502 NE Solida Cir · Port St. Lucie, FL 34983

$287,000

2 bd · 2.0 ba · 1,332 sqft · SingleFamily public records · 20 Days on market

Built 1974 0.30 ac lot Est $298k · at est.

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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 +11.8/30.0
• ARV discount +9.2/15.0
• Schools +3.7/10.0
• DSCR +3.5/10.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute starter home. Needs TLC. Newer roof. Large lot.

Key facts

• 0.3 acre lot
• 2 parking spots
• Built 1974

Property features AI

Exterior

• Parking: 2 parking spaces total; Attached carport (1 covered carport space); Driveway; Open parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Cable available
• Home design: Single-family residence; One story; Resale property; Property faces east
• Construction: Frame construction; Other construction materials; Shingle roof; Built as a single-story structure
• Exterior features: Paved, publicly maintained city street frontage; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central air; Ceiling fans
• Interior features: Smoke detectors; Electric water heater
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $287k.

Deal economics

• At list price, monthly cash flow is $-80 ($-958/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (16.8% below list).
• Recommended offer: $239k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Savanna Ridge Elementary School (math 40% / reading 45%, grade F, #1,383 of 2,144 statewide, top 65%, 452 students, 75% 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 (+1.5%/yr); 358 active listings in the ZIP; 30 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 38% of the median local income ($75k/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 $9k 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 20 days — a 2% lower offer ($283k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $39k; list at $287k implies a 636% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,910 (16.8% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $298,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 NE Naranja Ave	0.12mi	3/2.0 (+1)	1,235 (-7%)	3mo	$515,000	$417	75
425 NE Electra Ave	0.22mi	3/2.0 (+1)	1,396 (+5%)	3mo	$300,000	$215	74
385 NE Solida Cir	0.33mi	2/2.0	1,365 (+2%)	11mo	$275,000	$201	72
434 SE Tranquilla Ave	0.38mi	2/2.0	1,318 (-1%)	11mo	$295,000	$224	71
426 NE Solida Cir	0.25mi	3/2.0 (+1)	1,246 (-6%)	4mo	$200,000	$161	70
503 NE Solida Cir	0.03mi	3/2.0 (+1)	1,518 (+14%)	6mo	$380,000	$250	65
175 SE Floresta Dr	0.42mi	3/2.0 (+1)	1,257 (-6%)	6mo	$260,000	$207	61
423 SE Asbury Ln	0.71mi	2/2.0	1,306 (-2%)	4mo	$230,000	$176	60
264 NE Summer Rd	0.44mi	3/2.0 (+1)	1,452 (+9%)	6mo	$289,000	$199	55
233 NE Glentry	0.73mi	3/2.0 (+1)	1,277 (-4%)	6mo	$379,900	$297	49
625 NE Larkspur Ln	0.56mi	3/2.0 (+1)	1,140 (-14%)	3mo	$299,000	$262	43
274 NE Glentry Ave	0.68mi	3/2.0 (+1)	1,188 (-11%)	4mo	$302,000	$254	42

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 · 1.53% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.32×
• Total profit: $-55,046
• Equity at exit: $42,793

10-year hold

• IRR: -16.2%
• Equity multiple: 0.15×
• Total profit: $-68,246
• Equity at exit: $24,815

Cash invested: $80,360 (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 34983

• Home prices YoY: -33.9%
• Rents YoY: 1.5%
• Active inventory: 358
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,389 high
• Mortgage (P&I): −$1,505
• Tax from tax record: −$343 /mo · $4,111/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-80

Break-even live

Break-even rent $2,490

Max offer price $272,903

Occupancy floor 98%

Sensitivity live

Price	-10% $83	-5% $1	+0% $-80	+5% $-161	+10% $-242
Rent	-10% $-269	-5% $-174	+0% $-80	+5% $15	+10% $109
Rate	-1.0pp $65	-0.5pp $-7	base $-80	+0.5pp $-154	+1.0pp $-230

