295 NW Archer Ave · Port St. Lucie, FL 34983

$285,500

2 bd · 2.0 ba · 876 sqft · SingleFamily public records · 55 Days on market

Built 1981 10,000 sqft lot Est $263k · 9% over

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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 +14.4/30.0
• DSCR +4.4/10.0
• Schools +3.7/10.0
• ARV discount +3.6/15.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful lot backed up to an elevated canal with nature view and amazing avocado, guava, and soursop trees in the back. This property has amazing potential for the right buyer who is seeking to make it their own. Conveniently located near Prima Vista and Crosstown Parkway.

Key facts

• Functional kitchen
• Fenced yard
• Screened porch

Tags

• CANAL VIEWS
• SCREENED PORCH
• FUNCTIONAL KITCHEN
• DEDICATED LAUNDRY AREA
• FENCED YARD
• NO HOA

Property features AI

Exterior

• Parking: Attached garage (1 covered space), total 3 parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; 100 amp electric service; Cable available; Electricity available; Water connected; Sewer connected
• Home design: Single-family residence; One-story; Updated / remodeled; Faces south; Entry level: main level living area
• Construction: Stucco and wood frame construction; Shingle roof; Slab foundation; Built area reported by appraiser
• Exterior features: Back yard fencing; Interior, landscaped lot; City street frontage; Waterfront property (other waterfront type)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: Stacked bedroom layout; Smoke detectors
• Laundry & utility: Dedicated laundry room; 220V outlet in laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $286k.

Deal economics

• At list price, monthly cash flow is $59 ($709/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (21.8% below list).
• Recommended offer: $223k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Market conditions: Rents rising (+1.5%/yr); 358 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% 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 55 days — a 3% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $215k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,123 (21.8% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $262,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
590 NW Sherbrooke Ave	0.65mi	2/2.0	932 (+6%)	14mo	$280,000	$300	48
673 NE Horizon Ln	0.66mi	2/2.0	988 (+13%)	10mo	$304,450	$308	39
456 NW Byron St	0.74mi	2/2.0	982 (+12%)	15mo	$295,000	$300	33

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: -16.4%
• Equity multiple: 0.43×
• Total profit: $-45,882
• Equity at exit: $42,569

10-year hold

• IRR: -10.7%
• Equity multiple: 0.39×
• Total profit: $-48,599
• Equity at exit: $24,685

Cash invested: $79,940 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,231 high
• Mortgage (P&I): −$1,497
• Tax from tax record: −$87 /mo · $1,049/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $59

Break-even live

Break-even rent $2,156

Max offer price $285,500

Occupancy floor 92%

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: $71,375
• Closing costs: $8,565
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
581 NW Cornell Ave Port Saint Lucie, FL	3.0	2.0	1035	$2,600	$2.51	23d	1	0.63mi
325 NW Ferris Dr Port Saint Lucie, FL	2.0	2.0	1100	$1,900	$1.73	14d	1	0.67mi
367 NW Aurora St Port Saint Lucie, FL	2.0	1.0	940	$2,050	$2.18	14d	1	1.04mi
491 SW Curtis St Port Saint Lucie, FL	1.0	1.0	750	$1,800	$2.40	23d	1	1.49mi
213 NE Prima Vista Blvd Port Saint Lucie, FL	2.0	1.0	1012	$2,000	$1.98	23d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $285,500 Active 55 DOM
2. 2026-06-17
   days on market $285,500 Active 54 DOM
3. 2026-06-16
   pricedays on market $285,500 Active 53 DOM
4. 2026-06-15
   days on market $299,000 Active 52 DOM
5. 2026-06-14
   days on market $299,000 Active 50 DOM
6. 2026-06-13
   days on market $299,000 Active 49 DOM
7. 2026-06-10
   days on market $299,000 Active 47 DOM
8. 2026-06-09
   days on market $299,000 Active 46 DOM
9. 2026-06-08
   days on market $299,000 Active 45 DOM
10. 2026-06-07
    days on market $299,000 Active 44 DOM
11. 2026-06-05
    days on market $299,000 Active 41 DOM
12. 2026-06-03
    days on market $299,000 Active 40 DOM
13. 2026-06-02
    days on market $299,000 Active 39 DOM
14. 2026-06-01
    days on market $299,000 Active 38 DOM
15. 2026-05-31
    days on market $299,000 Active 37 DOM
16. 2026-05-30
    days on market $299,000 Active 36 DOM
17. 2026-05-12
    price $299,000
18. 2026-04-24
    listed $310,000 Active
19. 2026-03-18
    soldstatus $215,000
20. 2026-03-13
    soldstatus $215,000 Closed 275-char remark

    Show marketing remark (275 chars)

    Wonderful lot backed up to an elevated canal with nature view and amazing avocado, guava, and soursop trees in the back. This property has amazing potential for the right buyer who is seeking to make it their own. Conveniently located near Prima Vista and Crosstown Parkway.

21. 2026-03-11
    status Pending 275-char remark

    Show marketing remark (275 chars)

    Wonderful lot backed up to an elevated canal with nature view and amazing avocado, guava, and soursop trees in the back. This property has amazing potential for the right buyer who is seeking to make it their own. Conveniently located near Prima Vista and Crosstown Parkway.

22. 2026-02-17
    status Pending 275-char remark

    Show marketing remark (275 chars)

    Wonderful lot backed up to an elevated canal with nature view and amazing avocado, guava, and soursop trees in the back. This property has amazing potential for the right buyer who is seeking to make it their own. Conveniently located near Prima Vista and Crosstown Parkway.

23. 2026-01-16
    price $269,900 275-char remark

    Show marketing remark (275 chars)

    Wonderful lot backed up to an elevated canal with nature view and amazing avocado, guava, and soursop trees in the back. This property has amazing potential for the right buyer who is seeking to make it their own. Conveniently located near Prima Vista and Crosstown Parkway.

24. 2025-12-06
    listed $299,900 Active 275-char remark

    Show marketing remark (275 chars)

    Wonderful lot backed up to an elevated canal with nature view and amazing avocado, guava, and soursop trees in the back. This property has amazing potential for the right buyer who is seeking to make it their own. Conveniently located near Prima Vista and Crosstown Parkway.

25. 1993-05-17
    soldstatus $58,333
26. 1986-12-01
    soldstatus $40,000

ⓘ 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: $1,049 · $87/mo
• Projected year-2 tax: $2,370 · $197/mo
• Expected delta: +$1,321/yr (+$110/mo · 125.9%)

ⓘ 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 · 24 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: $26,775
• − Mortgage interest: −$15,992
• − Property taxes: −$1,049
• − Insurance: −$1,428
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − Depreciation: −$8,305
• Taxable loss: −$4,283
• Est. tax savings @ 24.0%: +$1,028
• After-tax cash flow: $1,737/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

+647.5% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $299,000 Beaches MLS
• 2026-04-24 Listed $310,000 Beaches MLS
• 2026-03-18 Sold (Public Records) $215,000 Public Records
• 2026-03-13 Sold (MLS) $215,000 Beaches MLS
• 2026-03-11 Pending — Beaches MLS
• 2026-02-17 Pending — Beaches MLS
• 2026-01-16 Price Changed $269,900 Beaches MLS
• 2025-12-06 Listed $299,900 Beaches MLS
• 1993-05-17 Sold (Public Records) $58,333 Public Records
• 1986-12-01 Sold (Public Records) $40,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,049 · +3.5% YoY. Source: county tax records.