3573 SW Sunset Trace Cir · Palm City, FL 34990

$210,000

2 bd · 2.5 ba · 1,236 sqft · Townhouse public records · 34 Days on market

Built 1984 1,238 sqft lot $170/sqft · 19% below area Est $260k · 19% under $640/mo HOA · 27% 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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• 1% rule +6.2/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hurry - won't last! Great location, close to lake with partial views. Sold "AS IS". Need quick closing and pre-approval letter from buyer with contract.

Key facts

• Private patio
• In unit laundry
• New roof

Tags

• NEW ROOF
• PRIVATE PATIO
• BALCONIES OFF EACH BEDROOM
• IN UNIT LAUNDRY
• LIGHT AND BRIGHT LIVING ROOM
• PRIVATE GARDEN LIKE PATIO

Property features AI

Finance

• HOA & community: Monthly association fee; Association amenities include pool, clubhouse, basketball and tennis courts, playground, jogging path, picnic area, management, on-site manager, sidewalks and street lights; Association fee covers cable TV, insurance, grounds maintenance, security, sewer, trash, water, common areas and recreation facility; Pets allowed (with number limit)

Exterior

• Parking: Assigned, guest and open parking; 2 total parking spaces
• Security: Gated community with guard; On-site security/manager
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Phone connected; Sewer available; Water available
• Home design: Townhouse; Multi/split levels; Faces west; Resale property
• Construction: Built with stucco and CBS; Flat, mansard and wood roof; 2 total stories
• Exterior features: Open patio; Patio; Fenced yard with gate; Many trees; Sidewalks; Paved road; Waterfront (no waterfront features specified)

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: No main-level bedrooms
• Flooring: Carpet; Laminate; Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms and 1 half bathroom; 1 bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Bedroom layout: stacked
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $-20 ($-234/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (1.6% below list).
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 2.6% in Palm City — 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 79/100 on livability (#140 in FL, #2,113 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Martin (suburban): math 52% / reading 53% proficiency, ranked #24 of 73 in FL (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Citrus Grove Elementary (math 69% / reading 69%, grade A-, #399 of 2,144 statewide, top 19%, 600 students, 25% FRL); Hidden Oaks Middle School (math 82% / reading 71%, grade A, #33 of 571 statewide, top 6%, 940 students, 23% FRL) — zoned schools average 24% FRL vs 41% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 73% at this address vs 52% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Martin average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.1%/yr); 446 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $78k; list at $210k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• 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 $203,700 (3.0% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.12% ✓
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 7.5

CMA / ARV

• ARV (median comp): $259,772
• List price: $210,000
• Delta: -19.16%
• 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
3611 SW Sunset Trace Cir	0.06mi	2/2.5	1,236 (0%)	2mo	$230,000	$186	95
3699 SW Sunset Trace Cir	0.10mi	2/2.5	1,236 (0%)	1mo	$237,900	$192	94
2959 SW Sunset Trace Cir	0.12mi	2/2.5	1,236 (0%)	2mo	$215,000	$174	93
3675 SW Sunset Trace Cir	0.12mi	2/2.5	1,236 (0%)	2mo	$175,000	$142	93
3584 SW Sunset Trace Cir	0.07mi	3/2.0 (+1)	1,296 (+5%)	3mo	$279,000	$215	79
3537 SW Sunset Trace Cir	0.05mi	2/2.5	1,374 (+11%)	2mo	$170,000	$124	77
3527 SW Sunset Trace Cir	0.09mi	2/2.5	1,374 (+11%)	1mo	$265,000	$193	76
3752 SW Sunset Trace Cir	0.24mi	3/2.0 (+1)	1,296 (+5%)	3mo	$365,000	$282	71
2913 SW Lakemont Pl	0.56mi	2/2.5	1,374 (+11%)	3mo	$265,000	$193	53
2902 SW Lakemont Pl	0.60mi	2/2.0	1,374 (+11%)	1mo	$236,500	$172	50
3990 SW Greenwood Way Unit C	0.75mi	2/2.0	1,337 (+8%)	3mo	$227,000	$170	47
3785 SW Quail Meadow Trl Unit F	0.62mi	2/2.0	1,421 (+15%)	2mo	$255,000	$179	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.29×
• Total profit: $-41,850
• Equity at exit: $31,312

