Pelican Plan · Port St. Lucie, FL 34987

$334,990

3 bd · 2.5 ba · 1,661 sqft · SingleFamily · 7 Days on market

Fair condition

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +4.3/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

The Pelican features an open concept kitchen, dining, and great room, perfect for everyday living and entertaining. Upstairs, a spacious loft ideal for game nights or hobbies, plus a private primary suite with dual walk-in closets for added storage.

Key facts

• Dual walk-in closets
• Open concept kitchen
• Spacious loft

Tags

• OPEN CONCEPT KITCHEN
• SPACIOUS LOFT
• PRIVATE PRIMARY SUITE
• DUAL WALK-IN CLOSETS

🏗️ New construction. The $334,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $398,601.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $335k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-526 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (15.8% below list).
• Recommended offer: $282k (15.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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 rising (+2.8%/yr); 1637 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($90k/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 $3k of loan paydown is wiped out by about $12k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $282,103 (15.8% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.71% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.66%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $398,601
• List price: $334,990
• Delta: -15.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12767 SW Orvieto Way	0.29mi	3/2.0	1,680 (+1%)	3mo	$389,900	$232	80
9597 SW Royal Poinciana Dr	0.48mi	3/2.0	1,610 (-3%)	5mo	$375,000	$233	67
9742 SW Triton Way	0.19mi	4/2.0 (+1)	1,828 (+10%)	3mo	$399,000	$218	65
12170 SW Rimini Way	0.53mi	3/2.0	1,614 (-3%)	4mo	$368,000	$228	65
9868 SW Triton Way	0.23mi	4/2.0 (+1)	1,828 (+10%)	2mo	$399,000	$218	63
9808 SW Triton Way	0.25mi	4/2.0 (+1)	1,828 (+10%)	2mo	$395,000	$216	63
9449 SW Libertas Way	0.43mi	3/2.0	1,503 (-10%)	1mo	$340,000	$226	61
9473 SW Libertas Way	0.40mi	3/2.0	1,503 (-10%)	4mo	$337,500	$225	60
9401 SW Libertas Way	0.47mi	3/2.0	1,503 (-10%)	4mo	$342,000	$228	57
9763 SW Chestwood Ave	0.62mi	2/2.0 (-1)	1,609 (-3%)	2mo	$365,000	$227	57
10026 SW Arezzo Rd	0.66mi	2/2.0 (-1)	1,610 (-3%)	5mo	$360,000	$224	53
11784 SW Mountain Ash Cir SW	0.70mi	2/2.0 (-1)	1,763 (+6%)	1mo	$360,000	$204	49

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -26.2%
• Equity multiple: 0.12×
• Total profit: $-98,702
• Equity at exit: $59,433

10-year hold

• IRR: -23.9%
• Equity multiple: -0.18×
• Total profit: $-131,576
• Equity at exit: $34,464

Cash invested: $111,608 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 46 active · 30 under contract
• Months of supply: 9.5 mo (11%/mo absorbed)
• Median asking: $399,500 ($233/sqft)
• Median days on market: 105 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +3.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34987

• Home prices YoY: -21.6%
• Rents YoY: 2.8%
• Active inventory: 1637
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,821 high
• Mortgage (P&I): −$2,090
• Tax est. 1.5%: −$498 /mo · $5,979/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $-526

Break-even live

Break-even rent $3,487

Max offer price $322,484

Occupancy floor —

Sensitivity live

Price	-10% $-251	-5% $-388	+0% $-526	+5% $-664	+10% $-801
Rent	-10% $-749	-5% $-637	+0% $-526	+5% $-415	+10% $-303
Rate	-1.0pp $-325	-0.5pp $-425	base $-526	+0.5pp $-629	+1.0pp $-734

