4245 N Hwy A1a #8 · Fort Pierce, FL 34949

$285,000

2 bd · 1.5 ba · 1,234 sqft · SingleFamily public records · 20 Days on market

Built 1982 1,000 sqft lot $560/mo HOA · 18% of rent

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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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

We invite you to come and enjoy this charming well maintained corner townhouse just steps away from beach! 2 bedrooms, 1.5 bath, ample closets, storage and parking! Welcoming private patio to enjoy grilling on the barbi & good company!!! Great amenities for such a little gem. .. community pool & tennis and access to beach & ocean. .. Maintenance is extremely affordable. .. AND it even covers insurance!!!! What more can you ask for?!

Key facts

• Community amenities
• Tennis courts
• Private patio

Tags

• CORNER TOWNHOUSE
• PRIVATE PATIO
• COMMUNITY AMENITIES
• TENNIS COURTS
• DIRECT OCEAN ACCESS

Property features AI

Finance

• Other: Building name/number: 4245; Living area reported as 1,234 (building area total 1,334 per public records); Road frontage east of US-1
• HOA & community: Homeowners association with monthly fee; HOA fee $560 monthly; Association amenities: beach access, parking, tennis courts, sidewalks; HOA fee includes insurance, sewer, trash, water, and common areas

Exterior

• Parking: Open parking (1 space); Community parking included with association
• Utilities: Public water; Public sewer; Three-phase electric; Sewer available and water available
• Home design: Townhouse; Resale property; 2 stories; Faces west
• Construction: Other construction materials; Other roof type
• Exterior features: Open patio; Patio; Sidewalks; Paved road frontage; Ocean access

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: No main-level bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom (2 total bathrooms)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Furnished; Blinds and sliding window treatments; Entry level living area
• Laundry & utility: Interior laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (6.6% below list).
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $266k (6.6% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 3.5% in Fort Pierce — 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 76/100 on livability (#226 in FL, #3,360 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, amenities F, employment F.
• 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 fast (+13.6%/yr); 387 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 40% of the median local income ($95k/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 ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $46k; list at $285k implies a 520% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $266,305 (6.6% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 1.11% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.55×
• Total profit: $-35,794
• Equity at exit: $42,494

10-year hold

• IRR: 5.0%
• Equity multiple: 1.47×
• Total profit: $37,896
• Equity at exit: $24,642

Cash invested: $79,800 (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 34949

• Home prices YoY: -7.5%
• Rents YoY: 13.6%
• Active inventory: 387
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,159 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$361 /mo · $4,336/yr
• Insurance: −$119
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$560
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $-106

Break-even live

Break-even rent $3,293

Max offer price $266,305

Occupancy floor 98%

Sensitivity live

Price	-10% $56	-5% $-25	+0% $-106	+5% $-186	+10% $-267
Rent	-10% $-355	-5% $-231	+0% $-106	+5% $19	+10% $144
Rate	-1.0pp $38	-0.5pp $-33	base $-106	+0.5pp $-180	+1.0pp $-255

