6020 Indrio Rd #6 · Lakewood Park, FL 34951

$134,500

2 bd · 2.0 ba · 760 sqft · Condo public records · 203 Days on market

Built 1981 $429/mo HOA · 24% 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).

• Cash flow +17.2/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this great opportunity to enjoy the quiet tranquil Florida lifesytle. With new carpet and recently painted this villa is ready for move in. With a nice enclosed patio overlooking the quiet backyard makes it a nice oasis for morning coffees or afternoon teas. The spacious 1 bedroom 1.5 bathroom is truly must see. The community amenities include community pool and gated entrance. Don't miss out on this great opportunity to own what in 2015 USA Today calls the ''Most Idyllic and Historic Main Streets in America'' Must own for 1yr before you can rent it.

Key facts

• Gated community
• Covered parking
• Minutes from beaches

Tags

• GATED COMMUNITY
• COVERED PARKING
• WELCOMING CLUBHOUSE
• HEATED POOL
• PET FRIENDLY
• MINUTES FROM BEACHES

Property features AI

Finance

• Other: Living area reported from public records
• Financial info: No additional financial details provided
• HOA & community: Monthly association fee; Association amenities include game room, pool, community room, parking, and street lights; Association fee covers insurance, grounds maintenance, trash, and common areas; Pets allowed with possible restrictions (number/size limits may apply)

Exterior

• Parking: Assigned parking; Covered parking; Guest parking
• Security: Gated (no guard)
• Utilities: Public water; Public sewer; Cable available; Water available; Sewer available
• Home design: Condominium; Single-story; Faces east; Resale condition
• Construction: CBS construction
• Exterior features: Screened porch; Porch

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Ceramic tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central building cooling
• Interior features: No additional interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $134k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.7% in Lakewood Park — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#719 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• 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: Weatherbee Elementary School (math 32% / reading 32%, grade F, #1,797 of 2,144 statewide, top 86%, 672 students, 90% FRL); Dan Mccarty Middle School (math 23% / reading 23%, grade F, #542 of 571 statewide, top 95%, 747 students, 88% FRL); Fort Pierce Westwood Academy The W.E.S.T. Prep Magnet (math 16% / reading 36%, grade F, #494 of 667 statewide, top 75%, 2,010 students, 75% FRL) — zoned schools average 85% FRL vs 59% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 44% district-wide (-17 pts) — the specific schools serving this property underperform the St. Lucie average; the district grade overstates school quality for this exact location.
• Market conditions: 292 active listings in the ZIP; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $930 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 203 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 19y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $134k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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?
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 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: 1.35% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-15,395
• Equity at exit: $20,054

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-4,390
• Equity at exit: $11,629

Cash invested: $37,660 (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 34951

• Home prices YoY: -23.6%
• Active inventory: 292
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,818 medium
• Mortgage (P&I): −$705
• Tax from tax record: −$149 /mo · $1,793/yr
• Insurance: −$56
• HOA: −$429
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $96

Break-even live

Break-even rent $1,696

Max offer price $134,500

Occupancy floor 90%

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $429 · $5,148/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $134,500 Active 203 DOM
2. 2026-06-17
   days on market $134,500 Active 202 DOM
3. 2026-06-16
   days on market $134,500 Active 201 DOM
4. 2026-06-15
   days on market $134,500 Active 200 DOM
5. 2026-06-14
   days on market $134,500 Active 198 DOM
6. 2026-06-13
   days on market $134,500 Active 197 DOM
7. 2026-06-10
   days on market $134,500 Active 195 DOM
8. 2026-06-09
   days on market $134,500 Active 194 DOM
9. 2026-06-08
   days on market $134,500 Active 193 DOM
10. 2026-06-07
    days on market $134,500 Active 192 DOM
11. 2026-06-05
    days on market $134,500 Active 189 DOM
12. 2026-06-03
    days on market $134,500 Active 188 DOM
13. 2026-06-02
    days on market $134,500 Active 187 DOM
14. 2026-06-01
    days on market $134,500 Active 186 DOM
15. 2026-05-31
    days on market $134,500 Active 185 DOM
16. 2026-05-30
    days on market $134,500 Active 184 DOM
17. 2026-05-20
    price $134,500
18. 2026-05-07
    status Active
19. 2026-05-01
    historical
20. 2026-01-19
    price $139,500
21. 2025-11-20
    listed $142,000 Active
22. 2025-10-28
    historical
23. 2025-03-28
    listed $143,500 Active
24. 2018-05-29
    soldstatus $42,500 Closed 566-char remark

