2600 S Kanner Hwy Unit J10 · Stuart, FL 34994

$175,000

1 bd · 1.5 ba · 685 sqft · Condo public records · 375 Days on market

Built 1973 $255/sqft · 20% below area Est $220k · 20% under $311/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).

• ARV discount +15.0/15.0
• Cash flow +9.0/30.0
• 1% rule +4.7/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL VIEW on this 1br 1.5 bath on the 2nd floor. Great Location. Wonderful 55+ community with activities, large pool, clubhouse, billiards, etc. Docks available in the community. de la Bahia is close to beaches, shopping, restaurants, & downtown Stuart.

Key facts

• Clubhouse
• Billiards
• Docks available

Tags

• LARGE POOL
• CLUBHOUSE
• BILLIARDS
• DOCKS AVAILABLE
• CLOSE TO BEACHES
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (2.6% below list).
• Recommended offer: $151k (13.9% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 4.1% in Stuart — 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 84/100 on livability (#39 in FL, #790 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: crime C-, employment C-, amenities D.
• 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: J. D. Parker School of Technology (math 39% / reading 40%, grade F, #1,513 of 2,144 statewide, top 73%, 519 students, 72% FRL); Dr. David L. Anderson Middle School (math 51% / reading 46%, grade C-, #274 of 571 statewide, top 50%, 1,035 students, 63% FRL); Martin County High School (math 45% / reading 54%, grade D, #179 of 667 statewide, top 29%, 2,273 students, 42% FRL) — zoned schools average 59% FRL vs 41% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.7%/yr); 259 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 33% of the median local income ($63k/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 $1k of loan paydown is wiped out by about $5k 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 375 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask is 10194% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $63k; list at $175k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $150,737 (13.9% 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 375 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.36%
• DSCR: 0.85
• GRM: 8.6

CMA / ARV

• ARV (median comp): $219,915
• List price: $175,000
• Delta: -20.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.1%
• Equity multiple: 0.14×
• Total profit: $-41,907
• Equity at exit: $26,093

10-year hold

• IRR: -42.6%
• Equity multiple: -0.35×
• Total profit: $-66,276
• Equity at exit: $15,131

Cash invested: $49,000 (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 34994

• Home prices YoY: -27.1%
• Rents YoY: -0.7%
• Active inventory: 259
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,705 high
• Mortgage (P&I): −$918
• Tax from tax record: −$183 /mo · $2,192/yr
• Insurance: −$73
• HOA: −$311
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-137

Break-even live

Break-even rent $1,879

Max offer price $150,737

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-88	+0% $-137	+5% $-187	+10% $-236
Rent	-10% $-272	-5% $-205	+0% $-137	+5% $-70	+10% $-3
Rate	-1.0pp $-49	-0.5pp $-93	base $-137	+0.5pp $-183	+1.0pp $-229

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 S Kanner Hwy Stuart, FL	1.0–2.0	1.5–2.0	890	$1,650	$1.85	16d	3	0.08mi
400 SE Central Pkwy Stuart, FL	1.0–2.0	1.0–2.0	918	$1,895	$2.06	16d	16	0.80mi
1041 SE Monterey Rd Unit 2-4 Stuart, FL	1.0	1.0	424	$1,375	$3.24	23d	1	1.00mi
1081 SE Monterey Rd Unit 3-31 Stuart, FL	1.0	1.0	424	$1,200	$2.83	26d	1	1.02mi
3800 S Kanner Hwy Stuart, FL	3.0	1.0–2.0	970	$2,265	$2.34	16d	21	1.08mi
2104 SE Edler Dr Stuart, FL	1.0	1.0	726	$1,500	$2.07	26d	1	1.15mi
950 S Kanner Hwy Stuart, FL	1.0–2.0	1.0–2.0	850	$1,495	$1.76	16d	4	1.16mi
301 SW South River Dr #104 Stuart, FL	1.0	1.0	697	$1,500	$2.15	26d	1	1.50mi