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4275 Jimmy Buffett Memorial Hwy Unit 1546254P Fort Pierce, FL	2.0	2.0	1097	$4,838	$4.41	16d	1	0.02mi
4225 N Highway A1A #20 Hutchinson Island, FL	2.0	1.5	1234	$3,000	$2.43	25d	1	0.06mi
4225 N Highway A1A #18 Hutchinson Island, FL	2.0	1.5	1234	$2,400	$1.94	25d	1	0.06mi
4225 N Highway A1A #17 Hutchinson Island, FL	2.0	1.5	1234	$2,500	$2.03	25d	1	0.06mi
4250 N Highway A1A #805 Fort Pierce, FL	2.0	2.0	1053	$3,300	$3.13	25d	1	0.11mi
4250 N Highway A1A #705 Hutchinson Island, FL	2.0	2.0	1053	$2,750	$2.61	25d	1	0.11mi
4250 N Highway A1A #302 Hutchinson Island, FL	2.0	2.0	1053	$2,300	$2.18	25d	1	0.11mi
4250 N Highway A1A #1005 Hutchinson Island, FL	2.0	2.0	1050	$5,300	$5.05	25d	1	0.11mi
4200 N Highway A1A #215 Hutchinson Island, FL	2.0	2.0	1053	$2,300	$2.18	16d	1	0.13mi
4200 N Highway A1A #1111 Hutchinson Island, FL	2.0	2.0	1053	$3,800	$3.61	25d	1	0.13mi
4200 N Highway A1A #413 Hutchinson Island, FL	2.0	2.0	1053	$3,000	$2.85	25d	1	0.13mi
3880 N Highway A1A #802 Hutchinson Island, FL	2.0	2.0	1405	$4,500	$3.20	25d	1	0.51mi
3870 N Highway A1A #102 Hutchinson Island, FL	2.0	2.0	1187	$3,350	$2.82	25d	1	0.52mi
3870 N Highway A1A #304 Hutchinson Island, FL	2.0	2.0	1187	$5,500	$4.63	25d	1	0.52mi
3870 N Highway A1A #604 Hutchinson Island, FL	2.0	2.0	1187	$5,000	$4.21	25d	1	0.52mi
3870 N Highway A1A #301 Fort Pierce, FL	2.0	2.0	1239	$2,600	$2.10	25d	1	0.52mi
3870 N Highway A1A #202 Fort Pierce, FL	2.0	2.0	1187	$3,000	$2.53	25d	1	0.52mi
3870 North Highway A1A Ph 6 Fort Pierce, FL	2.0	2.0	1395	$3,800	$2.72	25d	1	0.53mi
3870 Jimmy Buffett Memorial Hwy Unit 906 Fort Pierce, FL	2.0	2.0	1239	$3,500	$2.82	25d	1	0.54mi
5047 N Highway A1A #1205 Hutchinson Island, FL	2.0	2.0	1436	$2,800	$1.95	25d	1	0.98mi
5047 N Highway A1A #705 Hutchinson Island, FL	2.0	2.0	1422	$2,850	$2.00	25d	1	0.98mi
5047 N Highway A1A #404 Hutchinson Island, FL	2.0	2.0	1436	$3,100	$2.16	25d	1	0.98mi
5047 N Highway A1A #801 Hutchinson Island, FL	2.0	2.0	1436	$4,800	$3.34	25d	1	0.98mi
5049 N Highway A1A #1503 Hutchinson Island, FL	2.0	2.0	1276	$3,750	$2.94	25d	1	1.02mi
5051 N Highway A1A Unit 8-2 Hutchinson Island, FL	2.0	2.0	1257	$2,750	$2.19	25d	1	1.06mi
5051 N Highway A1A Unit 13-5 Hutchinson Island, FL	2.0	2.0	1257	$3,500	$2.78	25d	1	1.06mi
5051 N Highway A1A Unit 4-5 Hutchinson Island, FL	2.0	2.0	1257	$2,900	$2.31	25d	1	1.06mi
5055 N Highway A1A #603 Hutchinson Island, FL	2.0	2.0	1251	$2,800	$2.24	25d	1	1.15mi
5055 N Highway A1A #404 Hutchinson Island, FL	2.0	2.0	1251	$2,950	$2.36	25d	1	1.15mi
5061 N Highway A1A #504 Hutchinson Island, FL	2.0	2.0	1251	$3,500	$2.80	25d	1	1.20mi
5061 N Highway A1A #404 Hutchinson Island, FL	2.0	2.0	1251	$4,500	$3.60	25d	1	1.20mi
5059 N Highway A1A #203 Hutchinson Island, FL	2.0	2.0	1251	$4,500	$3.60	25d	1	1.23mi
3200 N Highway A1A #1208 Hutchinson Island, FL	2.0	2.0	1040	$3,200	$3.08	25d	1	1.35mi
3200 N Highway A1A #209 Hutchinson Island, FL	2.0	2.0	1040	$2,800	$2.69	25d	1	1.35mi
3206 S Lakeview Cir #1105 Hutchinson Island, FL	2.0	2.0	1080	$2,500	$2.31	23d	1	1.50mi