    Show marketing remark (566 chars)

    Check out this great opportunity to enjoy the quiet tranquil Florida lifesytle. With new carpet and recently painted this villa is ready for move in. With a nice enclosed patio overlooking the quiet backyard makes it a nice oasis for morning coffees or afternoon teas. The spacious 1 bedroom 1.5 bathroom is truly must see. The community amenities include community pool and gated entrance. Don't miss out on this great opportunity to own what in 2015 USA Today calls the ''Most Idyllic and Historic Main Streets in America'' Must own for 1yr before you can rent it.

25. 2018-05-11
    historical Contingent 566-char remark

    Show marketing remark (566 chars)

    Check out this great opportunity to enjoy the quiet tranquil Florida lifesytle. With new carpet and recently painted this villa is ready for move in. With a nice enclosed patio overlooking the quiet backyard makes it a nice oasis for morning coffees or afternoon teas. The spacious 1 bedroom 1.5 bathroom is truly must see. The community amenities include community pool and gated entrance. Don't miss out on this great opportunity to own what in 2015 USA Today calls the ''Most Idyllic and Historic Main Streets in America'' Must own for 1yr before you can rent it.

26. 2018-03-28
    status Active 566-char remark

    Show marketing remark (566 chars)

    Check out this great opportunity to enjoy the quiet tranquil Florida lifesytle. With new carpet and recently painted this villa is ready for move in. With a nice enclosed patio overlooking the quiet backyard makes it a nice oasis for morning coffees or afternoon teas. The spacious 1 bedroom 1.5 bathroom is truly must see. The community amenities include community pool and gated entrance. Don't miss out on this great opportunity to own what in 2015 USA Today calls the ''Most Idyllic and Historic Main Streets in America'' Must own for 1yr before you can rent it.

27. 2018-03-09
    historical Contingent 566-char remark

    Show marketing remark (566 chars)

    Check out this great opportunity to enjoy the quiet tranquil Florida lifesytle. With new carpet and recently painted this villa is ready for move in. With a nice enclosed patio overlooking the quiet backyard makes it a nice oasis for morning coffees or afternoon teas. The spacious 1 bedroom 1.5 bathroom is truly must see. The community amenities include community pool and gated entrance. Don't miss out on this great opportunity to own what in 2015 USA Today calls the ''Most Idyllic and Historic Main Streets in America'' Must own for 1yr before you can rent it.

28. 2018-02-08
    price $49,900 566-char remark

    Show marketing remark (566 chars)

    Check out this great opportunity to enjoy the quiet tranquil Florida lifesytle. With new carpet and recently painted this villa is ready for move in. With a nice enclosed patio overlooking the quiet backyard makes it a nice oasis for morning coffees or afternoon teas. The spacious 1 bedroom 1.5 bathroom is truly must see. The community amenities include community pool and gated entrance. Don't miss out on this great opportunity to own what in 2015 USA Today calls the ''Most Idyllic and Historic Main Streets in America'' Must own for 1yr before you can rent it.

29. 2018-01-25
    listed $59,900 Active 566-char remark

    Show marketing remark (566 chars)

    Check out this great opportunity to enjoy the quiet tranquil Florida lifesytle. With new carpet and recently painted this villa is ready for move in. With a nice enclosed patio overlooking the quiet backyard makes it a nice oasis for morning coffees or afternoon teas. The spacious 1 bedroom 1.5 bathroom is truly must see. The community amenities include community pool and gated entrance. Don't miss out on this great opportunity to own what in 2015 USA Today calls the ''Most Idyllic and Historic Main Streets in America'' Must own for 1yr before you can rent it.

