo	$430,000	$274	62
724 SE Michaels Ct	0.24mi	3/2.0	1,678 (+15%)	4mo	$470,000	$280	61
905 SE 10th St	0.66mi	4/2.0 (+1)	1,503 (+3%)	0mo	$350,000	$233	59
900 SE Lake St	0.65mi	3/2.0	1,592 (+9%)	3mo	$330,000	$207	52
912 SE Martin Luther King Jr Blvd	0.58mi	4/2.0 (+1)	1,324 (-9%)	4mo	$308,000	$233	49
221 SE Coconut Ave	0.58mi	3/2.5	1,641 (+12%)	2mo	$738,000	$450	48
1027 SE Osceola St	0.56mi	2/1.5 (-1)	1,604 (+10%)	3mo	$650,000	$405	48
819 SE Stypmann Blvd	0.72mi	3/2.0	1,306 (-10%)	2mo	$492,500	$377	47
1305 SE Sea Oat Ln	0.49mi	4/2.0 (+1)	1,654 (+13%)	6mo	$557,000	$337	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 28.6%
• Equity multiple: 3.26×
• Total profit: $225,051
• Equity at exit: $319,812

10-year hold

• IRR: 24.9%
• Equity multiple: 7.41×
• Total profit: $637,498
• Equity at exit: $689,687

Cash invested: $99,400 (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 34996

• Home prices YoY: 2.1%
• Active inventory: 251
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,406 high
• Mortgage (P&I): −$1,862
• Tax from tax record: −$182 /mo · $2,182/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$715
• Net cashflow: $500

Break-even live

Break-even rent $2,774

Max offer price $355,000

Occupancy floor 80%

Sensitivity live

Price	-10% $701	-5% $600	+0% $500	+5% $399	+10% $299
Rent	-10% $230	-5% $365	+0% $500	+5% $634	+10% $769
Rate	-1.0pp $678	-0.5pp $590	base $500	+0.5pp $408	+1.0pp $314

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
905 SE Flamingo Ave Stuart, FL	3.0	2.0	1520	$4,500	$2.96	24d	1	0.20mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$2,728	$3.09	14d	12	0.60mi
217 SE Coconut Ave Stuart, FL	2.0	1.0	1197	$5,000	$4.18	24d	1	0.61mi
175 SE Saint Lucie Blvd Stuart, FL	2.0	2.0–2.5	1300	$2,600	$2.00	24d	4	0.67mi
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,900	$2.00	14d	3	0.67mi
262 SE Monterey Ave Stuart, FL	3.0	1.0	1001	$3,500	$3.50	24d	1	0.75mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	24d	1	0.76mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	24d	6	0.82mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	14d	8	0.82mi
1866 SE Tarni Way Stuart, FL	3.0	2.5	1782	$2,800	$1.57	14d	1	0.84mi
1604 SE Apache Ave Stuart, FL	4.0	2.0	1404	$3,300	$2.35	24d	1	0.84mi
150 SE Four Winds Dr Unit B303 Stuart, FL	2.0	2.0	1359	$2,500	$1.84	24d	1	0.87mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	14d	3	0.89mi
1196 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1309	$4,300	$3.28	24d	1	1.02mi
801 SE Central Ave Stuart, FL	3.0	1.0	899	$2,300	$2.56	14d	1	1.15mi
801 SE Central Pkwy #7 Stuart, FL	2.0	2.0	1046	$2,150	$2.06	14d	1	1.25mi
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	24d	3	1.31mi
2118 SE Edler Dr Unit B Stuart, FL	2.0	2.0	876	$1,995	$2.28	24d	1	1.37mi
400 SE Central Pkwy Stuart, FL	1.0–2.0	1.0–2.0	918	$2,640	$2.87	14d	16	1.37mi
2124 SE Edler Dr Stuart, FL	2.0	2.0	876	$1,800	$2.05	24d	1	1.38mi
1215 SE Glenwood Dr Stuart, FL	2.0	2.0	1089	$1,859	$1.71	14d	10	1.43mi
1843 SE Granada Ln Stuart, FL	2.0	2.0	1606	$1,800	$1.12	14d	1	1.45mi
310 SE Denver Ave Unit 2 Stuart, FL	2.0	2.0	1300	$2,900	$2.23	14d	1	1.47mi
345 SE Angler Dr Stuart, FL	3.0	2.5	1475	$2,650	$1.80	21d	1	1.47mi

Listing history 6 events

1. 2026-04-11
   status Pending
2. 2026-04-04
   historical Active Under Contract
3. 2026-03-31
   listed $355,000 Active
4. 2005-05-02
   soldstatus $300,000
5. 1989-04-21
   soldstatus $85,000
6. 1979-07-01
   soldstatus $10,000

ⓘ 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: $2,182 · $182/mo
• Projected year-2 tax: $2,946 · $246/mo
• Expected delta: +$764/yr (+$64/mo · 35.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $40,876
• − Mortgage interest: −$19,886
• − Property taxes: −$2,182
• − Insurance: −$1,775
• − Repairs & maintenance: −$3,270
• − Management: −$3,270
• − Depreciation: −$10,327
• Taxable income: $166
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $5,955/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

+3450.0% since first listed

6 events — show timeline

• 2026-04-11 Pending — MCRTC
• 2026-04-04 Contingent — MCRTC
• 2026-03-31 Listed $355,000 MCRTC
• 2005-05-02 Sold (Public Records) $300,000 Public Records
• 1989-04-21 Sold (Public Records) $85,000 Public Records
• 1979-07-01 Sold (Public Records) $10,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,182 · -0.7% YoY. Source: county tax records.