2929 SE Ocean Blvd Unit 112-2 · Stuart, FL 34996

$185,000

2 bd · 2.0 ba · 1,005 sqft · Condo public records · 115 Days on market

Built 1970 $184/sqft · 15% above area Est $161k · 15% over $634/mo HOA · 25% of rent

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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 +18.9/30.0
• Appreciation +10.0/10.0
• 1% rule +8.9/10.0
• DSCR +5.9/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0

Listing remarks MLS

Come see for yourself how amazing this coastal slice of paradise is! In desirable Cedar Pointe Villages this beautifully updated, one-of-a-kind ground-floor condo features a stunning open-concept kitchen perfect for entertaining and everyday living. The enclosed patio/Florida room offers the perfect space for morning coffee and relaxing evenings. Enjoy peace of mind with hurricane-impact windows AND shutters, a new electrical panel, and a newer HVAC system (2022). Located just 3 miles from the beach and less than a 3-mile drive to historic downtown Stuart and waterfront dining. You'll love the convenience of this walkable community placing charming shops, dining and local events right at your doorstep. Easy Florida living starts here!

Key facts

• $634 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.5% 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.
• Market conditions: 252 active listings in the ZIP; 13 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; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 37% 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 $20k of equity ($1k loan paydown + $18k 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 $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 25% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.37%
• DSCR: 1.19
• GRM: 6.0

CMA / ARV

• ARV (median comp): $160,681
• List price: $185,000
• Delta: 15.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 3.10×
• Total profit: $108,955
• Equity at exit: $166,663

10-year hold

• IRR: 23.2%
• Equity multiple: 7.09×
• Total profit: $315,587
• Equity at exit: $359,414

Cash invested: $51,800 (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: 252
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,570 high
• Mortgage (P&I): −$970
• Tax from tax record: −$161 /mo · $1,926/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$634
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $122

Break-even live

Break-even rent $2,415

Max offer price $185,000

Occupancy floor 90%

Sensitivity live

Price	-10% $227	-5% $174	+0% $122	+5% $70	+10% $17
Rent	-10% $-81	-5% $21	+0% $122	+5% $224	+10% $325
Rate	-1.0pp $215	-0.5pp $169	base $122	+0.5pp $74	+1.0pp $25

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	24d	1	0.07mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	24d	6	0.11mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	15d	8	0.11mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$2,258	$2.55	15d	12	0.28mi
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,900	$2.00	15d	3	0.31mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	15d	3	0.34mi
262 SE Monterey Ave Stuart, FL	3.0	1.0	1001	$3,500	$3.50	24d	1	0.35mi
175 SE Saint Lucie Blvd Stuart, FL	2.0	2.0–2.5	1300	$2,600	$2.00	24d	4	0.46mi
150 SE Four Winds Dr Unit B303 Stuart, FL	2.0	2.0	1359	$2,500	$1.84	24d	1	0.52mi
333 SE Martin Ave Unit 1F Stuart, FL	2.0	1.0	778	$1,800	$2.31	24d	1	0.61mi
1196 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1309	$4,300	$3.28	24d	1	0.67mi
217 SE Coconut Ave Stuart, FL	2.0	1.0	1197	$5,000	$4.18	24d	1	1.14mi
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	24d	3	1.15mi

HOA detail condo

• Monthly dues: $634 · $7,608/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-21
   days on market $185,000 Active 115 DOM
2. 2026-06-18
   days on market $185,000 Active 112 DOM
3. 2026-06-17
   days on market $185,000 Active 111 DOM
4. 2026-06-16
   days on market $185,000 Active 110 DOM
5. 2026-06-15
   days on market $185,000 Active 109 DOM
6. 2026-06-14
   days on market $185,000 Active 107 DOM
7. 2026-06-13
   days on market $185,000 Active 106 DOM
8. 2026-06-10
   days on market $185,000 Active 104 DOM
9. 2026-06-09
   days on market $185,000 Active 103 DOM
10. 2026-06-08
    days on market $185,000 Active 102 DOM
11. 2026-06-07
    days on market $185,000 Active 101 DOM
12. 2026-06-03
    days on market $185,000 Active 97 DOM
13. 2026-06-02
    days on market $185,000 Active 96 DOM
14. 2026-06-01
    days on market $185,000 Active 95 DOM
15. 2026-05-31
    days on market $185,000 Active 94 DOM
16. 2026-05-31
    days on market $185,000 Active 93 DOM
17. 2026-04-01
    price $185,000 751-char remark

