18081 SE Country Club Dr #132 · Tequesta, FL 33469

$150,000

2 bd · 1.5 ba · 910 sqft · Condo · 28 Days on market

Built 1973 Poor condition $640/mo HOA · 22% of rent ↓ 25% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated, new furniture, freshly painted, and view of golf course and pond. $264/month includes golf, tennis, community pool, outside maintenance, cable TV, and water. 1st floor ready to move in. Sold "as is". Fully furnished.

Key facts

• $640 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Senior community
• Financial info: Part of a multi-unit community (370 units); Pets not allowed
• HOA & community: HOA with monthly fee; Association amenities include clubhouse, fitness center, golf course, pool, tennis and pickleball courts, shuffleboard, laundry, storage, community room, management/manager on site, parking, picnic area, sidewalks, street lights, internet included, library; HOA fee paid monthly; fee covers cable TV, insurance, internet, grounds maintenance, pest control, sewer, trash, water, common areas, and golf

Exterior

• Parking: Assigned parking; Guest parking; Open parking; One parking space
• Security: Smoke detector(s)
• Utilities: Public water; Public and private sewer available; 100 Amp and 200+ Amp electric service; three-phase; Cable available; Water available; Sewer available
• Home design: Condominium; One level; Faces east; Resale unit; Building #14
• Construction: Concrete / CBS construction; Composition shingle roof; Slab foundation; Built as part of a 2-story building
• Exterior features: Covered patio; Screened patio; Screened porch; Patio; Porch; On golf course; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Laminate; Tile; Wood
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Entrance foyer; Walk-in closet(s); Blinds and drapes; Single-hung and sliding windows
• Laundry & utility: Laundry room; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $150k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 2.5% in Tequesta — 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 62/100 on livability (#764 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: amenities F, commute F, cost of living F.
• 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.
• Zoned schools: Hobe Sound Elementary School (math 51% / reading 48%, grade D, #1,088 of 2,144 statewide, top 53%, 459 students, 68% FRL); Murray Middle School (math 45% / reading 43%, grade D, #327 of 571 statewide, top 57%, 616 students, 69% FRL); South Fork High School (math 36% / reading 48%, grade F, #275 of 667 statewide, top 42%, 1,810 students, 51% FRL) — zoned schools average 63% FRL vs 41% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 206 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 33% of the median local income ($106k/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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 11.07%
• Cash-on-cash: 17.07%
• DSCR: 1.76
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.88% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.40×
• Total profit: $16,758
• Equity at exit: $22,365

10-year hold

• IRR: 20.2%
• Equity multiple: 2.81×
• Total profit: $76,112
• Equity at exit: $12,969

Cash invested: $42,000 (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 33469

• Home prices YoY: -30.4%
• Rents YoY: 3.9%
• Active inventory: 206
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,879 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$640
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $598

Break-even live

Break-even rent $2,122

Max offer price $150,000

Occupancy floor 74%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18081 SE Country Club Dr Jupiter, FL	1.0–2.0	1.0–2.0	853	$2,385	$2.79	23d	3	0.14mi
18081 SE Country Club Dr Unit 16-151 Jupiter, FL	2.0	2.0	872	$2,200	$2.52	23d	1	0.16mi

HOA detail condo

• Monthly dues: $640 · $7,680/yr
• Likely covers: watercablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $150,000 Active 28 DOM
2. 2026-06-17
   days on market $150,000 Active 27 DOM
3. 2026-06-16
   days on market $150,000 Active 26 DOM
4. 2026-06-15
   days on market $150,000 Active 25 DOM
5. 2026-06-14
   days on market $150,000 Active 23 DOM
6. 2026-06-13
   days on market $150,000 Active 22 DOM
7. 2026-06-10
   days on market $150,000 Active 20 DOM
8. 2026-06-09
   days on market $150,000 Active 19 DOM
9. 2026-06-08
   days on market $150,000 Active 18 DOM
10. 2026-06-07
    days on market $150,000 Active 17 DOM
11. 2026-06-03
    days on market $150,000 Active 13 DOM
12. 2026-06-02
    days on market $150,000 Active 12 DOM
13. 2026-06-01
    days on market $150,000 Active 11 DOM
14. 2026-05-31
    days on market $150,000 Active 10 DOM
15. 2026-05-31
    days on market $150,000 Active 9 DOM
16. 2026-05-21
    listed $150,000 Active
17. 2025-08-09
    historical $1,650
18. 2025-08-07
    historical
19. 2025-07-30
    price $1,650
20. 2025-05-24
    listed $1,800
21. 2025-02-07
    price $185,000
22. 2025-01-07
    status Active
23. 2025-01-01
    historical
24. 2024-10-19
    price $199,900
25. 2024-09-07
    listed $210,000 Active
26. 2024-09-06
    historical
27. 2006-02-23
    price $210,000 235-char remark

    Show marketing remark (235 chars)

    Updated, new furniture, freshly painted, and view of golf course and pond. $264/month includes golf, tennis, community pool, outside maintenance, cable TV, and water. 1st floor ready to move in. Sold "as is". Fully furnished.

