2007 Oleander Blvd Unit C · Fort Pierce, FL 34950

$122,000

2 bd · 1.5 ba · 660 sqft · SingleFamily public records · 342 Days on market

Built 1982 1,305 sqft lot $327/mo HOA · 22% 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).

• Cash flow +11.7/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss out on this unique opportunity! This lovely 1-bedroom, 1.5-bath villa is located in Southern Courtyards, right in the heart of Fort Pierce, FL. This apartment can be a valuable addition to your portfolio, as there are no age restrictions, or it can serve as your very first residence. You'll find the comfort and accessibility you desire in this attractive space.

Key facts

• $327 HOA
• Parking
• Built 1982

Property features AI

Finance

• Financial info: Pets allowed with breed restrictions
• HOA & community: Homeowners association with monthly fee; HOA fee: $327 monthly; HOA covers grounds maintenance and trash; Association amenities: Laundry

Exterior

• Parking: Assigned open parking; One open parking space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Townhouse; Single-story; North-facing; Resale
• Construction: Built with CBS (concrete block construction); Composition/shingle roof
• Exterior features: Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Carpet
• Bathrooms: One full bath; One half bath (total 2 bathrooms)
• Heating & cooling: Central heating; Central individual heating; Central individual electric cooling; Ceiling fan(s)
• Interior features: Walk-in closet(s); Blinds; Unfurnished
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $-36 ($-427/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (5.1% below list).
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $107k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 3.7% in Fort Pierce — 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 76/100 on livability (#226 in FL, #3,360 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools D, amenities F.
• 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 fast (+5.9%/yr); 165 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); lower-income renter base — watch delinquency; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $1,512/mo this rent would consume 60% of the median local household income ($30k/yr) (locally 1995% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $843 of loan paydown is wiped out by about $4k 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 342 days — a 12% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,360 (12.0% 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 342 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
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: 1.24% ✓
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.94% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.50×
• Total profit: $-17,169
• Equity at exit: $18,191

10-year hold

• IRR: 1.1%
• Equity multiple: 1.10×
• Total profit: $3,266
• Equity at exit: $10,548

Cash invested: $34,160 (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 34950

• Home prices YoY: -20.2%
• Rents YoY: 5.9%
• Active inventory: 165
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,512 high
• Mortgage (P&I): −$640
• Tax from tax record: −$213 /mo · $2,552/yr
• Insurance: −$51
• HOA: −$327
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-36

Break-even live

Break-even rent $1,557

Max offer price $115,717

Occupancy floor 97%

Sensitivity live

Price	-10% $33	-5% $-1	+0% $-36	+5% $-70	+10% $-105
Rent	-10% $-155	-5% $-95	+0% $-36	+5% $24	+10% $84
Rate	-1.0pp $26	-0.5pp $-5	base $-36	+0.5pp $-67	+1.0pp $-99

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2011 Oleander Blvd Unit C Fort Pierce, FL	1.0	1.5	660	$1,450	$2.20	24d	1	0.04mi
2015 Oleander Blvd Unit D Fort Pierce, FL	1.0	1.5	660	$1,475	$2.23	24d	1	0.08mi
1016 Chipola Rd Unit A Fort Pierce, FL	1.0	1.0	700	$1,450	$2.07	14d	1	0.49mi
605 Ixoria Ave #15 Fort Pierce, FL	2.0	2.0	744	$1,500	$2.02	24d	1	0.96mi
605 Ixoria Ave Fort Pierce, FL	2.0	2.0	744	$1,450	$1.95	14d	2	0.99mi
510 Texas Ct Fort Pierce, FL	2.0	1.0	750	$1,400	$1.87	24d	1	1.04mi
1717 Linwood Ave Fort Pierce, FL	2.0	1.0	712	$1,800	$2.53	24d	1	1.05mi
2403 S 25th St Fort Pierce, FL	2.0	1.0	576	$1,775	$3.08	24d	1	1.23mi
1310 Atlantic Ave Unit B Fort Pierce, FL	1.0	1.0	700	$1,550	$2.21	14d	1	1.32mi
1310 Atlantic Ave Unit B Fort Pierce, FL	1.0	1.0	700	$1,620	$2.31	24d	1	1.32mi
804 Orange Ave Unit B Fort Pierce, FL	2.0	1.0	700	$1,450	$2.07	24d	1	1.32mi
804 Orange Ave Unit B Fort Pierce, FL	2.0	1.0	700	$1,350	$1.93	14d	1	1.32mi
136 N 15th St Unit C Fort Pierce, FL	2.0	1.0	688	$1,375	$2.00	24d	1	1.48mi

