1573 SW Dycus Ave · Port St. Lucie, FL 34953

$320,000

3 bd · 2.0 ba · 1,524 sqft · SingleFamily public records · 40 Days on market

Built 1990 9,583 sqft lot Est $375k · 15% under

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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 +14.8/30.0
• ARV discount +14.1/15.0
• DSCR +4.5/10.0
• 1% rule +4.3/10.0
• Schools +3.7/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Home Located in Rosser area close to Paar and Becker Rd; Gatlin and Tradition with quick access to I-95 and Florida Turnpike. This house is super clean, perfect size with LOTS of space. Huge Great room and bedrooms with really large Laundry room. Beautiful patio and back yard. This home just needs a few upgrades like appliances. As city permits show roof is 2010 and the AC is only three years old. Don't miss this Ready to Move into opportunity. Won't last long!

Key facts

• New french doors
• Covered patio
• Convenient location

Tags

• NEW INTERIOR PAINT
• NEW BATHROOM VANITIES
• OVERSIZED LAUNDRY ROOM
• NEW FRENCH DOORS
• COVERED PATIO
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: 2 parking spaces total; Attached 1-car garage; Covered parking (1); Driveway
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One story; Resale property; Faces south
• Construction: Frame and stucco construction; Shingle roof; Built area approximately 1,524 (living area); total building area reported as 2,100
• Exterior features: No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: French doors; Electric water heater
• Laundry & utility: Interior laundry room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 $298k (7.0% below list).
• Recommended offer: $298k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• 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 flat; 768 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 42% of the median local income ($86k/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 $10k 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 40 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $19k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $230k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $297,620 (7.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.93% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $374,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3519 SW Margela St	0.44mi	3/2.0	1,535 (+1%)	3mo	$425,000	$277	76
1500 SW Bermel Ave	0.19mi	3/2.0	1,442 (-5%)	12mo	$330,000	$229	72
1542 SW Dycus Ave	0.08mi	3/2.0	1,320 (-13%)	5mo	$345,000	$261	70
1383 SW Axtell Ave	0.62mi	3/2.0	1,552 (+2%)	6mo	$432,990	$279	63
1358 SW Wampler Ave	0.69mi	3/2.0	1,563 (+3%)	2mo	$384,888	$246	62
3817 SW Cheribon St	0.27mi	3/2.0	1,730 (+14%)	8mo	$420,000	$243	58
1382 SW Patricia Ave	0.72mi	4/2.0 (+1)	1,508 (-1%)	2mo	$340,000	$225	58
3391 SW Rosser Blvd	0.75mi	3/2.0	1,590 (+4%)	1mo	$390,000	$245	57
3541 SW Kromrey St	0.36mi	3/2.0	1,669 (+10%)	13mo	$442,000	$265	57
3444 SW Ellis St	0.75mi	3/2.0	1,643 (+8%)	1mo	$390,000	$237	51
1341 SW Axtell Ave	0.69mi	3/2.0	1,478 (-3%)	15mo	$410,000	$277	50
1366 SW Wampler Ave	0.68mi	4/2.0 (+1)	1,666 (+9%)	4mo	$347,000	$208	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 · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.40×
• Total profit: $-54,176
• Equity at exit: $47,713

10-year hold

• IRR: -16.3%
• Equity multiple: 0.21×
• Total profit: $-70,965
• Equity at exit: $27,668

Cash invested: $89,600 (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 34953

• Home prices YoY: -10.1%
• Rents YoY: 0.2%
• Active inventory: 768
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,976 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$450 /mo · $5,403/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $90

Break-even live

Break-even rent $2,863

Max offer price $320,000

Occupancy floor 92%

Sensitivity live

Price	-10% $271	-5% $180	+0% $90	+5% $-1	+10% $-92
Rent	-10% $-146	-5% $-28	+0% $90	+5% $207	+10% $325
Rate	-1.0pp $251	-0.5pp $171	base $90	+0.5pp $7	+1.0pp $-78

