Pompano Plan · Port St. Lucie, FL 34987

$309,290

3 bd · 2.5 ba · 1,506 sqft · SingleFamily · 51 Days on market

Fair condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Schools +3.3/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• 1% rule +2.0/10.0
• Condition / age +2.0/5.0
• DSCR +1.3/10.0
• 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

• Oversized loft
• Large bath
• Walk-in closet

Tags

• CENTRAL KITCHEN ISLAND
• OVERSIZED LOFT
• PRIVATE PRIMARY SUITE
• LARGE BATH
• WALK-IN CLOSET

🏗️ New construction. The $309,290 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $393,940.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $309k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-557 ($-7k/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 $274k (11.4% below list).
• Recommended offer: $274k (11.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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.
• Zoned schools: Manatee Academy K-8 (math 53% / reading 51%, grade C-, #990 of 2,144 statewide, top 48%, 1,664 students, 65% FRL); Southern Oaks Middle School (math 39% / reading 43%, grade F, #353 of 571 statewide, top 63%, 894 students, 76% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL).
• Market conditions: Rents rising (+2.8%/yr); 1817 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 36% 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 $3k of loan paydown is wiped out by about $12k 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 51 days — a 3% lower offer ($300k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $274,066 (11.4% 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 51 days. Have you received any prior offers? Is the seller open to a 11% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.70% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.06%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $393,940
• List price: $309,290
• Delta: -21.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9526 SW Libertas Way	0.34mi	3/2.0	1,503 (-0%)	0mo	$350,000	$233	82
12380 SW Rimini Way	0.33mi	3/2.0	1,504 (-0%)	7mo	$360,000	$239	76
9449 SW Libertas Way	0.43mi	3/2.0	1,503 (-0%)	3mo	$340,000	$226	75
9473 SW Libertas Way	0.40mi	3/2.0	1,503 (-0%)	6mo	$337,500	$225	74
9401 SW Libertas Way	0.47mi	3/2.0	1,503 (-0%)	5mo	$342,000	$228	72
12767 SW Orvieto Way	0.29mi	3/2.0	1,680 (+12%)	4mo	$389,900	$232	62
9597 SW Royal Poinciana Dr	0.48mi	3/2.0	1,610 (+7%)	6mo	$375,000	$233	59
12170 SW Rimini Way	0.53mi	3/2.0	1,614 (+7%)	6mo	$368,000	$228	56
9763 SW Chestwood Ave	0.62mi	2/2.0 (-1)	1,609 (+7%)	4mo	$365,000	$227	50
13321 SW Mazzano St	0.59mi	2/2.0 (-1)	1,610 (+7%)	6mo	$375,868	$233	49
10049 SW Indian Lilac Trl	0.73mi	2/2.0 (-1)	1,596 (+6%)	1mo	$344,000	$216	48
10026 SW Arezzo Rd	0.66mi	2/2.0 (-1)	1,610 (+7%)	6mo	$360,000	$224	45

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: -27.0%
• Equity multiple: 0.09×
• Total profit: $-99,922
• Equity at exit: $58,738

10-year hold

• IRR: -25.4%
• Equity multiple: -0.23×
• Total profit: $-135,133
• Equity at exit: $34,061

Cash invested: $110,303 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 41 active · 26 under contract
• Months of supply: 14.5 mo (7%/mo absorbed)
• Median asking: $387,500 ($234/sqft)
• Median days on market: 66 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +11.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34987

• Home prices YoY: -21.6%
• Rents YoY: 2.8%
• Active inventory: 1817
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,741 high
• Mortgage (P&I): −$2,066
• Tax est. 1.5%: −$492 /mo · $5,909/yr
• Insurance: −$164
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $-557

Break-even live

Break-even rent $3,446

Max offer price $313,296

Occupancy floor —

Sensitivity live

Price	-10% $-285	-5% $-421	+0% $-557	+5% $-693	+10% $-830
Rent	-10% $-774	-5% $-666	+0% $-557	+5% $-449	+10% $-341
Rate	-1.0pp $-359	-0.5pp $-457	base $-557	+0.5pp $-659	+1.0pp $-763

