Pompano Plan · Port St. Lucie, FL 34987

$330,390

3 bd · 2.5 ba · 1,506 sqft · SingleFamily · 71 Days on market

Fair condition

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Why this score? — see what drove the D- 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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Open-concept townhome with a central kitchen island, perfect for prepping dinner while entertaining. Upstairs, an oversized loft suits game nights or a home office, plus a private primary suite with a large bath and walk-in closet.

Key facts

• Parking
• Listed 71 days

Tags

• MODERN TOWNHOME LIVING
• RESORT-STYLE AMENITIES
• ENERGY-EFFICIENT CONSTRUCTION

Property features AI

Finance

• Other: Virtual tour available
• Financial info: List price available (details outside scope of features)
• HOA & community: HOA/community details not provided

Exterior

• Parking: 1 parking space
• Security: Security features not provided
• Utilities: Utility details not provided
• Home design: New construction plan named Pompano; Located at SW Forli Way, Port Saint Lucie, FL
• Construction: Model/plan home built 2026 (plan inventory); Construction details not provided
• Exterior features: Property is a home plan (Pompano)

Interior

• Kitchen: Plan includes standard kitchen (appliances not specified)
• Bedrooms: 3 bedrooms
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Heating and cooling details not provided
• Interior features: Open living area (plan model)
• Laundry & utility: Laundry/utility details not provided

🏗️ New construction. The $330,390 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $350,898.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $330k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (12.1% below list).
• Recommended offer: $290k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 D — 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.
• Market conditions: Rents rising (+2.8%/yr); 1146 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 39% of the median local income ($90k/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 $11k 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 71 days — a 6% lower offer ($311k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,274 (12.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.83% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $350,898
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9688 SW Libertas Way	0.16mi	3/2.0	1,503 (-0%)	11mo	$349,990	$233	81
12816 SW Orvieto Way	0.22mi	3/2.0	1,501 (-0%)	13mo	$378,990	$252	76
9401 SW Libertas Way	0.47mi	3/2.0	1,503 (-0%)	1mo	$342,000	$228	75
9557 SW Libertas Way	0.30mi	3/2.0	1,503 (-0%)	17mo	$329,990	$220	70
9597 SW Royal Poinciana Dr	0.48mi	3/2.0	1,610 (+7%)	2mo	$375,000	$233	63
12241 SW Rimini Way	0.48mi	3/2.0	1,614 (+7%)	6mo	$395,000	$245	59
9584 SW Royal Poinciana Dr	0.43mi	2/2.5 (-1)	1,610 (+7%)	6mo	$290,000	$180	58
13321 SW Mazzano St	0.59mi	2/2.0 (-1)	1,610 (+7%)	2mo	$375,868	$233	52
10026 SW Arezzo Rd	0.66mi	2/2.0 (-1)	1,610 (+7%)	2mo	$360,000	$224	49
9940 SW Santini Rd	0.56mi	2/2.0 (-1)	1,610 (+7%)	10mo	$408,299	$254	47
12236 SW Rimini Way	0.50mi	3/2.0	1,614 (+7%)	19mo	$384,500	$238	47
11748 SW Mountain Ash Cir	0.62mi	3/2.0	1,722 (+14%)	16mo	$340,000	$197	32

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-65,882
• Equity at exit: $52,320

10-year hold

• IRR: -12.3%
• Equity multiple: 0.28×
• Total profit: $-70,739
• Equity at exit: $30,339

Cash invested: $98,251 (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 34987

• Home prices YoY: -21.6%
• Rents YoY: 2.8%
• Active inventory: 1146
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,903 high
• Mortgage (P&I): −$1,840
• Tax est. 1.5%: −$439 /mo · $5,263/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $-132

Break-even live

Break-even rent $3,070

Max offer price $331,824

Occupancy floor 100%

Sensitivity live

Price	-10% $111	-5% $-11	+0% $-132	+5% $-253	+10% $-374
Rent	-10% $-361	-5% $-246	+0% $-132	+5% $-17	+10% $98
Rate	-1.0pp $45	-0.5pp $-43	base $-132	+0.5pp $-223	+1.0pp $-315

