4586 SW Image Dr · Port St. Lucie, FL 34953

$255,000

3 bd · 2.0 ba · 1,873 sqft · SingleFamily public records · 31 Days on market

Built 2019 10,000 sqft lot Est $431k · 41% under

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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 +19.6/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +6.2/10.0
• Schools +3.7/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AREA OF NEW HOME CLOSE TO I-95 PRICE TO SELL

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2019

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $247k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 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.
• 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 flat; 768 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 43% of the median local income ($86k/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 $8k 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 ($247k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: 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 $247,350 (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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.20% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $430,790
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1441 SW Edinburgh Dr	0.21mi	3/2.0	2,023 (+8%)	1mo	$455,000	$225	76
1422 SW Becker Rd	0.12mi	4/2.0 (+1)	1,806 (-4%)	9mo	$415,000	$230	76
1144 SW Arc Ct	0.36mi	4/2.0 (+1)	1,935 (+3%)	5mo	$447,500	$231	68
4314 SW Jaunt Rd	0.35mi	3/3.0	1,803 (-4%)	8mo	$439,000	$243	67
4682 SW Babylon St	0.50mi	4/2.0 (+1)	1,916 (+2%)	4mo	$440,000	$230	64
1357 SW Idol Ave	0.44mi	4/2.0 (+1)	1,997 (+7%)	1mo	$425,000	$213	63
4572 SW Savona Blvd #16	0.46mi	4/2.0 (+1)	1,819 (-3%)	9mo	$424,995	$234	61
4266 SW Mcclellen St	0.69mi	4/2.0 (+1)	1,906 (+2%)	1mo	$435,000	$228	59
1312 SW Calmar Ave #164	0.16mi	4/3.0 (+1)	2,126 (+14%)	3mo	$489,000	$230	59
4497 Farmington St	0.27mi	4/3.0 (+1)	2,101 (+12%)	2mo	$415,000	$198	57
1261 SW Kapok Ave	0.73mi	3/2.0	1,680 (-10%)	5mo	$474,900	$283	44
1041 SW Dartmouth Ave	0.61mi	4/3.0 (+1)	2,132 (+14%)	5mo	$490,000	$230	35

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 · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.57×
• Total profit: $-30,578
• Equity at exit: $38,021

10-year hold

• IRR: -8.9%
• Equity multiple: 0.53×
• Total profit: $-33,715
• Equity at exit: $22,048

Cash invested: $71,400 (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 34953

• Home prices YoY: -10.1%
• Rents YoY: 0.2%
• Active inventory: 768
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,071 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$687 /mo · $8,241/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $296

Break-even live

Break-even rent $2,697

Max offer price $255,000

Occupancy floor 85%

Sensitivity live

Price	-10% $440	-5% $368	+0% $296	+5% $223	+10% $151
Rent	-10% $53	-5% $174	+0% $296	+5% $417	+10% $538
Rate	-1.0pp $424	-0.5pp $360	base $296	+0.5pp $230	+1.0pp $162

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1280 SW Kalevala Dr Port Saint Lucie, FL	4.0	3.0	2080	$3,300	$1.59	16d	1	0.36mi
1201 SW Idol Ave Port Saint Lucie, FL	3.0	2.0	1796	$2,600	$1.45	16d	1	0.56mi
1481 SW Jacksonville Ave Port Saint Lucie, FL	3.0	2.0	1780	$3,300	$1.85	16d	1	0.61mi
4209 SW McClellen St Port Saint Lucie, FL	3.0	2.0	1766	$3,400	$1.93	25d	1	0.78mi
962 SW Kappa Ave Port Saint Lucie, FL	3.0	2.0	1275	$3,000	$2.35	25d	1	1.03mi
4285 SW Walker St Port Saint Lucie, FL	4.0	2.0	1833	$2,476	$1.35	16d	1	1.07mi
1198 SW Ingrassina Ave Port Saint Lucie, FL	4.0	2.0	1993	$2,800	$1.40	25d	1	1.09mi
4262 SW Jared St Port Saint Lucie, FL	3.0	2.0	1240	$2,350	$1.90	25d	1	1.12mi
1342 SW Wampler Ave Port Saint Lucie, FL	3.0	2.0	1282	$2,400	$1.87	25d	1	1.13mi
952 SW Jasper Ave Port Saint Lucie, FL	4.0	2.0	1833	$2,216	$1.21	23d	1	1.26mi
1326 SW Bartell Ave Port Saint Lucie, FL	3.0	2.0	2370	$3,000	$1.27	25d	1	1.29mi
363 SW Becker Rd Port Saint Lucie, FL	4.0	3.0	2236	$5,500	$2.46	16d	1	1.31mi
8500 SW America Walks Blvd Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1306	$2,995	$2.29	23d	19	1.33mi
644 SW Hoffenberg Ave Port Saint Lucie, FL	4.0	2.0	2134	$2,900	$1.36	25d	1	1.41mi
854 SW Paar Dr Port Saint Lucie, FL	4.0	3.0	2121	$2,800	$1.32	25d	1	1.43mi
4481 SW Darlington St Port Saint Lucie, FL	4.0	2.0	1796	$2,700	$1.50	16d	1	1.47mi
601 SW Icon Ave Port Saint Lucie, FL	3.0	2.0	1383	$2,800	$2.02	23d	1	1.48mi