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: $99,650
• Closing costs: $11,958
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13138 SW Valletta Way Port St Lucie, FL	3.0–4.0	2.5	1727	$2,599	$1.50	0d	28	0.06mi
13138 SW Vallettia Way Unit 32-186 Port St. Lucie, FL	3.0	2.5	1634	$2,649	$1.62	3d	1	0.06mi
13138 SW Vallettia Way Unit 21-211 Port St. Lucie, FL	3.0	2.5	1634	$2,676	$1.64	6d	1	0.06mi
12869 SW Forli Way Port St Lucie, FL	3.0	2.5	1673	$2,300	$1.37	6d	1	0.08mi
12865 SW Forli Way Port Saint Lucie, FL	3.0	2.5	1673	$2,700	$1.61	117d	1	0.08mi
12845 SW Forli Way Port Saint Lucie, FL	3.0	2.5	1758	$2,800	$1.59	109d	1	0.09mi
12813 SW Forli Way Port St Lucie, FL	3.0	2.5	1673	$2,500	$1.49	6d	1	0.12mi
9670 SW Libertas Way Port Saint Lucie, FL	3.0	2.0	1503	$2,700	$1.80	109d	1	0.19mi
9832 SW Triton Way Port St Lucie, FL	4.0	2.0	1828	$2,800	$1.53	6d	1	0.24mi
9796 SW Santini Rd Port Saint Lucie, FL	2.0	2.0	1929	$3,500	$1.81	109d	1	0.37mi
9509 SW Libertas Way Port St Lucie, FL	3.0	2.0	1503	$2,800	$1.86	6d	1	0.37mi
9509 SW Libertas Way Port Saint Lucie, FL	3.0	2.0	1503	$2,800	$1.86	119d	1	0.37mi
12326 SW Rimini Way Port St Lucie, FL	3.0	2.0	1504	$2,700	$1.80	6d	1	0.39mi
12555 SW Forli Way Port St Lucie, FL	3.0	2.0	1549	$3,750	$2.42	5d	1	0.40mi
12271 SW Rimini Way Port Saint Lucie, FL	3.0	2.0	1504	$2,400	$1.60	119d	1	0.44mi
12251 SW Nettuno Way Port St Lucie, FL	3.0	2.0	1504	$2,500	$1.66	6d	1	0.44mi
12227 SW Nettuno Way Port St Lucie, FL	3.0	2.0	1504	$2,500	$1.66	6d	1	0.47mi
12221 SW Nettuno Way Port St Lucie, FL	3.0	2.0	1614	$2,400	$1.49	6d	1	0.48mi
12134 SW Rimini Way Port St Lucie, FL	3.0	2.0	1504	$2,500	$1.66	6d	1	0.51mi
12500 Roma Way Port Saint Lucie, FL	1.0–3.0	1.0–2.0	969	$2,542	$2.62	0d	9	0.62mi
12500 SW Roma Way Port St Lucie, FL	3.0	2.0	1210	$2,268	$1.87	6d	1	0.62mi
9333 SW Pepoli Way Port St Lucie, FL	3.0	2.0	1725	$3,250	$1.88	6d	1	0.69mi
11590 SW Roma Cir Port St. Lucie, FL	1.0–3.0	1.0–2.5	1179	$3,071	$2.60	109d	36	0.76mi
9231 SW Pepoli Way Port Saint Lucie, FL	3.0	2.0	1646	$2,750	$1.67	117d	1	0.79mi
9231 SW Pepoli Way Port Saint Lucie, FL	3.0	2.0	1646	$2,750	$1.67	119d	1	0.79mi
12813 SW Ambra St Port St Lucie, FL	3.0	2.5	1828	$3,200	$1.75	6d	1	0.85mi
11590 SW Roma Way Port Saint Lucie, FL	1.0–3.0	1.0–2.5	1181	$2,934	$2.48	0d	39	0.87mi
9184 SW Esule Way Port Saint Lucie, FL	3.0	2.0	1787	$2,750	$1.54	109d	1	0.97mi
9084 SW Arco Way Port Saint Lucie, FL	3.0	3.0	2129	$4,500	$2.11	119d	1	1.00mi
9142 SW Esule Way Port St Lucie, FL	3.0	2.0	1723	$3,950	$2.29	6d	1	1.03mi
11344 SW Pietra Way Port Saint Lucie, FL	3.0	3.0	2129	$3,700	$1.74	109d	1	1.06mi
9630 SW Flowermound Cir Port Saint Lucie, FL	3.0	2.0	1761	$2,495	$1.42	109d	1	1.06mi
14058 SW Surina St Port Saint Lucie, FL	4.0	2.0	1894	$2,990	$1.58	109d	1	1.10mi
11477 SW Patterson St Port Saint Lucie, FL	3.0	2.0	1649	$2,600	$1.58	119d	1	1.10mi
11297 SW Pietra Way Port St Lucie, FL	3.0	3.0	2129	$3,500	$1.64	6d	1	1.10mi
10607 SW Orana Dr Port St Lucie, FL	3.0	2.0	1657	$3,000	$1.81	6d	1	1.13mi
11267 SW Pietra Way Port Saint Lucie, FL	2.0	2.0	1667	$3,200	$1.92	119d	1	1.13mi
10936 SW Vasari Way Port Saint Lucie, FL	4.0	2.5	2100	$3,450	$1.64	109d	1	1.13mi
10057 SW Newberry Ave Port Saint Lucie, FL	3.0	2.0	1649	$2,500	$1.52	117d	1	1.14mi
10231 SW Latium Way Port St Lucie, FL	3.0	3.0	2129	$4,900	$2.30	6d	1	1.16mi

Property features AI

Finance

• Financial info: Listing price $349,990

Exterior

• Parking: 1 parking space
• Home design: Single-family plan (Pelican)
• Exterior features: Located on SW Forli Way in Port Saint Lucie

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan home (Pelican plan)Living area of 1,661