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: $71,750
• Closing costs: $8,610
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 NE Midfield Ln Port Saint Lucie, FL	2.0	2.0	1389	$2,500	$1.80	24d	1	0.17mi
400 NW Prima Vista Blvd Port St Lucie, FL	2.0	2.0	1566	$2,300	$1.47	24d	1	0.28mi
160 NE Bracken Rd Port Saint Lucie, FL	3.0	2.0	1166	$2,200	$1.89	24d	1	0.33mi
160 NE Bracken Rd Port Saint Lucie, FL	3.0	2.0	1166	$2,200	$1.89	22d	1	0.33mi
336 SE Tranquilla Ave Port Saint Lucie, FL	3.0	3.0	1412	$2,700	$1.91	15d	1	0.40mi
213 NE Prima Vista Blvd Port Saint Lucie, FL	2.0	1.0	1012	$2,000	$1.98	24d	1	0.43mi
216 NE Mainsail St Port Saint Lucie, FL	3.0	2.0	1516	$2,550	$1.68	22d	1	0.51mi
116 Prima Vista Blvd Unit A Port St. Lucie, FL	3.0	1.0	1314	$2,600	$1.98	24d	1	0.64mi
249 NE Glentry Ave Port Saint Lucie, FL	3.0	2.0	1563	$2,800	$1.79	24d	1	0.75mi
151 SE Castana Ct Port Saint Lucie, FL	3.0	2.0	1382	$2,500	$1.81	24d	1	0.75mi
107 SE Lucero Dr Port Saint Lucie, FL	3.0	2.0	1326	$2,150	$1.62	22d	1	0.77mi
325 NW Ferris Dr Port Saint Lucie, FL	2.0	2.0	1100	$1,900	$1.73	15d	1	0.88mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	24d	1	0.97mi
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	24d	1	1.06mi
154 SE Selva Ct Port Saint Lucie, FL	3.0	2.0	1503	$3,000	$2.00	24d	1	1.10mi
385 NW Broadview St Port Saint Lucie, FL	2.0	2.0	1500	$2,300	$1.53	24d	1	1.10mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	15d	1	1.11mi
738 SW Ravenswood Ln Port St Lucie, FL	2.0	2.0	894	$2,100	$2.35	22d	1	1.11mi
642 SW Bolin Ct Port Saint Lucie, FL	3.0	2.0	1166	$2,150	$1.84	22d	1	1.16mi
351 SW Buswell Ave Port Saint Lucie, FL	2.0	2.0	1234	$2,200	$1.78	15d	1	1.20mi
160 SE Duxbury Ave Port Saint Lucie, FL	2.0	2.5	1521	$2,700	$1.78	24d	1	1.29mi
507 NW Billiar Ave Port St Lucie, FL	3.0	2.0	1249	$2,350	$1.88	22d	1	1.33mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	22d	1	1.36mi
121 SE Juper Ave Port Saint Lucie, FL	2.0	2.0	1450	$2,500	$1.72	24d	1	1.38mi
2 Lake Vista Trl #107 Port Saint Lucie, FL	2.0	2.0	1170	$1,850	$1.58	24d	1	1.39mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	24d	1	1.40mi
1 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,800	$1.54	24d	1	1.44mi
660 NE Moss Rose Pl Port Saint Lucie, FL	3.0	2.5	1773	$2,900	$1.64	15d	1	1.45mi
675 NE Moss Rose Pl Port Saint Lucie, FL	3.0	2.5	1740	$2,900	$1.67	15d	1	1.47mi
650 SE Evergreen Ter Port Saint Lucie, FL	2.0	2.0	974	$2,095	$2.15	15d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $287,000 Active 20 DOM
2. 2026-06-17
   days on market $287,000 Active 19 DOM
3. 2026-06-16
   days on market $287,000 Active 18 DOM
4. 2026-06-15
   days on market $287,000 Active 17 DOM
5. 2026-06-14
   days on market $287,000 Active 15 DOM
6. 2026-06-13
   days on market $287,000 Active 14 DOM
7. 2026-06-10
   days on market $287,000 Active 12 DOM
8. 2026-06-09
   days on market $287,000 Active 11 DOM
9. 2026-06-08
   days on market $287,000 Active 10 DOM
10. 2026-06-07
    days on market $287,000 Active 9 DOM
11. 2026-06-05
    days on market $287,000 Active 6 DOM
12. 2026-06-03
    days on market $287,000 Active 5 DOM
13. 2026-06-02
    days on market $287,000 Active 4 DOM
14. 2026-06-01
    days on market $287,000 Active 3 DOM
15. 2026-05-31
    days on market $287,000 Active 2 DOM

ⓘ 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: $4,111 · $343/mo
• Projected year-2 tax: $4,111 · $343/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 ≥106°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,669
• − Mortgage interest: −$16,076
• − Property taxes: −$4,111
• − Insurance: −$1,435
• − Repairs & maintenance: −$2,294
• − Management: −$2,294
• − Depreciation: −$8,349
• Taxable loss: −$5,889
• Est. tax savings @ 24.0%: +$1,413
• After-tax cash flow: $456/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): 49,001
• Household income: $75,489
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 843.0

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 0.65)
• Race & ethnicity: White 51% Hispanic / Latino 23% Black 18% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Cuban 3%
• Common ancestry: Hispanic 3% Romanian 2% Italian 1%
• Foreign-born: 19% · Canada, Guatemala, Jamaica
• Languages at home: 74% English-only · Spanish 15% French/Haitian/Cajun 4% Other Indo-European 2%

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: ▼ -209.28%
• Current HPI: 407.6341
• Rent YoY: ▲ 1.53%
• 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

+575.3% since first listed

5 events — show timeline

• 2026-05-29 Listed $287,000 Beaches MLS
• 2009-06-30 Sold (MLS) $39,000 Beaches MLS
• 2009-06-02 Listing Removed — Beaches MLS
• 2009-04-01 Listed $49,900 Beaches MLS
• 1979-08-01 Sold (Public Records) $42,500 Public Records

Property tax history

+9.5%/yr

Latest (2025): $4,111 · +5.5% YoY. Source: county tax records.