5461 NW Camberly Ct · Port St. Lucie, FL 34987

$429,990

4 bd · 2.0 ba · 2,111 sqft · SingleFamily · 132 Days on market

Built 2026 Excellent condition 15 ac lot 2-car garage $207/mo HOA · 7% of rent ↓ 9% since listing

---

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 +6.2/30.0
• Condition / age +5.0/5.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Virtually Staged. Introducing the Poinciana, a beautifully designed new construction home in Brystol North at Wylder in Port Saint Lucie, offering the perfect blend of modern design, comfort, and flexibility. Situated on Lot 12, this home features a desirable berm view on a private 50-foot homesite with ample backyard space large enough to accommodate a future private pool. This spacious 4-bedroom, 2-bathroom home offers 2,111 square feet of living space under air and includes a 2-car garage. The thoughtfully designed floor plan features an open-concept layout that seamlessly connects the kitchen, dining, and great room, creating an inviting space ideal for both entertaining and everyday living. The kitchen is appointed with quality cabinetry, granite countertops, stainless steel appliances, and a spacious island that anchors the main living area. The private primary suite provides a relaxing retreat featuring a generous walk-in closet and a well-appointed bath with modern finishes. Secondary bedrooms offer flexibility for family, guests, or a dedicated home office. Interior features include elevated ceiling heights (per plan), luxury flooring selections, decorative trim details, energy-efficient systems, and designer-inspired finishes throughout. Additional highlights include hurricane impact windows and doors, a covered lanai for outdoor living, and thoughtful design elements that enhance both style and function. Located within Brystol North at Wylder, residents enjoy access to planned resort-style amenities including a pool, clubhouse, fitness center, pickleball courts, playground, dog park, and open green spaces. Conveniently located near top-rated schools, shopping, dining, and major highways, this home offers an exceptional opportunity for new construction living in one of Port Saint Lucie’s most desirable communities.

Key facts

• Flexible front room
• Dining area
• Large island

Tags

• OPEN-CONCEPT LIVING SPACE
• WELL-APPOINTED KITCHEN
• LARGE ISLAND
• GREAT ROOM
• DINING AREA
• FLEXIBLE FRONT ROOM

🏗️ New construction. The $429,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $447,490.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $430k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-825 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $328k (23.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $313k (27.1% below list).
• Recommended offer: $313k (27.1% 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; 19 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 42% 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 $13k 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 132 days — a 12% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $313,249 (27.1% 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 132 days. Have you received any prior offers? Is the seller open to a 27% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.90%
• DSCR: 0.65
• GRM: 11.9

CMA / ARV

• ARV (median comp): $447,490
• List price: $429,990
• Delta: -3.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5468 NW Camberly Ct	0.04mi	4/2.0	2,111 (0%)	4mo	$449,990	$213	95
10717 NW Suncrest Lp	0.17mi	4/2.0	2,211 (+5%)	1mo	$497,000	$225	84
10692 NW Suncrest Lp	0.15mi	4/2.0	2,211 (+5%)	2mo	$489,990	$222	83
5460 NW Camberly Ct	0.03mi	4/2.0	1,942 (-8%)	4mo	$444,990	$229	82
10693 NW Suncrest Lp	0.13mi	3/2.0 (-1)	2,211 (+5%)	2mo	$459,990	$208	79
10865 NW Everbreeze Dr	0.34mi	4/2.5	1,874 (-11%)	4mo	$380,000	$203	60
10795 NW Moon Rise Ln	0.27mi	4/2.0	1,817 (-14%)	5mo	$392,180	$216	60
10867 NW Moon Rise Ln	0.32mi	4/2.0	1,817 (-14%)	5mo	$399,974	$220	58
10971 NW Middle Stream Dr	0.60mi	4/2.0	1,939 (-8%)	2mo	$380,000	$196	57
5908 NW Sweetwood Dr	0.48mi	4/2.5	1,874 (-11%)	5mo	$399,020	$213	53
11245 NW Blockbird Dr Unit Road	0.71mi	4/2.0	1,908 (-10%)	6mo	$427,990	$224	46
11269 NW Blockbird Dr	0.72mi	4/2.0	1,908 (-10%)	5mo	$431,344	$226	46

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: -30.4%
• Equity multiple: -0.00×
• Total profit: $-125,596
• Equity at exit: $66,722

10-year hold

• IRR: -33.2%
• Equity multiple: -0.43×
• Total profit: $-179,258
• Equity at exit: $38,691

Cash invested: $125,297 (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: 68 active · 24 under contract
• Months of supply: 15.7 mo (6%/mo absorbed)
• Median asking: $425,490 ($211/sqft)
• Median days on market: 48 d
• This list price: 54% of active listings are priced below it
• ARV vs active asking: +0.5% 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: 11.4×

Monthly cashflow live

• Estimated rent: $3,132 high
• Mortgage (P&I): −$2,347
• Tax est. 1.5%: −$559 /mo · $6,712/yr
• Insurance: −$186
• HOA: −$207
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $-825

