18081 SE Country Club Dr Unit 6-51 · Tequesta, FL 33469

$159,000

2 bd · 2.0 ba · 891 sqft · Condo · 91 Days on market

Built 1973 Good condition $641/mo HOA · 22% of rent

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Why this score? — see what drove the B 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 +28.7/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss out on the very well kept 2 bed, 2 full bath, ground floor condo! Both bedrooms have walk in closets and receive lots of Florida sunshine since this condo is conveniently an end unit! The kitchen and living room allow for great hosting opportunities with a screened in back porch allowing you to comfortably enjoy being outside as well. The 55+ community of Little Club offers many amenities including a pool, golf course, pickle-ball and tennis courts. No pets allowed in community. Don't miss out on this opportunity in Little Club, Jupiter.

Key facts

• Tennis courts
• Walk in closets
• Pool

Tags

• WALK IN CLOSETS
• SCREENED IN BACK PORCH
• POOL
• GOLF COURSE
• PICKLE-BALL
• TENNIS COURTS

Property features AI

Finance

• Financial info: Not a pet-friendly community (pets not allowed); Senior community
• HOA & community: Has association; Monthly HOA fee of 641; HOA includes cable TV, insurance, grounds maintenance, sewer, trash, water, common areas, golf and recreation facilities; Community amenities: billiard room, clubhouse, golf course, laundry, management, pool, shuffleboard court, on-site manager, bocce ball, community room, library, pickleball courts

Exterior

• Parking: 1 parking space; No carport
• Utilities: Public water; Public sewer; Cable available; Electricity available; Sewer available; Water available
• Home design: Condominium; 2-story building; Resale property; Faces south
• Construction: Built with CBS construction; Tar/gravel roof
• Exterior features: Screened porch; Porch; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling (Central Air)
• Interior features: Walk-in closet(s)
• Laundry & utility: Laundry in common area; Furnished negotiable

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $159k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 2.5% in Tequesta — 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 62/100 on livability (#764 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: schools F, amenities F, commute 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.
• Market conditions: Rents rising (+3.9%/yr); 206 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 32% of the median local income ($106k/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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($145k) 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

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 1.81% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.32%
• DSCR: 1.64
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.88% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.25×
• Total profit: $11,087
• Equity at exit: $23,707

10-year hold

• IRR: 16.9%
• Equity multiple: 2.48×
• Total profit: $65,742
• Equity at exit: $13,747

Cash invested: $44,520 (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 33469

• Home prices YoY: -30.4%
• Rents YoY: 3.9%
• Active inventory: 206
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,875 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$641
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $531

Break-even live

Break-even rent $2,202

Max offer price $159,000

Occupancy floor 77%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18081 SE Country Club Dr Unit 16-151 Jupiter, FL	2.0	2.0	872	$2,200	$2.52	23d	1	0.02mi
18081 SE Country Club Dr Jupiter, FL	1.0–2.0	1.0–2.0	853	$2,385	$2.79	23d	3	0.05mi

HOA detail condo

• Monthly dues: $641 · $7,692/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $159,000 Active 91 DOM
2. 2026-06-17
   days on market $159,000 Active 90 DOM
3. 2026-06-16
   days on market $159,000 Active 89 DOM
4. 2026-06-15
   days on market $159,000 Active 88 DOM
5. 2026-06-14
   days on market $159,000 Active 86 DOM
6. 2026-06-13
   days on market $159,000 Active 85 DOM
7. 2026-06-10
   days on market $159,000 Active 83 DOM
8. 2026-06-09
   days on market $159,000 Active 82 DOM
9. 2026-06-08
   days on market $159,000 Active 81 DOM
10. 2026-06-07
    days on market $159,000 Active 80 DOM
11. 2026-06-03
    days on market $159,000 Active 76 DOM
12. 2026-06-02
    days on market $159,000 Active 75 DOM
13. 2026-06-01
    days on market $159,000 Active 74 DOM
14. 2026-05-31
    days on market $159,000 Active 73 DOM
15. 2026-05-31
    days on market $159,000 Active 72 DOM
16. 2026-05-18
    status Active
17. 2026-05-14
    historical Active Under Contract
18. 2026-03-19
    listed $159,000 Active

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $34,500
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,760
• − Management: −$2,760
• − HOA: −$7,692
• − Depreciation: −$4,625
• Taxable income: $4,576
• Est. tax owed @ 24.0%: −$1,098
• After-tax cash flow: $5,279/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 · 12 photos

Good 75/100 Cosmetic rehab

A well-maintained 2-bedroom condo with good curb appeal and fresh interior. Minor updates to cabinets and flooring would enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Aesthetic update needed
• Minor Flooring — Worn appearance

Value-add opportunities

• Both Paint freshening — Enhances curb appeal and interior
• Both Landscaping — Improves curb appeal and enhances property value
• Resale Kitchen cabinets — Modernizes kitchen and improves aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Aesthetic update needed	Minor	$500–3,000
Flooring · Worn appearance	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint freshening — Enhances curb appeal and interior ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Resale Kitchen cabinets — Modernizes kitchen and improves aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Tequesta

• Score: 62/100
• State rank: #764
• US rank: #16907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Martin County · 165,223 people
• City population: 14,686
• Metro: Port St. Lucie, FL
• Population (ZIP): 14,686
• Household income: $106,265
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 404.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Lithuanian 6% Slovak 4% Romanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -183.36%
• Current HPI: 419.948
• Rent YoY: ▲ 3.88%
• 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

3 events — show timeline

• 2026-05-18 Relisted — Beaches MLS
• 2026-05-14 Contingent — Beaches MLS
• 2026-03-19 Listed $159,000 Beaches MLS