10-year hold

• IRR: -28.1%
• Equity multiple: -0.08×
• Total profit: $-63,403
• Equity at exit: $18,157

Cash invested: $58,800 (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 34990

• Home prices YoY: -29.7%
• Rents YoY: -0.1%
• Active inventory: 446
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,344 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$88
• HOA: −$640
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-20

Break-even live

Break-even rent $2,369

Max offer price $206,549

Occupancy floor 96%

Sensitivity live

Price	-10% $99	-5% $40	+0% $-20	+5% $-79	+10% $-138
Rent	-10% $-205	-5% $-112	+0% $-20	+5% $73	+10% $166
Rate	-1.0pp $86	-0.5pp $34	base $-20	+0.5pp $-74	+1.0pp $-129

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3579 SW Sunset Trace Cir Palm City, FL	2.0	2.5	1236	$2,300	$1.86	24d	1	0.01mi
3599 SW Sunset Trace Cir Palm City, FL	2.0	2.5	1236	$2,200	$1.78	22d	1	0.05mi
3662 SW Sunset Trace Cir Palm City, FL	3.0	2.0	1296	$2,500	$1.93	14d	1	0.15mi
3505 SW Quail Meadow Trl Unit A Palm City, FL	2.0	2.0	1331	$2,500	$1.88	14d	1	0.39mi
3641 SW Coquina Cove Way Palm City, FL	1.0–3.0	1.0–2.0	987	$2,312	$2.34	14d	11	0.44mi
3821 SW Coquina Cove Way Unit 205 Palm City, FL	2.0	2.0	1100	$2,220	$2.02	24d	1	0.63mi
2868 SW Shinnecock Hills Ct Palm City, FL	3.0	2.0	1451	$3,000	$2.07	24d	1	0.79mi
2621 SW Egret Pond Cir Palm City, FL	2.0	2.0	1442	$2,475	$1.72	24d	1	1.03mi
2703 SW Matheson Ave Unit 116- B1 Palm City, FL	1.0	1.0	842	$1,750	$2.08	14d	1	1.17mi
2703 SW Matheson Ave Unit 116-G2 Palm City, FL	1.0	1.0	842	$1,400	$1.66	24d	1	1.17mi
1605 SW Silver Pine Way Unit F2 Palm City, FL	2.0	2.0	1111	$2,000	$1.80	24d	1	1.32mi
1544 SW Silver Pine Way Unit F-104 Palm City, FL	2.0	2.0	1170	$2,500	$2.14	14d	1	1.34mi
1485 SW Silver Pine Way Unit 107 B-2 Palm City, FL	1.0	1.0	830	$1,650	$1.99	24d	1	1.44mi

HOA detail

• Monthly dues: $640 · $7,680/yr

Listing history 26 events

1. 2026-06-18
   days on market $210,000 Active 34 DOM
2. 2026-06-17
   days on market $210,000 Active 33 DOM
3. 2026-06-16
   days on market $210,000 Active 32 DOM
4. 2026-06-15
   days on market $210,000 Active 31 DOM
5. 2026-06-14
   days on market $210,000 Active 29 DOM
6. 2026-06-13
   days on market $210,000 Active 28 DOM
7. 2026-06-10
   days on market $210,000 Active 26 DOM
8. 2026-06-09
   days on market $210,000 Active 25 DOM
9. 2026-06-08
   days on market $210,000 Active 24 DOM
10. 2026-06-07
    days on market $210,000 Active 23 DOM
11. 2026-06-03
    days on market $210,000 Active 19 DOM
12. 2026-06-02
    days on market $210,000 Active 18 DOM
13. 2026-06-01
    days on market $210,000 Active 17 DOM
14. 2026-05-31
    days on market $210,000 Active 16 DOM
15. 2026-05-31
    days on market $210,000 Active 15 DOM
16. 2026-05-14
    listed $210,000 Active 557-char remark
17. 2025-09-06
    historical
18. 2025-09-02
    status Active
19. 2025-09-02
    historical
20. 2025-05-22
    price $258,000
21. 2025-02-28
    listed $273,000 Active
22. 2002-04-02
    soldstatus $78,000
23. 2002-03-29
    soldstatus $78,000