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: $87,724
• Closing costs: $10,527
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13138 SW Valletta Way Port Saint Lucie, FL	3.0–4.0	2.5	1727	$2,685	$1.55	15d	25	0.06mi
12865 SW Forli Way Port Saint Lucie, FL	3.0	2.5	1673	$2,700	$1.61	22d	1	0.08mi
12845 SW Forli Way Port Saint Lucie, FL	3.0	2.5	1758	$2,800	$1.59	15d	1	0.09mi
9670 SW Libertas Way Port Saint Lucie, FL	3.0	2.0	1503	$2,700	$1.80	15d	1	0.19mi
9796 SW Santini Rd Port Saint Lucie, FL	2.0	2.0	1929	$3,500	$1.81	15d	1	0.37mi
9509 SW Libertas Way Port Saint Lucie, FL	3.0	2.0	1503	$2,800	$1.86	24d	1	0.37mi
12271 SW Rimini Way Port Saint Lucie, FL	3.0	2.0	1504	$2,400	$1.60	24d	1	0.44mi
12134 SW Rimini Way Port Saint Lucie, FL	3.0	2.0	1504	$2,500	$1.66	24d	1	0.51mi
12500 Roma Way Port Saint Lucie, FL	1.0–3.0	1.0–2.0	969	$2,657	$2.74	15d	7	0.62mi
11590 SW Roma Cir Port St. Lucie, FL	1.0–3.0	1.0–2.5	1179	$3,071	$2.60	15d	36	0.76mi
9231 SW Pepoli Way Port Saint Lucie, FL	3.0	2.0	1646	$2,750	$1.67	22d	1	0.79mi
9231 SW Pepoli Way Port Saint Lucie, FL	3.0	2.0	1646	$2,750	$1.67	24d	1	0.79mi
11590 Roma Way Unit 9-303 Port St. Lucie, FL	2.0	2.0	1121	$2,410	$2.15	15d	1	0.79mi
11590 Roma Way Unit 7-105 Port St. Lucie, FL	3.0	2.0	1265	$2,660	$2.10	15d	1	0.79mi
12813 SW Ambra St Port Saint Lucie, FL	3.0	2.5	1828	$3,200	$1.75	15d	1	0.85mi
9184 SW Esule Way Port Saint Lucie, FL	3.0	2.0	1787	$2,750	$1.54	15d	1	0.97mi
9084 SW Arco Way Port Saint Lucie, FL	3.0	3.0	2129	$4,500	$2.11	24d	1	1.00mi
11344 SW Pietra Way Port Saint Lucie, FL	3.0	3.0	2129	$3,700	$1.74	15d	1	1.06mi
9630 SW Flowermound Cir Port Saint Lucie, FL	3.0	2.0	1761	$2,495	$1.42	15d	1	1.06mi
14058 SW Surina St Port Saint Lucie, FL	4.0	2.0	1894	$2,990	$1.58	15d	1	1.10mi
11477 SW Patterson St Port Saint Lucie, FL	3.0	2.0	1649	$2,600	$1.58	24d	1	1.10mi
11267 SW Pietra Way Port Saint Lucie, FL	2.0	2.0	1667	$3,200	$1.92	24d	1	1.13mi
10936 SW Vasari Way Port Saint Lucie, FL	4.0	2.5	2100	$3,450	$1.64	15d	1	1.13mi
10057 SW Newberry Ave Port Saint Lucie, FL	3.0	2.0	1649	$2,500	$1.52	22d	1	1.14mi
10231 SW Latium Way Port Saint Lucie, FL	3.0	3.0	2129	$4,900	$2.30	24d	1	1.16mi
11160 SW Lunata Way Port Saint Lucie, FL	3.0	2.0	1968	$3,850	$1.96	24d	1	1.18mi
14143 SW Safi Ter Port Saint Lucie, FL	3.0	2.0	1651	$2,900	$1.76	15d	1	1.22mi
9728 SW Eastbrook Cir Port Saint Lucie, FL	2.0	2.0	1332	$2,300	$1.73	15d	1	1.24mi
12401 SW Arabella Dr Port Saint Lucie, FL	4.0	2.0	1916	$2,650	$1.38	24d	1	1.26mi
14075 SW Thorens Dr Port Saint Lucie, FL	3.0	2.5	1916	$2,800	$1.46	24d	1	1.26mi
10495 SW Orana Dr Port Saint Lucie, FL	3.0	2.0	1657	$3,000	$1.81	24d	1	1.29mi
14122 SW Thorens Dr Port Saint Lucie, FL	3.0	2.5	1674	$2,700	$1.61	15d	1	1.30mi
14162 SW Thorens Dr Port Saint Lucie, FL	3.0	2.5	1754	$2,650	$1.51	24d	1	1.30mi
10736 SW Prato Way Port Saint Lucie, FL	4.0	2.0	1955	$2,700	$1.38	24d	1	1.31mi
9282 SW Miracoli Way Port Saint Lucie, FL	3.0	2.0	1932	$4,900	$2.54	24d	1	1.33mi
10574 SW Cambria Ln Port Saint Lucie, FL	4.0	2.0	1916	$3,000	$1.57	24d	1	1.35mi
10695 SW Prato Way Port Saint Lucie, FL	4.0	2.0	1916	$2,850	$1.49	15d	1	1.38mi
10241 SW Newberry Ave Port St. Lucie, FL	2.0–3.0	2.5	1448	$2,905	$2.01	15d	29	1.41mi

