6794 Picante Cir · Vero Beach South, FL 34951

$199,999

3 bd · 2.0 ba · 1,714 sqft · SingleFamily public records · 61 Days on market

Built 1997 6,050 sqft lot Est $195k · at est.

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• ARV discount +6.4/15.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One owner lovely 3 bedroom, 2 bath Concrete Block Home. View of the lake without the cost of being on the lake! Enclosed porch for relaxing in this 55+ community with wonderful amenities and activities all year long. 2 car garage so you can keep your golf cart handy for this resort style living. Free golf, community pools and so much more all included in the land lease .Come see it soon!

Key facts

• Lake views
• Remodeled in 2020
• Private bathroom

Tags

• REMODELED IN 2020
• LAKE VIEWS
• SPLIT-BEDROOM FLOOR PLAN
• PRIVATE BATHROOM

Property features AI

Finance

• Other: Pets allowed with no restrictions
• Financial info: Monthly land lease payment
• HOA & community: Senior community; Land lease in effect (monthly land lease)

Exterior

• Parking: Attached 2-car garage; Driveway; Golf cart garage/parking; Garage door opener; Total parking for 5 vehicles (including covered spaces)
• Security: Closed-circuit camera(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available; Sewer connected; Water available
• Home design: Single-family residence; One story; Entry at ground level; Faces east; Resale condition
• Construction: Concrete and stucco construction; Shingle roof; Built with foundation suitable for one-story residence
• Exterior features: Paved road access; Waterfront property (other waterfront features)

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Laminate; Tile
• Bathrooms: Two full bathrooms (one on main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Furnished; Blinds and drapes; Accessible approach with ramp; Closed-circuit camera(s)
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.3% in Vero Beach South — 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 78/100 on livability (#163 in FL, #2,445 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: amenities F.
• 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.
• Market conditions: 294 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $2,407/mo this rent would consume 46% of the median local household income ($63k/yr) (locally 140% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $92k; list at $200k implies a 117% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 10.36%
• Cash-on-cash: 14.51%
• DSCR: 1.65
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $195,396
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6631 Nuevo Lagos	0.18mi	3/2.0	1,714 (0%)	21mo	$175,000	$102	74
6449 Alemendra St	0.46mi	3/2.5	1,753 (+2%)	5mo	$309,000	$176	69
6655 Alemendra St	0.25mi	2/2.0 (-1)	1,530 (-11%)	2mo	$175,000	$114	64
6539 Yedra Ave	0.36mi	2/2.5 (-1)	1,839 (+7%)	2mo	$309,000	$168	62
14374 Azucena Court Ct	0.37mi	2/2.0 (-1)	1,599 (-7%)	9mo	$175,000	$109	59
14126 Cisne Cir	0.37mi	2/2.0 (-1)	1,487 (-13%)	7mo	$150,000	$101	50
14434 Azucena Ct	0.38mi	2/2.0 (-1)	1,487 (-13%)	24mo	$170,000	$114	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.19×
• Total profit: $10,655
• Equity at exit: $29,821

10-year hold

• IRR: 14.3%
• Equity multiple: 2.15×
• Total profit: $64,560
• Equity at exit: $17,292

Cash invested: $56,000 (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 34951

• Home prices YoY: -23.6%
• Active inventory: 294
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,407 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $677

Break-even live

Break-even rent $1,550

Max offer price $199,999

Occupancy floor 67%

Sensitivity live

Price	-10% $790	-5% $734	+0% $677	+5% $620	+10% $564
Rent	-10% $487	-5% $582	+0% $677	+5% $772	+10% $867
Rate	-1.0pp $778	-0.5pp $728	base $677	+0.5pp $625	+1.0pp $573

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6765 Spanish Lakes Blvd Fort Pierce, FL	2.0	2.0	1368	$2,500	$1.83	24d	1	0.26mi

Listing history 31 events

1. 2026-06-21
   days on market $199,999 Active 61 DOM
2. 2026-06-18
   days on market $199,999 Active 58 DOM
3. 2026-06-17
   days on market $199,999 Active 57 DOM
4. 2026-06-16
   days on market $199,999 Active 56 DOM
5. 2026-06-15
   days on market $199,999 Active 55 DOM
6. 2026-06-14
   days on market $199,999 Active 53 DOM
7. 2026-06-13
   days on market $199,999 Active 52 DOM
8. 2026-06-10
   days on market $199,999 Active 50 DOM
9. 2026-06-09
   days on market $199,999 Active 49 DOM
10. 2026-06-08
    days on market $199,999 Active 48 DOM
11. 2026-06-07
    days on market $199,999 Active 47 DOM
12. 2026-06-05
    days on market $199,999 Active 44 DOM
13. 2026-06-03
    days on market $199,999 Active 43 DOM
14. 2026-06-02
    days on market $199,999 Active 42 DOM
15. 2026-06-01
    days on market $199,999 Active 41 DOM
16. 2026-05-31
    days on market $199,999 Active 40 DOM
17. 2026-05-30
    days on market $199,999 Active 39 DOM
18. 2026-05-23
    status Active
19. 2026-05-18
    status Pending
20. 2026-04-13
    listed $200,000 Active
21. 2020-12-30
    soldstatus $92,000
22. 2020-12-17
    soldstatus $92,000 Closed 390-char remark

    Show marketing remark (390 chars)

    One owner lovely 3 bedroom, 2 bath Concrete Block Home. View of the lake without the cost of being on the lake! Enclosed porch for relaxing in this 55+ community with wonderful amenities and activities all year long. 2 car garage so you can keep your golf cart handy for this resort style living. Free golf, community pools and so much more all included in the land lease .Come see it soon!

