717 SE Alamanda Cir · Stuart, FL 34996

$347,000

2 bd · 2.0 ba · 1,382 sqft · SingleFamily public records · 2 Days on market

Built 1971 9,023 sqft lot Est $430k · 19% under

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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 +18.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Close to schools
• Quiet cul-de-sac
• Close to dining

Tags

• QUIET CUL-DE-SAC
• NEW ROOF
• NEW AC
• CLOSE TO SCHOOLS
• CLOSE TO DINING
• CLOSE TO SHOPS

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Attached garage (1 covered space); Driveway parking; Total parking for 4 vehicles (3 open spaces)
• Utilities: Public water; Public sewer; Electricity connected (100 amp service)
• Home design: Single-family residence; One story; Faces northwest; Resale condition
• Construction: Built with stucco, concrete block (CBS), and stone; Shingle roof
• Exterior features: Not waterfront; Entry at level 1

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate; Vinyl; Wood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating with heat strip; Central cooling; Ceiling fans
• Interior features: Split bedroom layout
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $347k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/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 $301k (13.2% below list).
• Recommended offer: $301k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• Zoned schools: Stuart Middle School (math 55% / reading 55%, grade B-, #180 of 571 statewide, top 32%, 867 students, 49% FRL); Jensen Beach High School (math 53% / reading 71%, grade B-, #98 of 667 statewide, top 15%, 1,584 students, 36% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 251 active listings in the ZIP; 33 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).
• This rent runs 43% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k 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 $97k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

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 $301,217 (13.2% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.87% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $429,802
• 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	0.38mi	3/2.0 (+1)	1,376 (-0%)	7mo	$487,000	$354	71
1341 SE Starfish Ln	0.42mi	3/2.0 (+1)	1,368 (-1%)	5mo	$426,000	$311	70
1143 SE 14th St	0.36mi	3/2.0 (+1)	1,365 (-1%)	9mo	$400,000	$293	68
1017 SE 16th Ct	0.53mi	3/2.0 (+1)	1,368 (-1%)	8mo	$360,000	$263	62
924 SE Dolphin Dr	0.36mi	3/1.0 (+1)	1,300 (-6%)	3mo	$445,000	$342	62
819 SE Stypmann Blvd	0.50mi	3/2.0 (+1)	1,306 (-6%)	2mo	$492,500	$377	61
804 SE Riverside Dr	0.72mi	2/2.5	1,372 (-1%)	5mo	$765,000	$558	59
413 SE Hibiscus Ave	0.36mi	2/1.5	1,203 (-13%)	8mo	$279,000	$232	53
607 SE Cortez Ave	0.38mi	3/2.0 (+1)	1,176 (-15%)	2mo	$350,000	$298	51
421 SE Edgewood Dr	0.73mi	3/2.0 (+1)	1,476 (+7%)	10mo	$705,000	$478	41
1661 SE 14th St	0.61mi	3/2.0 (+1)	1,569 (+14%)	4mo	$430,000	$274	41
1309 SE Pathfinder Ave	0.58mi	3/2.0 (+1)	1,224 (-11%)	12mo	$345,000	$282	39

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: 27.3%
• Equity multiple: 3.17×
• Total profit: $210,640
• Equity at exit: $312,605

10-year hold

• IRR: 23.9%
• Equity multiple: 7.20×
• Total profit: $602,782
• Equity at exit: $674,145

Cash invested: $97,160 (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: 9.6×

Monthly cashflow live

• Estimated rent: $3,012 high
• Mortgage (P&I): −$1,820
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$633
• Net cashflow: $343

Break-even live

Break-even rent $2,578

Max offer price $347,000

Occupancy floor 84%

Sensitivity live

Price	-10% $539	-5% $441	+0% $343	+5% $245	+10% $146
Rent	-10% $105	-5% $224	+0% $343	+5% $462	+10% $581
Rate	-1.0pp $518	-0.5pp $431	base $343	+0.5pp $253	+1.0pp $161

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: $86,750
• Closing costs: $10,410
• Reserves months: —
• Total cash needed: —