Listing history 50 events

1. 2026-09-24
   days on market $334,990 Active 7 DOM
2. 2026-09-23
   days on market $334,990 Active 6 DOM
3. 2026-09-22
   days on market $334,990 Active 5 DOM
4. 2026-09-21
   days on market $334,990 Active 4 DOM
5. 2026-09-20
   days on market $334,990 Active 3 DOM
6. 2026-09-19
   pricedays on market $334,990 Active 2 DOM
7. 2026-09-18
   days on marketlisting id $349,990 Active 1 DOM
8. 2026-09-16
   days on market $349,990 Active 158 DOM
9. 2026-09-15
   days on market $349,990 Active 157 DOM
10. 2026-09-14
    days on market $349,990 Active 156 DOM
11. 2026-09-13
    days on market $349,990 Active 155 DOM
12. 2026-09-12
    days on market $349,990 Active 154 DOM
13. 2026-09-11
    pricedays on market $349,990 Active 153 DOM
14. 2026-09-05
    days on market $334,990 Active 147 DOM
15. 2026-09-04
    days on market $334,990 Active 146 DOM
16. 2026-09-03
    days on market $334,990 Active 145 DOM
17. 2026-08-31
    days on market $334,990 Active 142 DOM
18. 2026-08-30
    days on market $334,990 Active 141 DOM
19. 2026-08-29
    days on market $334,990 Active 140 DOM
20. 2026-08-28
    days on market $334,990 Active 139 DOM
21. 2026-08-27
    days on market $334,990 Active 138 DOM
22. 2026-08-26
    days on market $334,990 Active 137 DOM
23. 2026-08-25
    days on market $334,990 Active 136 DOM
24. 2026-08-24
    days on market $334,990 Active 135 DOM
25. 2026-08-23
    days on market $334,990 Active 134 DOM
26. 2026-08-22
    days on market $334,990 Active 133 DOM
27. 2026-08-21
    days on market $334,990 Active 132 DOM
28. 2026-08-20
    days on market $334,990 Active 131 DOM
29. 2026-08-19
    days on market $334,990 Active 130 DOM
30. 2026-08-18
    days on market $334,990 Active 129 DOM
31. 2026-08-17
    days on market $334,990 Active 128 DOM
32. 2026-08-16
    days on market $334,990 Active 127 DOM
33. 2026-08-15
    pricedays on market $334,990 Active 126 DOM
34. 2026-08-14
    days on market $339,990 Active 125 DOM
35. 2026-08-13
    days on market $339,990 Active 124 DOM
36. 2026-08-12
    days on market $339,990 Active 123 DOM
37. 2026-08-11
    days on market $339,990 Active 122 DOM
38. 2026-08-10
    days on market $339,990 Active 121 DOM
39. 2026-08-09
    days on market $339,990 Active 120 DOM
40. 2026-08-08
    days on market $339,990 Active 119 DOM
41. 2026-08-07
    days on market $339,990 Active 118 DOM
42. 2026-08-06
    days on market $339,990 Active 117 DOM
43. 2026-08-05
    days on market $339,990 Active 116 DOM
44. 2026-08-04
    days on market $339,990 Active 115 DOM
45. 2026-08-03
    days on market $339,990 Active 114 DOM
46. 2026-07-31
    days on market $339,990 Active 111 DOM
47. 2026-07-30
    days on market $339,990 Active 110 DOM
48. 2026-07-30
    price $339,990 Active 109 DOM
49. 2026-07-29
    pricedays on market $347,690 Active 109 DOM
50. 2026-07-27
    days on market $339,990 Active 107 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 20 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: $33,852
• − Mortgage interest: −$22,328
• − Property taxes: −$5,979
• − Insurance: −$1,993
• − Repairs & maintenance: −$2,708
• − Management: −$2,708
• − Depreciation: −$11,596
• Taxable loss: −$13,460
• Est. tax savings @ 24.0%: +$3,230
• After-tax cash flow: $-3,082/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab Est. rehab $41,525–$74,745 screening

The Pelican Plan in Port St. Lucie, FL, is in fair condition with moderate rehab needed. Updates to the exterior, flooring, and kitchen appliances would significantly increase its resale and rental value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and aesthetics ↑
• Both Replace old flooring — Modernizes and increases value ↑
• Both Update kitchen appliances — Modernizes and increases value ↑
• Both Update bathrooms with modern fixtures — Modernizes and increases value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Morningside Elementary School A- FL #364/2,144 Nat'l #3,487/41,679 Middle Dan Mccarty Middle School F FL #542/571 Nat'l #11,007/14,009 High St. Lucie West Centennial High F FL #351/667 Nat'l #9,347/17,239

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 · 338,016 people
• City population: 221,051
• Metro: Port St. Lucie, FL
• Population (ZIP): 21,727
• Household income: $90,201
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 23% of renters

---

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Black 12% Two or more races 11%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 1%
• Common ancestry: Romanian 4% Italian 3% Scotch-Irish 2%
• Foreign-born: 15% · Canada, Dominican Republic, Jamaica
• Languages at home: 83% English-only · Spanish 13% Arabic 1% 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: ▼ -74.23%
• Current HPI: 269.222
• Rent YoY: ▲ 2.77%
• 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

Property features AI

Finance

• Financial info: Listing price $349,990

Exterior

• Parking: 1 parking space
• Home design: Single-family plan (Pelican)
• Exterior features: Located on SW Forli Way in Port Saint Lucie

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan home (Pelican plan)Living area of 1,661