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1733 SW Open View Dr Port Saint Lucie, FL	4.0	2.0	1915	$2,600	$1.36	23d	1	0.16mi
1791 SW Effland Ave Port Saint Lucie, FL	4.0	3.0	2239	$3,300	$1.47	15d	1	0.26mi
1454 SW Medina Ave Port Saint Lucie, FL	3.0	2.0	1558	$2,395	$1.54	15d	1	0.51mi
3450 SW Martin St Port Saint Lucie, FL	4.0	2.0	1930	$3,800	$1.97	25d	1	0.52mi
1342 SW Wampler Ave Port Saint Lucie, FL	3.0	2.0	1282	$2,400	$1.87	25d	1	0.74mi
1766 SW Millikin Ave Port Saint Lucie, FL	2.0	1.0	1501	$1,800	$1.20	25d	1	0.80mi
1298 SW Crost Ave Port Saint Lucie, FL	4.0	2.0	1833	$2,566	$1.40	15d	1	0.81mi
3773 SW Swope St Port Saint Lucie, FL	4.0	2.0	1915	$2,600	$1.36	23d	1	0.82mi
3273 SW Rosser Blvd Port Saint Lucie, FL	4.0	2.0	1787	$2,600	$1.45	15d	1	0.89mi
3262 SW Cohutta St Port Saint Lucie, FL	3.0	2.0	2026	$2,700	$1.33	25d	1	0.92mi
1692 SW Alvaton Ave Port Saint Lucie, FL	4.0	2.0	2050	$2,900	$1.41	25d	1	0.97mi
1692 SW Alvaton Ave Port St Lucie, FL	4.0	2.0	2050	$2,900	$1.41	15d	1	0.97mi
1198 SW Ingrassina Ave Port Saint Lucie, FL	4.0	2.0	1993	$2,800	$1.40	25d	1	1.01mi
3226 SW Nutley St Port Saint Lucie, FL	3.0	2.0	1552	$2,900	$1.87	25d	1	1.04mi
3158 SW Martin St Port Saint Lucie, FL	3.0	2.0	1878	$4,800	$2.56	25d	1	1.05mi
1481 SW Jacksonville Ave Port Saint Lucie, FL	3.0	2.0	1780	$3,300	$1.85	15d	1	1.06mi
1217 SW Marmore Ave Port Saint Lucie, FL	3.0	2.0	1580	$3,700	$2.34	25d	1	1.09mi
3201 SW Collings Dr Port Saint Lucie, FL	3.0	2.0	1389	$2,616	$1.88	15d	1	1.11mi
1025 SW Majorca Ave Port Saint Lucie, FL	3.0	2.0	1480	$3,300	$2.23	25d	1	1.26mi
1538 SW Neptune Ave Port Saint Lucie, FL	3.0	2.0	2052	$2,650	$1.29	15d	1	1.27mi
4209 SW McClellen St Port Saint Lucie, FL	3.0	2.0	1766	$3,400	$1.93	25d	1	1.30mi
1037 SW Payne Ave Port Saint Lucie, FL	4.0	2.0	1867	$3,200	$1.71	25d	1	1.30mi
902 SW McCracken Ave Port St. Lucie, FL	3.0	2.0	1245	$2,800	$2.25	25d	1	1.35mi
3189 SW Curcuma St Port Saint Lucie, FL	4.0	2.0	1800	$2,900	$1.61	25d	1	1.36mi
1280 SW Kalevala Dr Port Saint Lucie, FL	4.0	3.0	2080	$3,300	$1.59	15d	1	1.41mi
8950 SW Hegener Dr Port Saint Lucie, FL	1.0–3.0	1.0–2.5	1078	$2,799	$2.60	15d	16	1.43mi
3014 SW Segovia St Port Saint Lucie, FL	3.0	2.0	2102	$2,700	$1.28	15d	1	1.44mi
1201 SW Idol Ave Port Saint Lucie, FL	3.0	2.0	1796	$2,600	$1.45	15d	1	1.47mi

Listing history 26 events

1. 2026-06-21
   days on market $320,000 Active 40 DOM
2. 2026-06-18
   days on market $320,000 Active 37 DOM
3. 2026-06-17
   days on market $320,000 Active 36 DOM
4. 2026-06-16
   days on market $320,000 Active 35 DOM
5. 2026-06-15
   days on market $320,000 Active 34 DOM
6. 2026-06-14
   days on market $320,000 Active 32 DOM
7. 2026-06-13
   pricedays on market $320,000 Active 31 DOM
8. 2026-06-10
   days on market $329,000 Active 29 DOM
9. 2026-06-09
   days on market $329,000 Active 28 DOM
10. 2026-06-08
    days on market $329,000 Active 27 DOM
11. 2026-06-07
    days on market $329,000 Active 26 DOM
12. 2026-06-05
    days on market $329,000 Active 23 DOM
13. 2026-06-03
    days on market $329,000 Active 22 DOM
14. 2026-06-02
    days on market $329,000 Active 21 DOM
15. 2026-06-01
    days on market $329,000 Active 20 DOM
16. 2026-05-31
    days on market $329,000 Active 19 DOM
17. 2026-05-30
    days on market $329,000 Active 18 DOM
18. 2026-05-21
    price $329,000
19. 2026-05-12
    listed $339,000 Active
20. 2021-04-14
    soldstatus $230,000
21. 2021-04-05
    soldstatus $230,000 Closed 471-char remark

    Show marketing remark (471 chars)

    Great Home Located in Rosser area close to Paar and Becker Rd; Gatlin and Tradition with quick access to I-95 and Florida Turnpike. This house is super clean, perfect size with LOTS of space. Huge Great room and bedrooms with really large Laundry room. Beautiful patio and back yard. This home just needs a few upgrades like appliances. As city permits show roof is 2010 and the AC is only three years old. Don't miss this Ready to Move into opportunity. Won't last long!