Rent comps 33 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	0.46mi
217 SE Coconut Ave Stuart, FL	2.0	1.0	1197	$5,000	$4.18	24d	1	0.49mi
801 SE Central Ave Stuart, FL	3.0	1.0	899	$2,300	$2.56	14d	1	0.85mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$2,258	$2.55	14d	12	0.88mi
175 SE Saint Lucie Blvd Stuart, FL	2.0	2.0–2.5	1300	$2,600	$2.00	24d	4	0.90mi
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,900	$2.00	14d	3	0.98mi
262 SE Monterey Ave Stuart, FL	3.0	1.0	1001	$3,500	$3.50	24d	1	1.00mi
801 SE Central Pkwy #7 Stuart, FL	2.0	2.0	1046	$2,150	$2.06	14d	1	1.01mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	24d	1	1.07mi
400 SE Central Pkwy Stuart, FL	1.0–2.0	1.0–2.0	918	$2,640	$2.87	14d	16	1.09mi
150 SE Four Winds Dr Unit B303 Stuart, FL	2.0	2.0	1359	$2,500	$1.84	24d	1	1.10mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	14d	8	1.13mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	24d	6	1.13mi
1866 SE Tarni Way Stuart, FL	3.0	2.5	1782	$2,800	$1.57	14d	1	1.15mi
310 SE Denver Ave Unit 2 Stuart, FL	2.0	2.0	1300	$2,900	$2.23	14d	1	1.19mi
345 SE Angler Dr Stuart, FL	3.0	2.5	1475	$2,650	$1.80	21d	1	1.19mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	14d	3	1.21mi
2118 SE Edler Dr Unit B Stuart, FL	2.0	2.0	876	$1,995	$2.28	24d	1	1.21mi
2124 SE Edler Dr Stuart, FL	2.0	2.0	876	$1,800	$2.05	24d	1	1.23mi
40 SE Sedona Cir #103 Stuart, FL	3.0	2.5	1671	$3,800	$2.27	24d	1	1.27mi
950 S Kanner Hwy Stuart, FL	1.0–2.0	1.0–2.5	1062	$2,000	$1.88	24d	5	1.29mi
950 S Kanner Hwy Stuart, FL	1.0–2.0	1.0–2.0	850	$2,000	$2.35	14d	4	1.29mi
950 S Kanner Hwy Stuart, FL	2.0	2.0	1019	$1,888	$1.85	21d	3	1.29mi
1215 SE Glenwood Dr Stuart, FL	2.0	2.0	1089	$1,859	$1.71	14d	10	1.30mi
85 SE Hancock St Stuart, FL	1.0–2.0	1.0–2.0	1278	$2,300	$1.80	14d	2	1.31mi
1196 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1309	$4,300	$3.28	24d	1	1.31mi
41 SW Seminole St Stuart, FL	3.0	1.0–2.5	1353	$13,167	$9.73	24d	3	1.39mi
47 SW Osceola St Unit UN206 Stuart, FL	2.0	2.0	1276	$3,900	$3.06	24d	1	1.40mi
47 SW Osceola St #206 Stuart, FL	2.0	2.0	1276	$4,000	$3.13	24d	1	1.40mi
47 SE Sedona Cir #203 Stuart, FL	3.0	2.5	1450	$2,200	$1.52	24d	1	1.45mi
44 SE Sedona Cir #201 Stuart, FL	3.0	2.0	1443	$2,200	$1.52	24d	1	1.45mi
201 SW Joan Jefferson Way Stuart, FL	2.0–3.0	2.0	1400	$2,545	$1.82	14d	10	1.47mi
2759 SE Birmingham Dr Stuart, FL	2.0	2.5	1191	$2,600	$2.18	24d	1	1.50mi

Listing history 1 events

1. 2026-05-20
   listed $347,000 Active

ⓘ 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: $871 · $73/mo
• Projected year-2 tax: $2,880 · $240/mo
• Expected delta: +$2,009/yr (+$167/mo · 230.8%)

ⓘ 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: $36,146
• − Mortgage interest: −$19,437
• − Property taxes: −$871
• − Insurance: −$1,735
• − Repairs & maintenance: −$2,892
• − Management: −$2,892
• − Depreciation: −$10,095
• Taxable loss: −$1,775
• Est. tax savings @ 24.0%: +$426
• After-tax cash flow: $4,539/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

1 event — show timeline

• 2026-05-20 Listed $347,000 Beaches MLS

Property tax history

+1.7%/yr

Latest (2025): $871 · -1.6% YoY. Source: county tax records.