HOA detail condo

• Monthly dues: $311 · $3,732/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-23
   days on market $175,000 Active 375 DOM
2. 2026-06-21
   days on market $175,000 Active 374 DOM
3. 2026-06-18
   days on market $175,000 Active 371 DOM
4. 2026-06-17
   days on market $175,000 Active 370 DOM
5. 2026-06-16
   days on market $175,000 Active 369 DOM
6. 2026-06-15
   days on market $175,000 Active 368 DOM
7. 2026-06-14
   days on market $175,000 Active 366 DOM
8. 2026-06-13
   days on market $175,000 Active 365 DOM
9. 2026-06-10
   days on market $175,000 Active 363 DOM
10. 2026-06-09
    days on market $175,000 Active 362 DOM
11. 2026-06-08
    days on market $175,000 Active 361 DOM
12. 2026-06-07
    days on market $175,000 Active 360 DOM
13. 2026-06-03
    days on market $175,000 Active 356 DOM
14. 2026-06-02
    days on market $175,000 Active 355 DOM
15. 2026-06-01
    days on market $175,000 Active 354 DOM
16. 2026-05-31
    days on market $175,000 Active 353 DOM
17. 2026-05-31
    days on market $175,000 Active 352 DOM
18. 2026-03-11
    listed $1,700
19. 2025-11-28
    status Active 263-char remark

    Show marketing remark (263 chars)

    BEAUTIFUL VIEW on this 1br 1.5 bath on the 2nd floor. Great Location. Wonderful 55+ community with activities, large pool, clubhouse, billiards, etc. Docks available in the community. de la Bahia is close to beaches, shopping, restaurants, & downtown Stuart.

20. 2025-11-19
    status Pending 263-char remark

    Show marketing remark (263 chars)

    BEAUTIFUL VIEW on this 1br 1.5 bath on the 2nd floor. Great Location. Wonderful 55+ community with activities, large pool, clubhouse, billiards, etc. Docks available in the community. de la Bahia is close to beaches, shopping, restaurants, & downtown Stuart.

21. 2025-10-24
    price $175,000 263-char remark

    Show marketing remark (263 chars)

    BEAUTIFUL VIEW on this 1br 1.5 bath on the 2nd floor. Great Location. Wonderful 55+ community with activities, large pool, clubhouse, billiards, etc. Docks available in the community. de la Bahia is close to beaches, shopping, restaurants, & downtown Stuart.

22. 2025-06-03
    listed $187,000 Active 263-char remark

    Show marketing remark (263 chars)

    BEAUTIFUL VIEW on this 1br 1.5 bath on the 2nd floor. Great Location. Wonderful 55+ community with activities, large pool, clubhouse, billiards, etc. Docks available in the community. de la Bahia is close to beaches, shopping, restaurants, & downtown Stuart.

23. 2016-06-26
    historical
24. 2016-01-11
    price $63,000
25. 2013-04-16
    soldstatus $63,000
26. 2013-04-12
    price $74,500
27. 2010-04-25
    listed $74,500
28. 2007-11-13
    listed $125,000
29. 1994-04-22
    soldstatus $40,200
30. 1987-06-30
    soldstatus $50,000

ⓘ 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: $2,192 · $183/mo
• Projected year-2 tax: $2,192 · $183/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 6/10 Major FEMA zone X (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,460
• − Mortgage interest: −$9,803
• − Property taxes: −$2,192
• − Insurance: −$875
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − HOA: −$3,732
• − Depreciation: −$5,091
• Taxable loss: −$4,506
• Est. tax savings @ 24.0%: +$1,081
• After-tax cash flow: $-567/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 — Stuart

• Score: 84/100
• State rank: #39
• US rank: #790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Martin County · 165,223 people
• City population: 65,812
• Metro: Port St. Lucie, FL
• Population (ZIP): 18,737
• Household income: $62,533
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 1408.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 21% Two or more races 12% Black 11%
• Hispanic origin (detail): Mexican 6% Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -130.08%
• Current HPI: 349.7061
• Rent YoY: ▼ -0.69%
• 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

-96.6% since first listed

13 events — show timeline

• 2026-03-11 Listed for Rent $1,700 MCRTC
• 2025-11-28 Relisted — MCRTC
• 2025-11-19 Pending — MCRTC
• 2025-10-24 Price Changed $175,000 MCRTC
• 2025-06-03 Listed $187,000 MCRTC
• 2016-06-26 Listing Removed — MCRTC
• 2016-01-11 Price Changed $63,000 MCRTC
• 2013-04-16 Sold (Public Records) $63,000 Public Records
• 2013-04-12 Price Changed $74,500 MCRTC
• 2010-04-25 Listed $74,500 MCRTC
• 2007-11-13 Listed $125,000 MCRTC
• 1994-04-22 Sold (Public Records) $40,200 Public Records
• 1987-06-30 Sold (Public Records) $50,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,192 · +3.3% YoY. Source: county tax records.