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: $98,485
• Closing costs: $11,818
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13138 SW Vfalleta Way Unit 8-52 Port St. Lucie, FL	4.0	2.5	1820	$2,600	$1.43	5d	1	0.06mi
13138 SW Vallettia Way Unit 21-211 Port St. Lucie, FL	3.0	2.5	1634	$2,676	$1.64	51d	1	0.06mi
13138 SW Vallettia Way Unit 32-186 Port St. Lucie, FL	3.0	2.5	1634	$2,600	$1.59	5d	1	0.06mi
13138 SW Valletta Way Port St Lucie, FL	3.0–4.0	2.5	1727	$2,599	$1.50	0d	27	0.06mi
13138 SW Vallettia Way Unit 21-211 Port St. Lucie, FL	3.0	2.5	1634	$2,675	$1.64	5d	1	0.06mi
13138 SW Vallettia Way Unit 32-186 Port St. Lucie, FL	3.0	2.5	1634	$2,649	$1.62	48d	1	0.06mi
12869 SW Forli Way Port St Lucie, FL	3.0	2.5	1673	$2,300	$1.37	51d	1	0.08mi
12865 SW Forli Way Port Saint Lucie, FL	3.0	2.5	1673	$2,700	$1.61	162d	1	0.08mi
12865 SW Forli Way Port St Lucie, FL	3.0	2.5	1673	$2,500	$1.49	10d	1	0.08mi
12865 SW Forli Way Port St Lucie, FL	3.0	2.5	1673	$2,500	$1.49	0d	1	0.08mi
12845 SW Forli Way Port Saint Lucie, FL	3.0	2.5	1758	$2,800	$1.59	155d	1	0.09mi
13009 SW Forli Way Port St Lucie, FL	3.0	2.5	1506	$2,525	$1.68	2d	1	0.09mi
13009 SW Forli Way Port St Lucie, FL	3.0	2.5	1506	$2,650	$1.76	18d	1	0.09mi
12813 SW Forli Way Port St Lucie, FL	3.0	2.5	1673	$2,500	$1.49	51d	1	0.12mi
12777 SW Forli Way Port St Lucie, FL	3.0	2.5	1673	$2,750	$1.64	6d	1	0.14mi
9670 SW Libertas Way Port Saint Lucie, FL	3.0	2.0	1503	$2,700	$1.80	155d	1	0.19mi
9832 SW Triton Way Port St Lucie, FL	4.0	2.0	1828	$2,800	$1.53	51d	1	0.24mi
9832 SW Triton Way Port St Lucie, FL	4.0	2.0	1828	$2,800	$1.53	10d	1	0.24mi
12341 SW Nettuno Way Port St Lucie, FL	3.0	2.0	1504	$2,400	$1.60	2d	1	0.33mi
9526 SW Libertas Way Port St Lucie, FL	3.0	2.0	1503	$2,700	$1.80	6d	1	0.35mi
12317 SW Nettuno Way Port St Lucie, FL	3.0	2.0	1504	$2,400	$1.60	25d	1	0.36mi
12317 SW Nettuno Way Port St Lucie, FL	3.0	2.0	1504	$2,400	$1.60	10d	1	0.36mi
9796 SW Santini Rd Port Saint Lucie, FL	2.0	2.0	1929	$3,500	$1.81	155d	1	0.37mi
9509 SW Libertas Way Port Saint Lucie, FL	3.0	2.0	1503	$2,800	$1.86	164d	1	0.37mi
9509 SW Libertas Way Port St Lucie, FL	3.0	2.0	1503	$2,800	$1.86	10d	1	0.37mi
12326 SW Rimini Way Port St Lucie, FL	3.0	2.0	1504	$2,700	$1.80	51d	1	0.39mi
12555 SW Forli Way Port St Lucie, FL	3.0	2.0	1549	$3,650	$2.36	10d	1	0.40mi
12555 SW Forli Way Port St Lucie, FL	3.0	2.0	1549	$3,650	$2.36	22d	1	0.40mi
12271 SW Rimini Way Port Saint Lucie, FL	3.0	2.0	1504	$2,400	$1.60	164d	1	0.44mi
12251 SW Nettuno Way Port St Lucie, FL	3.0	2.0	1504	$2,500	$1.66	10d	1	0.44mi
12272 Rimini Way Unit 12272 Port St. Lucie, FL	2.0	2.0	1614	$2,500	$1.55	31d	1	0.45mi
12227 SW Nettuno Way Port St Lucie, FL	3.0	2.0	1504	$2,500	$1.66	10d	1	0.47mi
12221 SW Nettuno Way Port St Lucie, FL	3.0	2.0	1614	$2,400	$1.49	51d	1	0.48mi
12134 SW Rimini Way Port St Lucie, FL	3.0	2.0	1504	$2,500	$1.66	51d	1	0.51mi
12134 SW Rimini Way Port St Lucie, FL	3.0	2.0	1504	$2,500	$1.66	1d	1	0.51mi
12152 SW Rimini Way Port St Lucie, FL	3.0	2.0	1504	$2,700	$1.80	10d	1	0.52mi
12500 SW Roma Way Port St Lucie, FL	3.0	2.0	1210	$2,342	$1.94	19d	1	0.62mi
12500 SW Roma Way Port St Lucie, FL	1.0–3.0	1.0–2.0	969	$2,600	$2.68	0d	8	0.62mi
12500 SW Roma Way Port St Lucie, FL	3.0	2.0	1210	$2,292	$1.89	38d	1	0.62mi
9393 SW Pepoli Way Unit 9393 Port St. Lucie, FL	3.0	2.0	1551	$2,800	$1.81	38d	1	0.64mi

Property features AI

Finance

• Other: Address: 13013 SW Forli Way, Port Saint Lucie FL 34987Status: ActiveListing last modified 2026-09-17
• Financial info: List price $319,990