Break-even live

Break-even rent $4,177

Max offer price $328,135

Occupancy floor —

Sensitivity live

Price	-10% $-516	-5% $-670	+0% $-825	+5% $-979	+10% $-1,134
Rent	-10% $-1,072	-5% $-949	+0% $-825	+5% $-701	+10% $-577
Rate	-1.0pp $-599	-0.5pp $-711	base $-825	+0.5pp $-941	+1.0pp $-1,059

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: $111,872
• Closing costs: $13,425
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10722 NW Moon Rise Ln Port St Lucie, FL	5.0	2.5	2326	$3,190	$1.37	119d	1	0.27mi
10818 NW Moon Rise Ln Port St Lucie, FL	3.0	2.0	1429	$2,400	$1.68	6d	1	0.32mi
10875 NW Moon Rise Ln Port St Lucie, FL	5.0	3.0	2451	$2,950	$1.20	6d	1	0.33mi
10875 NW Moon Rise Ln Port St Lucie, FL	5.0	3.5	2451	$2,900	$1.18	109d	1	0.33mi
5936 NW Mangrove Dr Port Saint Lucie, FL	4.0	2.0	1824	$2,500	$1.37	119d	1	0.60mi
5944 NW Mangrove Dr Port Saint Lucie, FL	5.0	3.0	2451	$3,000	$1.22	119d	1	0.61mi
11146 NW Fernbrook Dr Port Saint Lucie, FL	3.0	2.0	1451	$2,450	$1.69	119d	1	0.62mi
6314 NW Windwood Way Port St Lucie, FL	4.0	2.0	1939	$2,700	$1.39	6d	1	0.70mi
6362 NW Windwood Way Port St Lucie, FL	4.0	2.0	2474	$3,000	$1.21	6d	1	0.76mi
6394 NW Windwood Way Port Saint Lucie, FL	4.0	2.0	1937	$2,600	$1.34	119d	1	0.79mi
6345 NW Cloverdale Ave Port St Lucie, FL	3.0	2.5	2190	$4,300	$1.96	6d	1	0.79mi
6816 NW Cloverdale Ave Port St Lucie, FL	4.0	3.0	2200	$2,950	$1.34	6d	1	0.97mi
6545 NW Cloverdale Ave Port St Lucie, FL	3.0	2.5	2190	$3,400	$1.55	6d	1	0.99mi
6545 NW Cloverdale Ave Port Saint Lucie, FL	3.0	2.5	2190	$3,500	$1.60	109d	1	0.99mi
6545 NW Cloverdale Ave Port St Lucie, FL	3.0	2.5	2190	$3,300	$1.51	0d	1	0.99mi
6784 NW Cloverdale Ave Port Saint Lucie, FL	4.0	3.0	2200	$2,990	$1.36	119d	1	1.01mi
6544 NW Cloverdale Ave Port Saint Lucie, FL	4.0	2.0	1916	$3,100	$1.62	119d	1	1.02mi
6712 Cloverdale Ave #6712 Port St. Lucie, FL	3.0	2.0	1654	$2,700	$1.63	0d	1	1.06mi
6632 NW Cloverdale Ave Port Saint Lucie, FL	4.0	3.0	2200	$2,990	$1.36	119d	1	1.07mi

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK)
• HOA & community: Monthly HOA fee of $207 covering common areasCommunity amenities include clubhouse, dog park, fitness center, playground, pool, and sidewalksAssociation managed by First Service

Exterior

• Parking: Attached 2-car garageDrivewayConcrete parking2 additional open parking spaces (total parking for 4)
• Utilities: Public waterPublic sewerElectricity connectedNatural gas connectedCable available
• Home design: Single family residenceOne storyNew constructionFaces east
• Construction: Block and stucco constructionShingle roofBlock foundationBuilt by Dream Finders Home (Poinciana model)
• Exterior features: Asphalt road accessPublicly maintained roadNot waterfront

Interior

• Kitchen: DisposalDishwasherMicrowaveRefrigerator
• Bedrooms: 4 bedrooms on the main level
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Walk-in closets
• Laundry & utility: Unfurnished