Listing history 17 events

1. 2026-06-21
   days on market $330,390 Active 71 DOM
2. 2026-06-18
   days on market $330,390 Active 68 DOM
3. 2026-06-17
   days on market $330,390 Active 67 DOM
4. 2026-06-16
   days on market $330,390 Active 66 DOM
5. 2026-06-15
   days on market $330,390 Active 65 DOM
6. 2026-06-14
   days on market $330,390 Active 63 DOM
7. 2026-06-13
   pricedays on market $330,390 Active 62 DOM
8. 2026-06-10
   days on market $314,990 Active 60 DOM
9. 2026-06-09
   days on market $314,990 Active 59 DOM
10. 2026-06-08
    days on market $314,990 Active 58 DOM
11. 2026-06-07
    days on market $314,990 Active 57 DOM
12. 2026-06-05
    days on market $314,990 Active 54 DOM
13. 2026-06-03
    pricedays on market $314,990 Active 53 DOM
14. 2026-06-02
    pricedays on market $325,390 Active 52 DOM
15. 2026-06-01
    days on market $322,390 Active 51 DOM
16. 2026-05-31
    days on market $322,390 Active 50 DOM
17. 2026-05-30
    days on market $322,390 Active 49 DOM

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 56% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 20 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: $34,833
• − Mortgage interest: −$19,656
• − Property taxes: −$5,263
• − Insurance: −$1,754
• − Repairs & maintenance: −$2,787
• − Management: −$2,787
• − Depreciation: −$10,208
• Taxable loss: −$7,622
• Est. tax savings @ 24.0%: +$1,829
• After-tax cash flow: $248/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

Fair 40/100 Moderate rehab

The home is in fair condition with average systems and minimal visible damage. Painting and HVAC upgrades would significantly enhance its value.

Repairs flagged

• Minor Paint — Needs touch-up

Value-add opportunities

• Both Painting — Enhances curb appeal and interior aesthetics
• Both HVAC upgrade — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Needs touch-up	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Painting — Enhances curb appeal and interior aesthetics ↑
• Both HVAC upgrade — Improves comfort and energy efficiency ↑

ⓘ 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: 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): 21,727
• Household income: $90,201
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 597.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Black 12% Two or more races 11%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 1%
• Common ancestry: Romanian 4% Italian 3% Scotch-Irish 2%
• Foreign-born: 15% · Canada, Dominican Republic, Jamaica
• Languages at home: 83% English-only · Spanish 13% Arabic 1% Other Indo-European 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: ▼ -74.23%
• Current HPI: 269.222
• Rent YoY: ▲ 2.77%
• 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