28. 2006-02-23
    soldstatus $200,000 235-char remark

    Show marketing remark (235 chars)

    Updated, new furniture, freshly painted, and view of golf course and pond. $264/month includes golf, tennis, community pool, outside maintenance, cable TV, and water. 1st floor ready to move in. Sold "as is". Fully furnished.

29. 2006-01-03
    listed $200,000 235-char remark

    Show marketing remark (235 chars)

    Updated, new furniture, freshly painted, and view of golf course and pond. $264/month includes golf, tennis, community pool, outside maintenance, cable TV, and water. 1st floor ready to move in. Sold "as is". Fully furnished.

ⓘ 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 6/10 Major
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,544
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,764
• − Management: −$2,764
• − HOA: −$7,680
• − Depreciation: −$4,364
• Taxable income: $5,571
• Est. tax owed @ 24.0%: −$1,337
• After-tax cash flow: $5,833/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, including new kitchen appliances, flooring, and painting, to bring it up to a livable condition. The new roof (2023) is a positive aspect, but the overall condition is poor, and the property is not move-in ready.

Repairs flagged

• Major Kitchen — No photos of kitchen
• Major Bathrooms — No photos of bathrooms
• Major Exterior — No photos of exterior
• Major Flooring — No photos of flooring
• Major Interior walls/paint — No photos of interior walls/paint
• Major Windows — No photos of windows
• Major Foundation/structure — No photos of foundation/structure
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major Landscaping/curb appeal — No photos of landscaping/curb appeal

Value-add opportunities

• Resale New kitchen appliances — Modern appliances can significantly enhance the appeal of a kitchen
• Resale New flooring — New flooring can improve the overall look and feel of the home
• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance
• Resale Replace windows — New windows can improve energy efficiency and curb appeal
• Both Update HVAC system — A modern HVAC system can improve comfort and energy efficiency
• Both Landscaping and curb appeal — A well-maintained exterior can enhance the home's curb appeal and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · No photos of kitchen	Major	$15,000–50,000
Bathrooms · No photos of bathrooms	Major	$15,000–50,000
Exterior · No photos of exterior	Major	$15,000–50,000
Flooring · No photos of flooring	Major	$15,000–50,000
Interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
Windows · No photos of windows	Major	$15,000–50,000
Foundation/structure · No photos of foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
Landscaping/curb appeal · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Resale New kitchen appliances — Modern appliances can significantly enhance the appeal of a kitchen ↑
• Resale New flooring — New flooring can improve the overall look and feel of the home ↑
• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Resale Replace windows — New windows can improve energy efficiency and curb appeal ↑
• Both Update HVAC system — A modern HVAC system can improve comfort and energy efficiency ↑
• Both Landscaping and curb appeal — A well-maintained exterior can enhance the home's curb appeal and resale 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: 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 — Tequesta

• Score: 62/100
• State rank: #764
• US rank: #16907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Martin County · 165,223 people
• City population: 14,686
• Metro: Port St. Lucie, FL
• Population (ZIP): 14,686
• Household income: $106,265
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 404.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Lithuanian 6% Slovak 4% Romanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -183.36%
• Current HPI: 419.948
• Rent YoY: ▲ 3.88%
• 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

-25.0% since first listed

14 events — show timeline

• 2026-05-21 Listed $150,000 Beaches MLS
• 2025-08-09 Rental Removed $1,650 RMLSFL
• 2025-08-07 Listing Removed — Beaches MLS
• 2025-07-30 Price Changed $1,650 RMLSFL
• 2025-05-24 Listed for Rent $1,800 RMLSFL
• 2025-02-07 Price Changed $185,000 Beaches MLS
• 2025-01-07 Relisted — Beaches MLS
• 2025-01-01 Listing Removed — Beaches MLS
• 2024-10-19 Price Changed $199,900 Beaches MLS
• 2024-09-07 Listed $210,000 Beaches MLS
• 2024-09-06 Coming Soon — Beaches MLS
• 2006-02-23 Sold (MLS) $200,000 MCRTC
• 2006-02-23 Price Changed $210,000 MCRTC
• 2006-01-03 Listed $200,000 MCRTC