30. 2018-01-23
    historical
31. 2018-01-22
    historical
32. 2017-11-08
    price $59,900
33. 2017-11-07
    price $59,900
34. 2017-10-05
    listed $64,900 Active
35. 2017-10-03
    price $64,900
36. 2017-09-22
    listed $69,900 Active
37. 2017-09-22
    historical
38. 2017-07-14
    listed $69,900 Active
39. 2017-06-28
    historical
40. 2017-03-29
    listed $69,900 Active
41. 2014-10-11
    historical
42. 2008-07-29
    soldstatus $48,000
43. 2007-08-09
    listed $58,999
44. 2007-06-25
    soldstatus $53,000
45. 2007-06-17
    historical
46. 2007-04-03
    listed $59,900
47. 2004-08-27
    soldstatus $78,000
48. 2004-02-06
    soldstatus $60,000
49. 2003-01-22
    soldstatus $47,000
50. 1993-04-02
    soldstatus $45,500

ⓘ 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: $1,793 · $149/mo
• Projected year-2 tax: $1,793 · $149/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) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,810
• − Mortgage interest: −$7,534
• − Property taxes: −$1,793
• − Insurance: −$672
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − HOA: −$5,148
• − Depreciation: −$3,913
• Taxable loss: −$739
• Est. tax savings @ 24.0%: +$177
• After-tax cash flow: $1,330/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 — Lakewood Park

• Score: 63/100
• State rank: #719
• US rank: #15407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakewood Park, FL
• County: Saint Lucie County · 337,150 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 17,148
• Household income: $63,122
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 140.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 3% Vietnamese 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: ▼ -106.06%
• Current HPI: 343.1376
• Rent YoY: —
• 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

+195.6% since first listed

34 events — show timeline

• 2026-05-20 Price Changed $134,500 Beaches MLS
• 2026-05-07 Relisted — Beaches MLS
• 2026-05-01 Listing Removed — Beaches MLS
• 2026-01-19 Price Changed $139,500 Beaches MLS
• 2025-11-20 Listed $142,000 Beaches MLS
• 2025-10-28 Listing Removed — Beaches MLS
• 2025-03-28 Listed $143,500 Beaches MLS
• 2018-05-29 Sold (MLS) $42,500 Beaches MLS
• 2018-05-11 Contingent — Beaches MLS
• 2018-03-28 Relisted — Beaches MLS
• 2018-03-09 Contingent — Beaches MLS
• 2018-02-08 Price Changed $49,900 Beaches MLS
• 2018-01-25 Listed $59,900 Beaches MLS
• 2018-01-23 Delisted — RAIRCMLS
• 2018-01-22 Listing Removed — Beaches MLS
• 2017-11-08 Price Changed $59,900 RAIRCMLS
• 2017-11-07 Price Changed $59,900 Beaches MLS
• 2017-10-05 Listed $64,900 RAIRCMLS
• 2017-10-03 Price Changed $64,900 Beaches MLS
• 2017-09-22 Listed $69,900 Beaches MLS
• 2017-09-22 Listing Removed — Beaches MLS
• 2017-07-14 Listed $69,900 Beaches MLS
• 2017-06-28 Listing Removed — Beaches MLS
• 2017-03-29 Listed $69,900 Beaches MLS
• 2014-10-11 Listing Removed — Beaches MLS
• 2008-07-29 Sold (Public Records) $48,000 Public Records
• 2007-08-09 Listed $58,999 Beaches MLS
• 2007-06-25 Sold (MLS) $53,000 Beaches MLS
• 2007-06-17 Listing Removed — Beaches MLS
• 2007-04-03 Listed $59,900 Beaches MLS
• 2004-08-27 Sold (Public Records) $78,000 Public Records
• 2004-02-06 Sold (Public Records) $60,000 Public Records
• 2003-01-22 Sold (Public Records) $47,000 Public Records
• 1993-04-02 Sold (Public Records) $45,500 Public Records

Property tax history

+12.9%/yr

Latest (2025): $1,793 · +2.0% YoY. Source: county tax records.