    Show marketing remark (751 chars)

    Come see for yourself how amazing this coastal slice of paradise is! In desirable Cedar Pointe Villages this beautifully updated, one-of-a-kind ground-floor condo features a stunning open-concept kitchen perfect for entertaining and everyday living. The enclosed patio/Florida room offers the perfect space for morning coffee and relaxing evenings. Enjoy peace of mind with hurricane-impact windows AND shutters, a new electrical panel, and a newer HVAC system (2022). Located just 3 miles from the beach and less than a 3-mile drive to historic downtown Stuart and waterfront dining. You'll love the convenience of this walkable community placing charming shops, dining and local events right at your doorstep. Easy Florida living starts here!

18. 2026-02-26
    listed $195,000 Active 751-char remark

    Show marketing remark (751 chars)

    Come see for yourself how amazing this coastal slice of paradise is! In desirable Cedar Pointe Villages this beautifully updated, one-of-a-kind ground-floor condo features a stunning open-concept kitchen perfect for entertaining and everyday living. The enclosed patio/Florida room offers the perfect space for morning coffee and relaxing evenings. Enjoy peace of mind with hurricane-impact windows AND shutters, a new electrical panel, and a newer HVAC system (2022). Located just 3 miles from the beach and less than a 3-mile drive to historic downtown Stuart and waterfront dining. You'll love the convenience of this walkable community placing charming shops, dining and local events right at your doorstep. Easy Florida living starts here!

19. 2025-05-21
    soldstatus $190,000
20. 2025-05-19
    soldstatus $190,000 Closed 1624-char remark

    Show marketing remark (1624 chars)

    Move right into this fabulous middle 1st-floor unit in Cedar Point Condos, Downtown Stuart, Village 6, which has 15 buildings and 149 units. This center unit has a Lanai off the living room, which is very desirable. Feel safe in this condo with hurricane resistant windows AND hurricane shutters. Also, to make you feel even safer in this condo, is a brand new electrical panel!!! They say this one has the best pool and clubhouse locations. This unit is close to the laundry room with a washer/dryer and utility sink. Community amenities include a pool, clubhouse, grilling area, and shuffleboard. This 55+ community is only minutes away from Downtown Stuart shops, dining, theater, and events, as well as beaches, boating, and fishing. Fresh, clean, and ready for you to make it your own just m Both bathrooms have been updated, and accordion shutters on the windows and doors make storm preparation simple. Not to worry, impact windows were installed too. New AC in 2022. The hot water heater was replaced in 2016. Furniture negotiable. The building has a shared laundry facility, and the unit comes with a storage locker that measures 3' deep by 3' wide and 8.7' high. There is a clubhouse, and the pool is heated to 88 degrees. No pets. Residents cannot lease in their first year. The association maintains the exterior of buildings and roof as well as all lawn care. The Stuart public access beach is 3 miles away, and this community is within walking distance of many shops and restaurants. Peruse historic downtown Stuart in less than a 3-mile drive. Measurements approximate; the buyer should verify all information

21. 2025-04-19
    status Pending 1624-char remark

    Show marketing remark (1624 chars)

    Move right into this fabulous middle 1st-floor unit in Cedar Point Condos, Downtown Stuart, Village 6, which has 15 buildings and 149 units. This center unit has a Lanai off the living room, which is very desirable. Feel safe in this condo with hurricane resistant windows AND hurricane shutters. Also, to make you feel even safer in this condo, is a brand new electrical panel!!! They say this one has the best pool and clubhouse locations. This unit is close to the laundry room with a washer/dryer and utility sink. Community amenities include a pool, clubhouse, grilling area, and shuffleboard. This 55+ community is only minutes away from Downtown Stuart shops, dining, theater, and events, as well as beaches, boating, and fishing. Fresh, clean, and ready for you to make it your own just m Both bathrooms have been updated, and accordion shutters on the windows and doors make storm preparation simple. Not to worry, impact windows were installed too. New AC in 2022. The hot water heater was replaced in 2016. Furniture negotiable. The building has a shared laundry facility, and the unit comes with a storage locker that measures 3' deep by 3' wide and 8.7' high. There is a clubhouse, and the pool is heated to 88 degrees. No pets. Residents cannot lease in their first year. The association maintains the exterior of buildings and roof as well as all lawn care. The Stuart public access beach is 3 miles away, and this community is within walking distance of many shops and restaurants. Peruse historic downtown Stuart in less than a 3-mile drive. Measurements approximate; the buyer should verify all information

