2883 SW Monarch Trl · Palm City, FL 34997

$204,000

2 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 435 Days on market

Built 1985 6,621 sqft lot $151/sqft · at area comps Est $198k · at est. $127/mo HOA · 6% of rent

---

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 +22.5/30.0
• DSCR +7.2/10.0
• ARV discount +6.2/15.0
• 1% rule +6.1/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

EASY LIVING IN THIS ACTIVE COMMUNITY WITH 2 POOLS, 2 CLUBHOUSES, TENNIS, SHUFFLEBOARD AND MORE. THIS HOME FEATURES 2 BEDROOMS AND 2 BATHROOMS. EAT-IN KITCHEN BOOTH PLUS FORMAL DINING ROOM AND OVERSIZED LIVING ROOM. GREAT FRONT PORCH OUT FRENCH DOORS. NEW HOT WATER HEATER IN MARCH, INSIDE LAUNDRY ROOM AND WORKSHOP OFF EXTRA LONG COVERED CARPORT WITH EXTRA WIDE DRIVEWAY. HOME SOLD "AS-IS" WITH RIGHT TO INSPECT. MUST SEE INSIDE TO APPRECIATE.

Key facts

• Tennis
• 2 clubhouses
• Eat-in kitchen booth

Tags

• 2 POOLS
• 2 CLUBHOUSES
• TENNIS
• SHUFFLEBOARD
• EAT-IN KITCHEN BOOTH
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $204k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $204k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.6% in Palm City — 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 79/100 on livability (#140 in FL, #2,113 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment 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.
• Market conditions: Rents rising (+2.7%/yr); 588 active listings in the ZIP; 3 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; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 35% of the median local income ($78k/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 $6k 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.

Negotiation context

• It's been on market 435 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $26k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $204k implies a 246% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 435 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.18%
• DSCR: 1.32
• GRM: 7.5

CMA / ARV

• ARV (median comp): $198,315
• List price: $204,000
• Delta: 2.87%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2833 SW Pontiac Pl	0.17mi	2/2.0	1,342 (-1%)	11mo	$232,000	$173	82
2800 SW Toronado Trl	0.07mi	2/2.0	1,461 (+8%)	6mo	$222,000	$152	78
2857 SW Toronado Trl	0.06mi	2/2.0	1,460 (+8%)	7mo	$215,000	$147	78
2847 SW Thunderbird Trl	0.11mi	2/2.0	1,248 (-8%)	5mo	$107,000	$86	78
2791 SW Pontiac Pl	0.18mi	2/2.0	1,468 (+9%)	2mo	$98,000	$67	76
2585 SW Marquis Ter	0.37mi	2/2.0	1,294 (-4%)	1mo	$213,500	$165	74
2788 SW Thunderbird Trl	0.11mi	2/2.0	1,232 (-9%)	10mo	$90,000	$73	72
2709 SW Olds Pl	0.26mi	2/2.0	1,418 (+5%)	10mo	$180,000	$127	71
2676 SW Thunderbird Trl	0.20mi	2/2.0	1,248 (-8%)	8mo	$267,500	$214	71
2661 SW Toronado Trl	0.20mi	2/2.0	1,237 (-8%)	11mo	$192,500	$156	67
9353 SW Fleetwood Dr	0.16mi	2/2.0	1,152 (-15%)	10mo	$115,000	$100	60
2764 SW Olds Pl	0.21mi	3/2.0 (+1)	1,512 (+12%)	12mo	$246,000	$163	56

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 · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-11,892
• Equity at exit: $30,417

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $15,211
• Equity at exit: $17,638

Cash invested: $57,120 (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 34997

• Rents YoY: 2.7%
• Active inventory: 588
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,254 medium
• Mortgage (P&I): −$1,070
• Tax from tax record: −$157 /mo · $1,890/yr
• Insurance: −$85
• HOA: −$127
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $342

Break-even live

Break-even rent $1,822

Max offer price $204,000

Occupancy floor 80%

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: $51,000
• Closing costs: $6,120
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9491 SW Merlin Ct Stuart, FL	3.0	2.5	1614	$2,300	$1.43	23d	1	0.16mi
3171 SW Otter Ln Stuart, FL	2.0	2.5	1627	$2,295	$1.41	23d	1	0.26mi
8913 SW Chevy Cir Stuart, FL	2.0	2.0	1642	$2,500	$1.52	23d	1	0.57mi