Listing history 19 events

1. 2026-03-11
   status Pending
2. 2019-10-25
   soldstatus $250,000
3. 2019-10-03
   historical
4. 2019-09-23
   status Pending
5. 2019-08-23
   listed $255,000 Active
6. 2019-07-26
   listed $255,000 Active
7. 2018-08-17
   soldstatus $25,000
8. 2017-04-17
   soldstatus $19,000
9. 2015-02-19
   historical 44-char remark

   Show marketing remark (44 chars)

   AREA OF NEW HOME CLOSE TO I-95 PRICE TO SELL

10. 2014-02-14
    soldstatus $13,000
11. 2014-02-12
    soldstatus $13,000
12. 2014-01-15
    historical
13. 2013-07-22
    listed $15,000
14. 2006-03-08
    listed $89,900 44-char remark

    Show marketing remark (44 chars)

    AREA OF NEW HOME CLOSE TO I-95 PRICE TO SELL

15. 2006-03-07
    historical
16. 2006-03-07
    historical
17. 2005-12-07
    listed $89,700
18. 2005-07-26
    listed $89,700
19. 2005-04-11
    soldstatus $19,700

ⓘ 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: $8,241 · $687/mo
• Projected year-2 tax: $8,241 · $687/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 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 · 26 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: $36,849
• − Mortgage interest: −$14,284
• − Property taxes: −$8,241
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,948
• − Management: −$2,948
• − Depreciation: −$7,418
• Taxable loss: −$265
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $3,611/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): 86,875
• Household income: $85,667
• Rent vs Own: 13.1% rent · 86.9% own
• Severe rent burden: 857.0

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 0.69)
• Race & ethnicity: White 42% Hispanic / Latino 28% Black 23% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Cuban 4% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 2% Estonian 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 69% English-only · Spanish 19% French/Haitian/Cajun 6% Other Indo-European 3%

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: ▼ -44.19%
• Current HPI: 392.7681
• Rent YoY: ▲ 0.22%
• 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

+1169.0% since first listed

19 events — show timeline

• 2026-03-11 Pending — Beaches MLS
• 2019-10-25 Sold (Public Records) $250,000 Public Records
• 2019-10-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-09-23 Pending — Beaches MLS
• 2019-08-23 Listed $255,000 Beaches MLS
• 2019-07-26 Listed $255,000 Stellar MLS as Distributed by MLS Grid
• 2018-08-17 Sold (Public Records) $25,000 Public Records
• 2017-04-17 Sold (Public Records) $19,000 Public Records
• 2015-02-19 Listing Removed — Beaches MLS
• 2014-02-14 Sold (Public Records) $13,000 Public Records
• 2014-02-12 Sold (MLS) $13,000 Beaches MLS
• 2014-01-15 Listing Removed — Beaches MLS
• 2013-07-22 Listed $15,000 Beaches MLS
• 2006-03-08 Listed $89,900 Beaches MLS
• 2006-03-07 Listing Removed — Beaches MLS
• 2006-03-07 Listing Removed — Beaches MLS
• 2005-12-07 Listed $89,700 Beaches MLS
• 2005-07-26 Listed $89,700 Beaches MLS
• 2005-04-11 Sold (Public Records) $19,700 Public Records

Property tax history

+35.6%/yr

Latest (2025): $8,241 · +6.4% YoY. Source: county tax records.