HOA detail $207/mo · $2,484/yr

• Likely covers: poolgym

Listing history 50 events

1. 2026-09-24
   days on market $429,990 Active 132 DOM
2. 2026-09-23
   days on market $429,990 Active 131 DOM
3. 2026-09-22
   days on market $429,990 Active 130 DOM
4. 2026-09-21
   days on market $429,990 Active 129 DOM
5. 2026-09-20
   days on market $429,990 Active 128 DOM
6. 2026-09-19
   days on market $429,990 Active 127 DOM
7. 2026-09-18
   days on market $429,990 Active 126 DOM
8. 2026-09-17
   days on market $429,990 Active 125 DOM
9. 2026-09-16
   days on market $429,990 Active 124 DOM
10. 2026-09-15
    days on market $429,990 Active 123 DOM
11. 2026-09-14
    days on market $429,990 Active 122 DOM
12. 2026-09-13
    days on market $429,990 Active 121 DOM
13. 2026-09-12
    days on market $429,990 Active 120 DOM
14. 2026-09-11
    days on market $429,990 Active 119 DOM
15. 2026-09-05
    days on market $429,990 Active 113 DOM
16. 2026-09-04
    days on market $429,990 Active 112 DOM
17. 2026-09-03
    pricedays on market $429,990 Active 111 DOM
18. 2026-08-31
    days on market $449,990 Active 108 DOM
19. 2026-08-30
    days on market $449,990 Active 107 DOM
20. 2026-08-29
    days on market $449,990 Active 106 DOM
21. 2026-08-28
    days on market $449,990 Active 105 DOM
22. 2026-08-27
    days on market $449,990 Active 104 DOM
23. 2026-08-26
    days on market $449,990 Active 103 DOM
24. 2026-08-25
    days on market $449,990 Active 102 DOM
25. 2026-08-24
    days on market $449,990 Active 101 DOM
26. 2026-08-23
    days on market $449,990 Active 100 DOM
27. 2026-08-22
    days on market $449,990 Active 99 DOM
28. 2026-08-21
    days on market $449,990 Active 98 DOM
29. 2026-08-20
    days on market $449,990 Active 97 DOM
30. 2026-08-19
    days on market $449,990 Active 96 DOM
31. 2026-08-18
    days on market $449,990 Active 95 DOM
32. 2026-08-17
    days on market $449,990 Active 94 DOM
33. 2026-08-16
    days on market $449,990 Active 93 DOM
34. 2026-08-15
    days on market $449,990 Active 92 DOM
35. 2026-08-14
    days on market $449,990 Active 91 DOM
36. 2026-08-13
    days on market $449,990 Active 90 DOM
37. 2026-08-12
    days on market $449,990 Active 89 DOM
38. 2026-08-11
    days on market $449,990 Active 88 DOM
39. 2026-08-10
    days on market $449,990 Active 87 DOM
40. 2026-08-09
    days on market $449,990 Active 86 DOM
41. 2026-08-08
    days on market $449,990 Active 85 DOM
42. 2026-08-07
    days on market $449,990 Active 84 DOM
43. 2026-08-06
    days on market $449,990 Active 83 DOM
44. 2026-08-05
    days on market $449,990 Active 82 DOM
45. 2026-08-04
    days on market $449,990 Active 81 DOM
46. 2026-08-03
    days on market $449,990 Active 80 DOM
47. 2026-07-31
    days on market $449,990 Active 77 DOM
48. 2026-07-30
    days on market $449,990 Active 76 DOM
49. 2026-07-29
    days on market $449,990 Active 75 DOM
50. 2026-07-27
    days on market $449,990 Active 73 DOM

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

Taxation est. · year 1

• Rental income: $37,590
• − Mortgage interest: −$25,066
• − Property taxes: −$6,712
• − Insurance: −$2,237
• − Repairs & maintenance: −$3,007
• − Management: −$3,007
• − HOA: −$2,484
• − Depreciation: −$13,018
• Taxable loss: −$17,943
• Est. tax savings @ 24.0%: +$4,306
• After-tax cash flow: $-5,592/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

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a modern, open-concept layout ideal for both everyday living and entertaining. Updates to paint and countertops would significantly enhance its resale and rental value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace countertops — Modern countertops improve functionality and aesthetics ↑
• Both Install smart home devices — Enhances home's appeal to tech-savvy buyers and renters ↑

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Lakewood Park Elementary School F FL #1,684/2,144 Nat'l #22,764/41,679 Middle Southport Middle School D+ FL #300/571 Nat'l #4,433/14,009 High Fort Pierce Central High School F FL #441/667 Nat'l #10,947/17,239

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

• Other: Pets allowed (cats and dogs OK)
• HOA & community: Monthly HOA fee of $207 covering common areasCommunity amenities include clubhouse, dog park, fitness center, playground, pool, and sidewalksAssociation managed by First Service

Exterior

• Parking: Attached 2-car garageDrivewayConcrete parking2 additional open parking spaces (total parking for 4)
• Utilities: Public waterPublic sewerElectricity connectedNatural gas connectedCable available
• Home design: Single family residenceOne storyNew constructionFaces east
• Construction: Block and stucco constructionShingle roofBlock foundationBuilt by Dream Finders Home (Poinciana model)
• Exterior features: Asphalt road accessPublicly maintained roadNot waterfront

Interior

• Kitchen: DisposalDishwasherMicrowaveRefrigerator
• Bedrooms: 4 bedrooms on the main level
• Flooring: CarpetCeramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Walk-in closets
• Laundry & utility: Unfurnished

Price history

-8.9% since first listed

14 events — show timeline

• 2026-06-27 Contingent — Beaches MLS
• 2026-06-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-06-24 Price Changed $424,600 Stellar MLS as Distributed by MLS Grid
• 2026-06-24 Price Changed $424,990 Beaches MLS
• 2026-05-15 Listed $441,600 Beaches MLS
• 2026-05-09 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-09 Price Changed $441,600 Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-26 Pending — Beaches MLS
• 2026-04-26 Listing Removed — Beaches MLS
• 2026-04-16 Price Changed $439,990 Beaches MLS
• 2026-04-16 Price Changed $439,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Listed $465,990 Beaches MLS
• 2026-03-13 Listed $465,990 Stellar MLS as Distributed by MLS Grid