HOA detail

• Monthly dues: $127 · $1,524/yr
• Likely covers: waterpool

Listing history 24 events

1. 2026-06-18
   days on market $204,000 Active 435 DOM
2. 2026-06-17
   days on market $204,000 Active 434 DOM
3. 2026-06-16
   days on market $204,000 Active 433 DOM
4. 2026-06-15
   days on market $204,000 Active 432 DOM
5. 2026-06-14
   days on market $204,000 Active 430 DOM
6. 2026-06-13
   pricedays on market $204,000 Active 429 DOM
7. 2026-06-10
   days on market $214,000 Active 427 DOM
8. 2026-06-09
   days on market $214,000 Active 426 DOM
9. 2026-06-08
   days on market $214,000 Active 425 DOM
10. 2026-06-07
    days on market $214,000 Active 424 DOM
11. 2026-06-03
    days on market $214,000 Active 420 DOM
12. 2026-06-02
    days on market $214,000 Active 419 DOM
13. 2026-06-01
    days on market $214,000 Active 418 DOM
14. 2026-05-31
    days on market $214,000 Active 417 DOM
15. 2026-05-31
    days on market $214,000 Active 416 DOM
16. 2026-04-09
    price $214,000 453-char remark

    Show marketing remark (453 chars)

    EASY LIVING IN THIS ACTIVE COMMUNITY WITH 2 POOLS, 2 CLUBHOUSES, TENNIS, SHUFFLEBOARD AND MORE. THIS HOME FEATURES 2 BEDROOMS AND 2 BATHROOMS. EAT-IN KITCHEN BOOTH PLUS FORMAL DINING ROOM AND OVERSIZED LIVING ROOM. GREAT FRONT PORCH OUT FRENCH DOORS. NEW HOT WATER HEATER IN MARCH, INSIDE LAUNDRY ROOM AND WORKSHOP OFF EXTRA LONG COVERED CARPORT WITH EXTRA WIDE DRIVEWAY. HOME SOLD "AS-IS" WITH RIGHT TO INSPECT. MUST SEE INSIDE TO APPRECIATE.

17. 2026-03-05
    status Active 453-char remark

    Show marketing remark (453 chars)

    EASY LIVING IN THIS ACTIVE COMMUNITY WITH 2 POOLS, 2 CLUBHOUSES, TENNIS, SHUFFLEBOARD AND MORE. THIS HOME FEATURES 2 BEDROOMS AND 2 BATHROOMS. EAT-IN KITCHEN BOOTH PLUS FORMAL DINING ROOM AND OVERSIZED LIVING ROOM. GREAT FRONT PORCH OUT FRENCH DOORS. NEW HOT WATER HEATER IN MARCH, INSIDE LAUNDRY ROOM AND WORKSHOP OFF EXTRA LONG COVERED CARPORT WITH EXTRA WIDE DRIVEWAY. HOME SOLD "AS-IS" WITH RIGHT TO INSPECT. MUST SEE INSIDE TO APPRECIATE.

18. 2025-12-01
    price $219,000 453-char remark

    Show marketing remark (453 chars)

    EASY LIVING IN THIS ACTIVE COMMUNITY WITH 2 POOLS, 2 CLUBHOUSES, TENNIS, SHUFFLEBOARD AND MORE. THIS HOME FEATURES 2 BEDROOMS AND 2 BATHROOMS. EAT-IN KITCHEN BOOTH PLUS FORMAL DINING ROOM AND OVERSIZED LIVING ROOM. GREAT FRONT PORCH OUT FRENCH DOORS. NEW HOT WATER HEATER IN MARCH, INSIDE LAUNDRY ROOM AND WORKSHOP OFF EXTRA LONG COVERED CARPORT WITH EXTRA WIDE DRIVEWAY. HOME SOLD "AS-IS" WITH RIGHT TO INSPECT. MUST SEE INSIDE TO APPRECIATE.

19. 2025-08-08
    status Active 453-char remark

    Show marketing remark (453 chars)

    EASY LIVING IN THIS ACTIVE COMMUNITY WITH 2 POOLS, 2 CLUBHOUSES, TENNIS, SHUFFLEBOARD AND MORE. THIS HOME FEATURES 2 BEDROOMS AND 2 BATHROOMS. EAT-IN KITCHEN BOOTH PLUS FORMAL DINING ROOM AND OVERSIZED LIVING ROOM. GREAT FRONT PORCH OUT FRENCH DOORS. NEW HOT WATER HEATER IN MARCH, INSIDE LAUNDRY ROOM AND WORKSHOP OFF EXTRA LONG COVERED CARPORT WITH EXTRA WIDE DRIVEWAY. HOME SOLD "AS-IS" WITH RIGHT TO INSPECT. MUST SEE INSIDE TO APPRECIATE.