HOA detail

• Monthly dues: $560 · $6,720/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-21
   days on market $285,000 Active 20 DOM
2. 2026-06-18
   days on market $285,000 Active 17 DOM
3. 2026-06-17
   days on market $285,000 Active 16 DOM
4. 2026-06-16
   days on market $285,000 Active 15 DOM
5. 2026-06-15
   days on market $285,000 Active 14 DOM
6. 2026-06-14
   days on market $285,000 Active 12 DOM
7. 2026-06-13
   days on market $285,000 Active 11 DOM
8. 2026-06-10
   days on market $285,000 Active 9 DOM
9. 2026-06-09
   days on market $285,000 Active 8 DOM
10. 2026-06-08
    days on market $285,000 Active 7 DOM
11. 2026-06-07
    days on market $285,000 Active 6 DOM
12. 2026-06-05
    days on market $285,000 Active 3 DOM
13. 2026-06-03
    days on market $285,000 Active 2 DOM
14. 2026-06-02
    remarks 683-char remark
15. 2026-06-02
    days on marketlisting id $285,000 Active 1 DOM
16. 2026-05-31
    days on market $285,000 Active 165 DOM
17. 2026-05-30
    days on market $285,000 Active 164 DOM
18. 2025-12-16
    listed $285,000 Active

    Show marketing remark (455 chars)

    We invite you to come and enjoy this charming well maintained corner townhouse just steps away from beach! 2 bedrooms, 1.5 bath, ample closets, storage and parking! Welcoming private patio to enjoy grilling on the barbi & good company!!! Great amenities for such a little gem. .. community pool & tennis and access to beach & ocean. .. Maintenance is extremely affordable. .. AND it even covers insurance!!!! What more can you ask for?!

19. 2025-12-16
    listed $285,000 Active 455-char remark

    Show marketing remark (455 chars)

    We invite you to come and enjoy this charming well maintained corner townhouse just steps away from beach! 2 bedrooms, 1.5 bath, ample closets, storage and parking! Welcoming private patio to enjoy grilling on the barbi & good company!!! Great amenities for such a little gem. .. community pool & tennis and access to beach & ocean. .. Maintenance is extremely affordable. .. AND it even covers insurance!!!! What more can you ask for?!

20. 1999-12-13
    soldstatus $46,000

ⓘ 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: $4,336 · $361/mo
• Projected year-2 tax: $4,336 · $361/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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $37,903
• − Mortgage interest: −$15,964
• − Property taxes: −$4,336
• − Insurance: −$2,222
• − Repairs & maintenance: −$3,032
• − Management: −$3,032
• − HOA: −$6,720
• − Depreciation: −$8,291
• Taxable loss: −$5,695
• Est. tax savings @ 24.0%: +$1,367
• After-tax cash flow: $97/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 — Fort Pierce

• Score: 76/100
• State rank: #226
• US rank: #3360

Category grades

Amenities F Commute A+ Cost of living A+ Crime D+ Employment F Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Lucie County · 337,150 people
• City population: 78,556
• Metro: Port St. Lucie, FL
• Population (ZIP): 7,470
• Household income: $94,949
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 265.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Cuban 3%
• Common ancestry: Romanian 7% Lithuanian 6% Italian 5%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 4% German/W. Germanic 1% Russian/Polish/Slavic 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: ▼ -48.89%
• Current HPI: 601.12
• Rent YoY: ▲ 13.64%
• 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

+519.6% since first listed

3 events — show timeline

• 2025-12-16 Listed $285,000 RAIRCMLS
• 2025-12-16 Listed $285,000 Beaches MLS
• 1999-12-13 Sold (Public Records) $46,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $4,336 · +10.3% YoY. Source: county tax records.