Exterior

• Parking: 1 parking space
• Home design: Single-family home — Pompano plan
• Exterior features: Living area approximately 1506

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan Pompano (new construction plan)

Listing history 50 events

1. 2026-11-08
   days on market $309,290 Active 51 DOM
2. 2026-11-07
   days on market $309,290 Active 50 DOM
3. 2026-11-06
   days on market $309,290 Active 49 DOM
4. 2026-11-05
   days on market $309,290 Active 48 DOM
5. 2026-11-04
   pricedays on market $309,290 Active 47 DOM
6. 2026-11-02
   days on market $309,990 Active 45 DOM
7. 2026-11-01
   days on market $309,990 Active 44 DOM
8. 2026-10-31
   days on market $309,990 Active 43 DOM
9. 2026-10-30
   days on market $309,990 Active 42 DOM
10. 2026-10-29
    pricedays on market $309,990 Active 41 DOM
11. 2026-10-28
    days on market $319,990 Active 40 DOM
12. 2026-10-27
    days on market $319,990 Active 39 DOM
13. 2026-10-26
    days on market $319,990 Active 38 DOM
14. 2026-10-25
    days on market $319,990 Active 37 DOM
15. 2026-10-24
    days on market $319,990 Active 36 DOM
16. 2026-10-23
    days on market $319,990 Active 35 DOM
17. 2026-10-22
    pricedays on market $319,990 Active 34 DOM
18. 2026-10-21
    days on market $324,890 Active 33 DOM
19. 2026-10-20
    days on market $324,890 Active 32 DOM
20. 2026-10-19
    days on market $324,890 Active 31 DOM
21. 2026-10-19
    price $324,890 Active 30 DOM
22. 2026-10-18
    days on market $319,990 Active 30 DOM
23. 2026-10-17
    days on market $319,990 Active 29 DOM
24. 2026-10-16
    days on market $319,990 Active 28 DOM
25. 2026-10-15
    days on market $319,990 Active 27 DOM
26. 2026-10-12
    days on market $319,990 Active 25 DOM
27. 2026-10-11
    days on market $319,990 Active 24 DOM
28. 2026-10-10
    days on market $319,990 Active 23 DOM
29. 2026-10-09
    days on market $319,990 Active 22 DOM
30. 2026-10-08
    days on market $319,990 Active 21 DOM
31. 2026-10-08
    price $319,990 Active 20 DOM
32. 2026-10-07
    days on market $324,890 Active 20 DOM
33. 2026-10-06
    days on market $324,890 Active 19 DOM
34. 2026-10-05
    days on market $324,890 Active 18 DOM
35. 2026-10-04
    days on market $324,890 Active 17 DOM
36. 2026-10-03
    pricedays on market $324,890 Active 16 DOM
37. 2026-10-01
    days on market $327,990 Active 14 DOM
38. 2026-09-30
    days on market $327,990 Active 13 DOM
39. 2026-09-29
    price $327,990 Active 12 DOM
40. 2026-09-29
    days on market $319,990 Active 12 DOM
41. 2026-09-27
    days on market $319,990 Active 10 DOM
42. 2026-09-25
    days on market $319,990 Active 8 DOM
43. 2026-09-24
    days on market $319,990 Active 7 DOM
44. 2026-09-23
    days on market $319,990 Active 6 DOM
45. 2026-09-22
    days on market $319,990 Active 5 DOM
46. 2026-09-21
    days on market $319,990 Active 4 DOM
47. 2026-09-20
    days on market $319,990 Active 3 DOM
48. 2026-09-19
    days on market $319,990 Active 2 DOM
49. 2026-09-18
    days on marketlisting id $319,990 Active 1 DOM
50. 2026-09-16
    days on market $319,990 Active 158 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 1/10 Low FEMA zone X (unshaded) · 0% 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: $32,888
• − Mortgage interest: −$22,067
• − Property taxes: −$5,909
• − Insurance: −$1,970
• − Repairs & maintenance: −$2,631
• − Management: −$2,631
• − Depreciation: −$11,460
• Taxable loss: −$13,780
• Est. tax savings @ 24.0%: +$3,307
• After-tax cash flow: $-3,381/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 Est. rehab $37,650–$67,770 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary White City Elementary School F FL #2,030/2,144 Nat'l #29,899/41,679 Middle Forest Grove Middle School F FL #388/571 Nat'l #6,571/14,009 High St. Lucie West Centennial High F FL #351/667 Nat'l #9,347/17,239

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 · 338,016 people
• City population: 251,124
• 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: 23% of renters

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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%

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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%
• Languages at home: 83% English-only · Spanish 13% Arabic 1% Other Indo-European 1%

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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

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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

Property features AI

Finance

• Other: Address: 13013 SW Forli Way, Port Saint Lucie FL 34987Status: ActiveListing last modified 2026-09-17
• Financial info: List price $319,990

Exterior

• Parking: 1 parking space
• Home design: Single-family home — Pompano plan
• Exterior features: Living area approximately 1506

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan Pompano (new construction plan)