22. 2025-04-16
    listed $199,000 Active 1624-char remark

    Show marketing remark (1624 chars)

    Move right into this fabulous middle 1st-floor unit in Cedar Point Condos, Downtown Stuart, Village 6, which has 15 buildings and 149 units. This center unit has a Lanai off the living room, which is very desirable. Feel safe in this condo with hurricane resistant windows AND hurricane shutters. Also, to make you feel even safer in this condo, is a brand new electrical panel!!! They say this one has the best pool and clubhouse locations. This unit is close to the laundry room with a washer/dryer and utility sink. Community amenities include a pool, clubhouse, grilling area, and shuffleboard. This 55+ community is only minutes away from Downtown Stuart shops, dining, theater, and events, as well as beaches, boating, and fishing. Fresh, clean, and ready for you to make it your own just m Both bathrooms have been updated, and accordion shutters on the windows and doors make storm preparation simple. Not to worry, impact windows were installed too. New AC in 2022. The hot water heater was replaced in 2016. Furniture negotiable. The building has a shared laundry facility, and the unit comes with a storage locker that measures 3' deep by 3' wide and 8.7' high. There is a clubhouse, and the pool is heated to 88 degrees. No pets. Residents cannot lease in their first year. The association maintains the exterior of buildings and roof as well as all lawn care. The Stuart public access beach is 3 miles away, and this community is within walking distance of many shops and restaurants. Peruse historic downtown Stuart in less than a 3-mile drive. Measurements approximate; the buyer should verify all information

23. 2024-03-31
    historical
24. 2024-03-07
    price $219,900
25. 2024-01-29
    listed $239,112 Active
26. 2016-05-11
    price $61,000
27. 2016-04-25
    soldstatus $61,000
28. 2016-04-21
    price $65,000
29. 2016-04-21
    soldstatus $61,000 Sold
30. 2016-03-22
    historical Pending W/Cont
31. 2016-03-10
    price $65,000
32. 2016-02-13
    listed $70,000 Active
33. 1999-02-15
    soldstatus $56,900
34. 1998-09-14
    soldstatus $36,500
35. 1998-09-11
    soldstatus $36,500
36. 1998-01-26
    listed $39,500
37. 1995-10-10
    soldstatus $35,000

ⓘ 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: $1,926 · $161/mo
• Projected year-2 tax: $1,926 · $161/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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $30,839
• − Mortgage interest: −$10,363
• − Property taxes: −$1,926
• − Insurance: −$1,722
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − HOA: −$7,608
• − Depreciation: −$5,382
• Taxable loss: −$1,096
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $1,728/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

• County: Martin County · 165,223 people
• City population: 10,875
• 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

+428.6% since first listed

21 events — show timeline

• 2026-04-01 Price Changed $185,000 Beaches MLS
• 2026-02-26 Listed $195,000 Beaches MLS
• 2025-05-21 Sold (Public Records) $190,000 Public Records
• 2025-05-19 Sold (MLS) $190,000 Beaches MLS
• 2025-04-19 Pending — Beaches MLS
• 2025-04-16 Listed $199,000 Beaches MLS
• 2024-03-31 Listing Removed — Beaches MLS
• 2024-03-07 Price Changed $219,900 Beaches MLS
• 2024-01-29 Listed $239,112 Beaches MLS
• 2016-05-11 Price Changed $61,000 MCRTC
• 2016-04-25 Sold (Public Records) $61,000 Public Records
• 2016-04-21 Sold (MLS) $61,000 MCRTC
• 2016-04-21 Price Changed $65,000 MCRTC
• 2016-03-22 Contingent — MCRTC
• 2016-03-10 Price Changed $65,000 MCRTC
• 2016-02-13 Listed $70,000 MCRTC
• 1999-02-15 Sold (Public Records) $56,900 Public Records
• 1998-09-14 Sold (Public Records) $36,500 Public Records
• 1998-09-11 Sold (MLS) $36,500 MCRTC
• 1998-01-26 Listed $39,500 MCRTC
• 1995-10-10 Sold (Public Records) $35,000 Public Records

Property tax history

+27.2%/yr

Latest (2025): $1,926 · +0.9% YoY. Source: county tax records.