5000 SE Federal Hwy #82 · Stuart, FL 34997

$89,900

3 bd · 2.0 ba · 1,040 sqft · Manufactured · 66 Days on market

Built 2019 Fair condition $86/sqft · 33% below area Est $135k · 33% under ↓ 31% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sunshine Manor is an "All Age Community". Land lease covers lawn care and basic cable.

Key facts

• 3 parking spots
• Built 2019
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.4% 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.
• Market conditions: Rents rising (+2.7%/yr); 588 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 40% of the median local income ($78k/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 $622 of loan paydown is wiped out by about $3k 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 + 2.7% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($85k) 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

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

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.89% ✓
• Cap rate: 25.43%
• Cash-on-cash: 68.35%
• DSCR: 4.04
• GRM: 2.9

CMA / ARV

• ARV (median comp): $135,000
• List price: $89,900
• Delta: -33.41%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5398 SE Celestial Cir	0.22mi	2/2.0 (-1)	1,056 (+2%)	5mo	$135,000	$128	78
4800 SE Federal Hwy #105	0.19mi	2/2.0 (-1)	1,024 (-2%)	9mo	$135,000	$132	76
4800 SE Federal Hwy #17	0.19mi	2/2.0 (-1)	960 (-8%)	4mo	$80,000	$83	70
2592 SE Milky Way	0.22mi	2/2.0 (-1)	1,056 (+2%)	15mo	$185,000	$175	70
5374 SE Celestial Cir	0.25mi	2/1.5 (-1)	960 (-8%)	5mo	$135,000	$141	64
4800 SE Federal Hwy #34	0.19mi	3/2.0	1,176 (+13%)	7mo	$240,000	$204	63
4800 SE Federal Hwy #37	0.19mi	3/2.0	1,104 (+6%)	22mo	$210,000	$190	62
4800 SE Federal Hwy #13	0.19mi	2/2.0 (-1)	1,152 (+11%)	11mo	$108,500	$94	59
2621 SE Galaxy Way	0.23mi	2/2.0 (-1)	1,152 (+11%)	23mo	$175,000	$152	47

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 · 2.71% rent growth · sell at horizon

5-year hold

• IRR: 67.4%
• Equity multiple: 4.02×
• Total profit: $76,033
• Equity at exit: $13,404

10-year hold

• IRR: 71.5%
• Equity multiple: 8.19×
• Total profit: $180,867
• Equity at exit: $7,773

Cash invested: $25,172 (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 34997

• Rents YoY: 2.7%
• Active inventory: 588
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,601 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $1,434

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 40%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4585 SE Federal Hwy Stuart, FL	1.0–3.0	1.0–2.0	1015	$2,737	$2.70	14d	27	0.28mi
2277 SE Monroe St Stuart, FL	3.0	2.0	1128	$2,800	$2.48	14d	1	0.58mi
3257 SE Brook St Unit 3234 Stuart, FL	2.0	2.0	1400	$2,119	$1.51	23d	1	0.59mi
5601 SE Laguna Ave Stuart, FL	2.0	1.0	1080	$2,200	$2.04	14d	1	0.68mi
5688 SE Pine Ave Stuart, FL	3.0	2.0	1255	$2,510	$2.00	14d	1	0.78mi
5968 SE Avalon Dr Stuart, FL	2.0	2.0	1176	$2,800	$2.38	14d	1	0.80mi
2410 SE Tarvest Way Stuart, FL	3.0	2.5	1475	$2,500	$1.69	14d	1	1.10mi
4107 SE Barcelona St Stuart, FL	2.0	1.0	1224	$2,500	$2.04	23d	1	1.29mi
4404 SE Mulford Ln Stuart, FL	2.0	1.0	834	$2,500	$3.00	23d	1	1.40mi
5881 SE Windsong Ln Stuart, FL	2.0	2.5	1288	$2,100	$1.63	14d	1	1.43mi
4095 SE Centerboard Ln Unit 6B Stuart, FL	2.0	2.0	1154	$3,750	$3.25	23d	1	1.47mi
3250 SE Commerce Ave Stuart, FL	1.0–2.0	1.0–2.0	746	$2,206	$2.96	14d	28	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $89,900 Active 66 DOM
2. 2026-06-17
   days on market $89,900 Active 65 DOM
3. 2026-06-16
   days on market $89,900 Active 64 DOM
4. 2026-06-15
   days on market $89,900 Active 63 DOM
5. 2026-06-14
   days on market $89,900 Active 61 DOM
6. 2026-06-13
   days on market $89,900 Active 60 DOM
7. 2026-06-10
   days on market $89,900 Active 58 DOM
8. 2026-06-09
   days on market $89,900 Active 57 DOM
9. 2026-06-08
   days on market $89,900 Active 56 DOM
10. 2026-06-07
    days on market $89,900 Active 55 DOM
11. 2026-06-03
    days on market $89,900 Active 51 DOM
12. 2026-06-02
    days on market $89,900 Active 50 DOM
13. 2026-06-01
    days on market $89,900 Active 49 DOM
14. 2026-05-31
    days on market $89,900 Active 48 DOM
15. 2026-05-31
    days on market $89,900 Active 47 DOM
16. 2026-04-10
    listed $89,900 Active 97-char remark

    Show marketing remark (97 chars)

    Sunshine Manor is an "All Age Community". Land lease covers lawn care and basic cable.

17. 2026-03-20
    historical
18. 2026-01-03
    price $89,900
19. 2025-11-18
    price $105,990
20. 2025-06-20
    listed $129,900 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $31,216
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$2,497
• − Management: −$2,497
• − Depreciation: −$2,615
• Taxable income: $16,772
• Est. tax owed @ 24.0%: −$4,025
• After-tax cash flow: $13,180/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

Fair 45/100 Cosmetic rehab

The property is in fair condition with cosmetic updates needed to enhance its curb appeal and value.

Repairs flagged

• Minor Landscaping — Basic landscaping needs improvement
• Minor Exterior siding — Light wear

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value
• Both Painting — Fresh paint improves curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Basic landscaping needs improvement	Minor	$500–3,000
Exterior siding · Light wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and property value ↑
• Both Painting — Fresh paint improves curb appeal and interior 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 — 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): 47,075
• Household income: $78,136
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 1323.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 9% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 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: ▼ -319.78%
• Current HPI: 336.7717
• Rent YoY: ▲ 2.71%
• 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

-30.8% since first listed

5 events — show timeline

• 2026-04-10 Listed $89,900 Beaches MLS
• 2026-03-20 Listing Removed — Beaches MLS
• 2026-01-03 Price Changed $89,900 Beaches MLS
• 2025-11-18 Price Changed $105,990 Beaches MLS
• 2025-06-20 Listed $129,900 Beaches MLS