2545 Creekside Dr · Fort Pierce, FL 34981

$243,500

4 bd · 2.5 ba · 1,958 sqft · Townhouse public records · 86 Days on market

Built 2006 Est $317k · 23% under $300/mo HOA · 10% 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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.8/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This River Oaks townhome has over 1,900 feet of living area! Spacious kitchen with lots of counter tops with 4+ seat breakfast counter. 4 bedrooms 2.5 baths w/ 1 car garage(parking for 3 cars). Association fees of only $300/month. Master BR suite features private balcony & en-suite double vanity w/ separate shower & soaking tub. CBS construction. Partially furnished. The Townhomes at River Oaks have metal roofs, beautiful landscaping, street lights, brick paver driveways and a clubhouse and pool. Convenient location to schools, shopping, historic downtown Fort Pierce & beaches. CBS construction. Partially furnished. See documents tab for HOA rules and Regs, resale/lease a

Key facts

• $300 HOA
• Garage
• Community pool

Property features AI

Finance

• Financial info: Pets allowed (pet restrictions possible)
• HOA & community: HOA with clubhouse, pool, and trails; HOA fee $300 monthly (includes grounds maintenance, common areas, and pool service)

Exterior

• Parking: Three parking spaces total; Attached garage (1 space); Covered parking available; Driveway and guest parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Townhouse; Two stories; Faces north; Resale condition
• Construction: Cement siding; Concrete block with stucco; Metal roof; Built as a two-story building
• Exterior features: Private road frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Ceramic tile; Engineered wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central individual heating; Central air conditioning
• Interior features: Roman tub; Upstairs living area; Partially furnished
• Laundry & utility: Laundry closet

🏷️ Possibly a rental listed for sale. The $243,500 price doesn't fit this home's estimated sale value (~$317,196) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $244k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $244k).
• Recommended offer: $229k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.7% 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+, schools D, amenities 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.
• Market conditions: 66 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 86 days — a 6% lower offer ($229k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,890 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $317,196
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2607 Creekside Dr	0.07mi	4/3.0	1,834 (-6%)	19mo	$280,000	$153	68
2530 Creekside Dr	0.05mi	4/2.5	1,708 (-13%)	18mo	$276,000	$162	62

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-15,399
• Equity at exit: $36,307

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $18,056
• Equity at exit: $21,053

Cash invested: $68,180 (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 34981

• Home prices YoY: -9.7%
• Active inventory: 66
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,876 high
• Mortgage (P&I): −$1,277
• Tax from tax record: −$219 /mo · $2,622/yr
• Insurance: −$101
• HOA: −$300
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $375

Break-even live

Break-even rent $2,401

Max offer price $243,500

Occupancy floor 82%

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: $60,875
• Closing costs: $7,305
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2601 Creekside Dr Fort Pierce, FL	3.0	2.5	1834	$3,000	$1.64	21d	1	0.06mi
3343 Liberty Square Way #104 Fort Pierce, FL	3.0	2.5	1638	$2,300	$1.40	23d	1	0.82mi
4220 Sunrise Blvd Fort Pierce, FL	3.0	2.0	1870	$10,000	$5.35	23d	1	1.06mi
4003 Oleander Ave Fort Pierce, FL	3.0–4.0	2.0	1765	$3,020	$1.71	13d	1	1.11mi
3518 Carriage Pointe Cir Fort Pierce, FL	3.0	2.0	1594	$3,000	$1.88	23d	1	1.21mi
928 Fra Mar Pl Fort Pierce, FL	3.0	1.0	1440	$2,000	$1.39	23d	1	1.30mi
2804 Estancia Way Fort Pierce, FL	3.0	2.5	1516	$2,335	$1.54	13d	3	1.50mi

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: landscapingpool

Listing history 21 events

1. 2026-06-18
   days on market $243,500 Active 86 DOM
2. 2026-06-17
   days on market $243,500 Active 85 DOM
3. 2026-06-16
   days on market $243,500 Active 84 DOM
4. 2026-06-15
   days on market $243,500 Active 83 DOM
5. 2026-06-14
   days on market $243,500 Active 81 DOM
6. 2026-06-13
   days on market $243,500 Active 80 DOM
7. 2026-06-10
   days on market $243,500 Active 78 DOM
8. 2026-06-09
   days on market $243,500 Active 77 DOM
9. 2026-06-08
   days on market $243,500 Active 76 DOM
10. 2026-06-07
    days on market $243,500 Active 75 DOM
11. 2026-06-05
    days on market $243,500 Active 72 DOM
12. 2026-06-03
    days on market $243,500 Active 71 DOM
13. 2026-06-02
    days on market $243,500 Active 70 DOM
14. 2026-06-01
    days on market $243,500 Active 69 DOM
15. 2026-05-31
    days on market $243,500 Active 68 DOM
16. 2026-05-30
    days on market $243,500 Active 67 DOM
17. 2026-05-20
    status Active
18. 2026-04-28
    historical Active Under Contract
19. 2026-04-16
    price $243,500
20. 2026-03-24
    listed $249,900 Active
21. 2004-07-14
    soldstatus $2,100,000

ⓘ 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: $2,622 · $219/mo
• Projected year-2 tax: $2,622 · $219/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,510
• − Mortgage interest: −$13,640
• − Property taxes: −$2,622
• − Insurance: −$1,218
• − Repairs & maintenance: −$2,761
• − Management: −$2,761
• − HOA: −$3,600
• − Depreciation: −$7,084
• Taxable income: $825
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $4,302/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

• Census place: Fort Pierce, FL
• City population: 78,556
• Population (ZIP): 6,167

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 0.62)
• Race & ethnicity: White 53% Black 24% Hispanic / Latino 21% Two or more races 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 8% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 7% Italian 4% Lithuanian 3%
• Foreign-born: 11% · Canada
• Languages at home: 78% English-only · French/Haitian/Cajun 9% Spanish 8% Other Indo-European 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: ▼ -44.06%
• Current HPI: 408.6633
• Rent YoY: —
• Metro: —
• 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

-88.4% since first listed

5 events — show timeline

• 2026-05-20 Relisted — Beaches MLS
• 2026-04-28 Contingent — Beaches MLS
• 2026-04-16 Price Changed $243,500 Beaches MLS
• 2026-03-24 Listed $249,900 Beaches MLS
• 2004-07-14 Sold (Public Records) $2,100,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,622 · +3.8% YoY. Source: county tax records.