HOA detail

• Monthly dues: $327 · $3,924/yr

Listing history 32 events

1. 2026-06-18
   days on market $122,000 Active 342 DOM
2. 2026-06-17
   days on market $122,000 Active 341 DOM
3. 2026-06-16
   days on market $122,000 Active 340 DOM
4. 2026-06-15
   days on market $122,000 Active 339 DOM
5. 2026-06-14
   days on market $122,000 Active 337 DOM
6. 2026-06-13
   days on market $122,000 Active 336 DOM
7. 2026-06-10
   days on market $122,000 Active 334 DOM
8. 2026-06-09
   days on market $122,000 Active 333 DOM
9. 2026-06-08
   days on market $122,000 Active 332 DOM
10. 2026-06-07
    pricedays on market $122,000 Active 331 DOM
11. 2026-06-05
    days on market $125,000 Active 328 DOM
12. 2026-06-03
    days on market $125,000 Active 327 DOM
13. 2026-06-02
    days on market $125,000 Active 326 DOM
14. 2026-06-01
    days on market $125,000 Active 325 DOM
15. 2026-05-31
    days on market $125,000 Active 324 DOM
16. 2026-05-30
    days on market $125,000 Active 323 DOM
17. 2026-03-21
    price $125,000
18. 2025-12-29
    price $128,000
19. 2025-12-18
    status Active
20. 2025-12-09
    historical Active Under Contract
21. 2025-11-25
    price $130,000
22. 2025-11-18
    price $123,500
23. 2025-08-09
    price $124,000
24. 2025-07-11
    listed $127,000 Active
25. 2024-06-25
    historical
26. 2024-06-17
    status Active
27. 2024-06-12
    historical Active Under Contract
28. 2024-06-10
    listed $130,000 Active
29. 2024-06-06
    historical
30. 2023-01-23
    soldstatus $124,900
31. 2007-05-21
    soldstatus $117,900
32. 2005-06-13
    soldstatus $4,400,000

ⓘ 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: $2,552 · $213/mo
• Projected year-2 tax: $2,552 · $213/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 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: $18,148
• − Mortgage interest: −$6,834
• − Property taxes: −$2,552
• − Insurance: −$610
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − HOA: −$3,924
• − Depreciation: −$3,549
• Taxable loss: −$2,225
• Est. tax savings @ 24.0%: +$534
• After-tax cash flow: $107/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 — Fort Pierce

• Score: 76/100
• State rank: #226
• US rank: #3360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Pierce, FL
• County: Saint Lucie County · 337,150 people
• City population: 78,556
• Metro: Port St. Lucie, FL
• Population (ZIP): 17,461
• Household income: $30,400
• Rent vs Own: 61.1% rent · 38.9% own
• Severe rent burden: 1995.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% Hispanic / Latino 19% White 17% Two or more races 10%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 17% Portuguese 1%
• Foreign-born: 23% · Canada
• Languages at home: 69% English-only · Spanish 14% French/Haitian/Cajun 12% Other Indo-European 4%

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: ▼ -97.20%
• Current HPI: 384.8532
• Rent YoY: ▲ 5.94%
• 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

-97.2% since first listed

16 events — show timeline

• 2026-03-21 Price Changed $125,000 Beaches MLS
• 2025-12-29 Price Changed $128,000 Beaches MLS
• 2025-12-18 Relisted — Beaches MLS
• 2025-12-09 Contingent — Beaches MLS
• 2025-11-25 Price Changed $130,000 Beaches MLS
• 2025-11-18 Price Changed $123,500 Beaches MLS
• 2025-08-09 Price Changed $124,000 Beaches MLS
• 2025-07-11 Listed $127,000 Beaches MLS
• 2024-06-25 Listing Removed — Beaches MLS
• 2024-06-17 Relisted — Beaches MLS
• 2024-06-12 Contingent — Beaches MLS
• 2024-06-10 Listed $130,000 Beaches MLS
• 2024-06-06 Coming Soon — Beaches MLS
• 2023-01-23 Sold (Public Records) $124,900 Public Records
• 2007-05-21 Sold (Public Records) $117,900 Public Records
• 2005-06-13 Sold (Public Records) $4,400,000 Public Records

Property tax history

+18.3%/yr

Latest (2025): $2,552 · -1.6% YoY. Source: county tax records.