20. 2025-08-06
    status Pending 453-char remark

    Show marketing remark (453 chars)

    EASY LIVING IN THIS ACTIVE COMMUNITY WITH 2 POOLS, 2 CLUBHOUSES, TENNIS, SHUFFLEBOARD AND MORE. THIS HOME FEATURES 2 BEDROOMS AND 2 BATHROOMS. EAT-IN KITCHEN BOOTH PLUS FORMAL DINING ROOM AND OVERSIZED LIVING ROOM. GREAT FRONT PORCH OUT FRENCH DOORS. NEW HOT WATER HEATER IN MARCH, INSIDE LAUNDRY ROOM AND WORKSHOP OFF EXTRA LONG COVERED CARPORT WITH EXTRA WIDE DRIVEWAY. HOME SOLD "AS-IS" WITH RIGHT TO INSPECT. MUST SEE INSIDE TO APPRECIATE.

21. 2025-04-11
    status Active 453-char remark

    Show marketing remark (453 chars)

    EASY LIVING IN THIS ACTIVE COMMUNITY WITH 2 POOLS, 2 CLUBHOUSES, TENNIS, SHUFFLEBOARD AND MORE. THIS HOME FEATURES 2 BEDROOMS AND 2 BATHROOMS. EAT-IN KITCHEN BOOTH PLUS FORMAL DINING ROOM AND OVERSIZED LIVING ROOM. GREAT FRONT PORCH OUT FRENCH DOORS. NEW HOT WATER HEATER IN MARCH, INSIDE LAUNDRY ROOM AND WORKSHOP OFF EXTRA LONG COVERED CARPORT WITH EXTRA WIDE DRIVEWAY. HOME SOLD "AS-IS" WITH RIGHT TO INSPECT. MUST SEE INSIDE TO APPRECIATE.

22. 2025-03-20
    status Pending 453-char remark

    Show marketing remark (453 chars)

    EASY LIVING IN THIS ACTIVE COMMUNITY WITH 2 POOLS, 2 CLUBHOUSES, TENNIS, SHUFFLEBOARD AND MORE. THIS HOME FEATURES 2 BEDROOMS AND 2 BATHROOMS. EAT-IN KITCHEN BOOTH PLUS FORMAL DINING ROOM AND OVERSIZED LIVING ROOM. GREAT FRONT PORCH OUT FRENCH DOORS. NEW HOT WATER HEATER IN MARCH, INSIDE LAUNDRY ROOM AND WORKSHOP OFF EXTRA LONG COVERED CARPORT WITH EXTRA WIDE DRIVEWAY. HOME SOLD "AS-IS" WITH RIGHT TO INSPECT. MUST SEE INSIDE TO APPRECIATE.

23. 2025-03-11
    listed $229,900 Active 453-char remark

    Show marketing remark (453 chars)

    EASY LIVING IN THIS ACTIVE COMMUNITY WITH 2 POOLS, 2 CLUBHOUSES, TENNIS, SHUFFLEBOARD AND MORE. THIS HOME FEATURES 2 BEDROOMS AND 2 BATHROOMS. EAT-IN KITCHEN BOOTH PLUS FORMAL DINING ROOM AND OVERSIZED LIVING ROOM. GREAT FRONT PORCH OUT FRENCH DOORS. NEW HOT WATER HEATER IN MARCH, INSIDE LAUNDRY ROOM AND WORKSHOP OFF EXTRA LONG COVERED CARPORT WITH EXTRA WIDE DRIVEWAY. HOME SOLD "AS-IS" WITH RIGHT TO INSPECT. MUST SEE INSIDE TO APPRECIATE.

24. 1997-03-24
    soldstatus $58,900

ⓘ 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: $1,890 · $157/mo
• Projected year-2 tax: $1,890 · $157/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 ≥107°F today · 25 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: $27,054
• − Mortgage interest: −$11,427
• − Property taxes: −$1,890
• − Insurance: −$1,020
• − Repairs & maintenance: −$2,164
• − Management: −$2,164
• − HOA: −$1,524
• − Depreciation: −$5,935
• Taxable income: $930
• Est. tax owed @ 24.0%: −$223
• After-tax cash flow: $3,878/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 — Palm City

• Score: 79/100
• State rank: #140
• US rank: #2113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Martin County · 165,223 people
• City population: 30,592
• Metro: Port St. Lucie, FL
• Population (ZIP): 47,075
• Household income: $78,136
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 1323.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 9% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -319.78%
• Current HPI: 336.7717
• Rent YoY: ▲ 2.71%
• 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

+263.3% since first listed

9 events — show timeline

• 2026-04-09 Price Changed $214,000 MCRTC
• 2026-03-05 Relisted — MCRTC
• 2025-12-01 Price Changed $219,000 MCRTC
• 2025-08-08 Relisted — MCRTC
• 2025-08-06 Pending — MCRTC
• 2025-04-11 Relisted — MCRTC
• 2025-03-20 Pending — MCRTC
• 2025-03-11 Listed $229,900 MCRTC
• 1997-03-24 Sold (Public Records) $58,900 Public Records

Property tax history

+14.7%/yr

Latest (2025): $1,890 · +0.3% YoY. Source: county tax records.