23. 2020-12-03
    soldstatus $92,000 Closed 391-char remark

    Show marketing remark (391 chars)

    One owner lovely 3 bedroom, 2 bath Concrete Block Home. View of the lake without the cost of being on the lake! Enclosed porch for relaxing in this 55+ community with wonderful amenities and activities all year long. 2 car garage so you can keep your golf cart handy for this resort style living. Free golf, community pools and so much more all included in the land lease . Come see it soon!

24. 2020-10-28
    historical Contingent 390-char remark

    Show marketing remark (391 chars)

    One owner lovely 3 bedroom, 2 bath Concrete Block Home. View of the lake without the cost of being on the lake! Enclosed porch for relaxing in this 55+ community with wonderful amenities and activities all year long. 2 car garage so you can keep your golf cart handy for this resort style living. Free golf, community pools and so much more all included in the land lease . Come see it soon!

25. 2020-10-28
    historical Active Under Contract 391-char remark

    Show marketing remark (391 chars)

    One owner lovely 3 bedroom, 2 bath Concrete Block Home. View of the lake without the cost of being on the lake! Enclosed porch for relaxing in this 55+ community with wonderful amenities and activities all year long. 2 car garage so you can keep your golf cart handy for this resort style living. Free golf, community pools and so much more all included in the land lease . Come see it soon!

26. 2020-10-02
    price $99,000 390-char remark

    Show marketing remark (391 chars)

    One owner lovely 3 bedroom, 2 bath Concrete Block Home. View of the lake without the cost of being on the lake! Enclosed porch for relaxing in this 55+ community with wonderful amenities and activities all year long. 2 car garage so you can keep your golf cart handy for this resort style living. Free golf, community pools and so much more all included in the land lease . Come see it soon!

27. 2020-10-02
    price $99,000 391-char remark

    Show marketing remark (391 chars)

    One owner lovely 3 bedroom, 2 bath Concrete Block Home. View of the lake without the cost of being on the lake! Enclosed porch for relaxing in this 55+ community with wonderful amenities and activities all year long. 2 car garage so you can keep your golf cart handy for this resort style living. Free golf, community pools and so much more all included in the land lease . Come see it soon!

28. 2020-08-25
    listed $104,000 Active 390-char remark

    Show marketing remark (390 chars)

    One owner lovely 3 bedroom, 2 bath Concrete Block Home. View of the lake without the cost of being on the lake! Enclosed porch for relaxing in this 55+ community with wonderful amenities and activities all year long. 2 car garage so you can keep your golf cart handy for this resort style living. Free golf, community pools and so much more all included in the land lease .Come see it soon!

29. 2020-08-24
    listed $104,000 Active 391-char remark

    Show marketing remark (391 chars)

    One owner lovely 3 bedroom, 2 bath Concrete Block Home. View of the lake without the cost of being on the lake! Enclosed porch for relaxing in this 55+ community with wonderful amenities and activities all year long. 2 car garage so you can keep your golf cart handy for this resort style living. Free golf, community pools and so much more all included in the land lease . Come see it soon!

30. 2020-08-22
    historical $104,000 390-char remark

    Show marketing remark (391 chars)

    One owner lovely 3 bedroom, 2 bath Concrete Block Home. View of the lake without the cost of being on the lake! Enclosed porch for relaxing in this 55+ community with wonderful amenities and activities all year long. 2 car garage so you can keep your golf cart handy for this resort style living. Free golf, community pools and so much more all included in the land lease . Come see it soon!

31. 2020-08-22
    historical $104,000 391-char remark

    Show marketing remark (391 chars)

    One owner lovely 3 bedroom, 2 bath Concrete Block Home. View of the lake without the cost of being on the lake! Enclosed porch for relaxing in this 55+ community with wonderful amenities and activities all year long. 2 car garage so you can keep your golf cart handy for this resort style living. Free golf, community pools and so much more all included in the land lease . Come see it soon!

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$551/yr (+$46/mo · 49.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 24 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: $28,885
• − Mortgage interest: −$11,203
• − Property taxes: −$1,109
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,311
• − Management: −$2,311
• − Depreciation: −$5,818
• Taxable income: $5,134
• Est. tax owed @ 24.0%: −$1,232
• After-tax cash flow: $6,893/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 — Vero Beach South

• Score: 78/100
• State rank: #163
• US rank: #2445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Lucie County · 337,150 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 17,148
• Household income: $63,122
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 140.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 3% Vietnamese 1%

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: ▼ -106.06%
• Current HPI: 343.1376
• 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

+92.3% since first listed

14 events — show timeline

• 2026-05-23 Relisted — Beaches MLS
• 2026-05-18 Pending — Beaches MLS
• 2026-04-13 Listed $200,000 Beaches MLS
• 2020-12-30 Sold (Public Records) $92,000 Public Records
• 2020-12-17 Sold (MLS) $92,000 Beaches MLS
• 2020-12-03 Sold (MLS) $92,000 RAIRCMLS
• 2020-10-28 Contingent — Beaches MLS
• 2020-10-28 Contingent — RAIRCMLS
• 2020-10-02 Price Changed $99,000 Beaches MLS
• 2020-10-02 Price Changed $99,000 RAIRCMLS
• 2020-08-25 Listed $104,000 Beaches MLS
• 2020-08-24 Listed $104,000 RAIRCMLS
• 2020-08-22 Coming Soon $104,000 Beaches MLS
• 2020-08-22 Coming Soon $104,000 RAIRCMLS

Property tax history

+3.5%/yr

Latest (2025): $1,109 · +5.2% YoY. Source: county tax records.