22. 2021-03-30
    status Pending 471-char remark

    Show marketing remark (471 chars)

    Great Home Located in Rosser area close to Paar and Becker Rd; Gatlin and Tradition with quick access to I-95 and Florida Turnpike. This house is super clean, perfect size with LOTS of space. Huge Great room and bedrooms with really large Laundry room. Beautiful patio and back yard. This home just needs a few upgrades like appliances. As city permits show roof is 2010 and the AC is only three years old. Don't miss this Ready to Move into opportunity. Won't last long!

23. 2021-03-10
    historical Contingent 471-char remark

    Show marketing remark (471 chars)

    Great Home Located in Rosser area close to Paar and Becker Rd; Gatlin and Tradition with quick access to I-95 and Florida Turnpike. This house is super clean, perfect size with LOTS of space. Huge Great room and bedrooms with really large Laundry room. Beautiful patio and back yard. This home just needs a few upgrades like appliances. As city permits show roof is 2010 and the AC is only three years old. Don't miss this Ready to Move into opportunity. Won't last long!

24. 2021-03-03
    status Active 471-char remark

    Show marketing remark (471 chars)

    Great Home Located in Rosser area close to Paar and Becker Rd; Gatlin and Tradition with quick access to I-95 and Florida Turnpike. This house is super clean, perfect size with LOTS of space. Huge Great room and bedrooms with really large Laundry room. Beautiful patio and back yard. This home just needs a few upgrades like appliances. As city permits show roof is 2010 and the AC is only three years old. Don't miss this Ready to Move into opportunity. Won't last long!

25. 2021-01-30
    status Pending 471-char remark

    Show marketing remark (471 chars)

    Great Home Located in Rosser area close to Paar and Becker Rd; Gatlin and Tradition with quick access to I-95 and Florida Turnpike. This house is super clean, perfect size with LOTS of space. Huge Great room and bedrooms with really large Laundry room. Beautiful patio and back yard. This home just needs a few upgrades like appliances. As city permits show roof is 2010 and the AC is only three years old. Don't miss this Ready to Move into opportunity. Won't last long!

26. 2021-01-17
    listed $239,990 Active 471-char remark

    Show marketing remark (471 chars)

    Great Home Located in Rosser area close to Paar and Becker Rd; Gatlin and Tradition with quick access to I-95 and Florida Turnpike. This house is super clean, perfect size with LOTS of space. Huge Great room and bedrooms with really large Laundry room. Beautiful patio and back yard. This home just needs a few upgrades like appliances. As city permits show roof is 2010 and the AC is only three years old. Don't miss this Ready to Move into opportunity. Won't last long!

ⓘ 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: $5,403 · $450/mo
• Projected year-2 tax: $5,403 · $450/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 23 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: $35,714
• − Mortgage interest: −$17,925
• − Property taxes: −$5,403
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,857
• − Management: −$2,857
• − Depreciation: −$9,309
• Taxable loss: −$4,237
• Est. tax savings @ 24.0%: +$1,017
• After-tax cash flow: $2,091/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 — 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): 86,875
• Household income: $85,667
• Rent vs Own: 13.1% rent · 86.9% own
• Severe rent burden: 857.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 42% Hispanic / Latino 28% Black 23% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Cuban 4% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 2% Estonian 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 69% English-only · Spanish 19% French/Haitian/Cajun 6% Other Indo-European 3%

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: ▼ -44.19%
• Current HPI: 392.7681
• Rent YoY: ▲ 0.22%
• 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

+37.1% since first listed

9 events — show timeline

• 2026-05-21 Price Changed $329,000 Beaches MLS
• 2026-05-12 Listed $339,000 Beaches MLS
• 2021-04-14 Sold (Public Records) $230,000 Public Records
• 2021-04-05 Sold (MLS) $230,000 Beaches MLS
• 2021-03-30 Pending — Beaches MLS
• 2021-03-10 Contingent — Beaches MLS
• 2021-03-03 Relisted — Beaches MLS
• 2021-01-30 Pending — Beaches MLS
• 2021-01-17 Listed $239,990 Beaches MLS

Property tax history

+8.6%/yr

Latest (2025): $5,403 · +3.2% YoY. Source: county tax records.