    Show marketing remark (162 chars)

    Hurry - won't last! Great location, close to lake with partial views. Sold "AS IS". Need quick closing and pre-approval letter from buyer with contract.

24. 2001-03-14
    listed $78,000

    Show marketing remark (162 chars)

    Hurry - won't last! Great location, close to lake with partial views. Sold "AS IS". Need quick closing and pre-approval letter from buyer with contract.

25. 1995-11-20
    soldstatus $61,000
26. 1985-04-01
    soldstatus $71,900

ⓘ 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: $514 · $43/mo
• Projected year-2 tax: $1,743 · $145/mo
• Expected delta: +$1,229/yr (+$102/mo · 239.0%)

ⓘ 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 3/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,133
• − Mortgage interest: −$11,763
• − Property taxes: −$514
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − HOA: −$7,680
• − Depreciation: −$6,109
• Taxable loss: −$3,485
• Est. tax savings @ 24.0%: +$836
• After-tax cash flow: $602/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: Martin
• NCES district ID: 1201290
• Math proficiency: 52% ▼ -14.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $52,482
• Composite: 45.1/100
• National rank: #2690
• State rank: #24 of 73 in FL

Livability — Palm City

• Score: 79/100
• State rank: #140
• US rank: #2113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm City, FL
• County: Martin County · 165,223 people
• City population: 30,592
• Metro: Port St. Lucie, FL
• Population (ZIP): 30,592
• Household income: $129,560
• Rent vs Own: 9.2% rent · 90.8% own
• Severe rent burden: 249.0

Population outlook (Martin County) Hauer SSP2

• Today (2025): 172,383 people
• By 2030: 180,192 · +4.5%
• By 2040: 194,114 · +12.6%
• By 2050: 204,992 · +18.9%
• By 2075: 229,641 · +33.2%
• By 2100: 232,146 · +34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 10% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Cuban 3%
• Common ancestry: Romanian 4% Italian 3% Scotch-Irish 2%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 6% Russian/Polish/Slavic 1% Tagalog/Filipino 1%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+31.1) · D 34.1% · R 65.2%
• 2008→2024 swing: -17.5pp toward R · 2008: -13.6pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+24.6 2016: R+26.9 2012: R+22.9 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -138.81%
• Current HPI: 328.9662
• Rent YoY: ▼ -0.09%
• 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

+192.1% since first listed

11 events — show timeline

• 2026-05-14 Listed $210,000 Beaches MLS
• 2025-09-06 Listing Removed — Beaches MLS
• 2025-09-02 Relisted — Beaches MLS
• 2025-09-02 Listing Removed — Beaches MLS
• 2025-05-22 Price Changed $258,000 Beaches MLS
• 2025-02-28 Listed $273,000 Beaches MLS
• 2002-04-02 Sold (Public Records) $78,000 Public Records
• 2002-03-29 Sold (MLS) $78,000 MCRTC
• 2001-03-14 Listed $78,000 MCRTC
• 1995-11-20 Sold (Public Records) $61,000 Public Records
• 1985-04-01 Sold (Public Records) $71,900 Public Records

Property tax history

+0.5%/yr

Latest (2025): $514 · -3.3% YoY. Source: county tax records.