2929 SE Ocean Blvd Unit M4 · Stuart, FL 34996

$130,000

2 bd · 1.5 ba · 837 sqft · Condo public records · 28 Days on market

Built 1969 $523/mo HOA · 20% of rent

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Location, Location, location. Complete new renovation in 2005 from drywall, electric, plumbing, tile, cabinets, storm windows & sliders, elite 6 panel interior doors, appliances! This 2 bedroom upgraded condo is minutes away from area beaches, walking distance to area restaurants. Home features, laminate flooring, hurricane impact windows, textured walls and ceiling. Updated kitchen, bathrooms. This building allows for 1 cat. Community features heated pools and is a 55 and older community.

Key facts

• Clubhouse
• Community amenities
• Pool

Tags

• CEDAR POINTE VILLAGES
• COMMUNITY AMENITIES
• CLUBHOUSE
• POOL
• SHUFFLEBOARD

Property features AI

Finance

• Other: Building area approximately 837 (public records)
• Financial info: Pets not allowed
• HOA & community: Association present (Cedar Pointe Village 1-5 Association, Inc); Monthly association fee of $523; Association fee includes cable TV, internet, grounds maintenance, pest control, trash, water, common areas, reserve funds, roof repairs, and pool service; Senior community

Exterior

• Parking: Assigned parking; Guest parking; 1 total parking space
• Security: On-site manager (community oversight)
• Utilities: Public water; Public sewer; Cable available; Water service included in association
• Home design: Condominium; One story; Faces southeast; Resale property
• Construction: Concrete and decorative block construction; Metal roof
• Exterior features: Not waterfront; Community pool; Shuffleboard court; Community storage; Community clubhouse; Community room with kitchen facilities; Manager on site; On-site management; Common areas maintained; Grounds maintenance provided; Pest control provided; Trash service provided; Roof repairs and pool service included in association

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom (2 total bathrooms)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No additional interior features listed; Furnishing negotiable
• Laundry & utility: Laundry available in association amenities

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $681 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

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.
• Zoned schools: J. D. Parker School of Technology (math 39% / reading 40%, grade F, #1,513 of 2,144 statewide, top 73%, 519 students, 72% FRL); Stuart Middle School (math 55% / reading 55%, grade B-, #180 of 571 statewide, top 32%, 867 students, 49% FRL); Jensen Beach High School (math 53% / reading 71%, grade B-, #98 of 667 statewide, top 15%, 1,584 students, 36% FRL).
• Market conditions: 252 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• In year one you build about $14k of equity ($899 loan paydown + $13k appreciation (10.0% local appreciation)).
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.
• Current owner paid $94k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.01% ✓
• Cap rate: 13.19%
• Cash-on-cash: 24.63%
• DSCR: 2.10
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.2%
• Equity multiple: 4.15×
• Total profit: $114,488
• Equity at exit: $117,114

10-year hold

• IRR: 35.6%
• Equity multiple: 9.34×
• Total profit: $303,735
• Equity at exit: $252,561

Cash invested: $36,400 (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 34996

• Home prices YoY: 2.1%
• Active inventory: 252
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,617 high
• Mortgage (P&I): −$682
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$523
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $681

Break-even live

Break-even rent $1,755

Max offer price $130,000

Occupancy floor 69%

Sensitivity live

Price	-10% $754	-5% $717	+0% $681	+5% $644	+10% $607
Rent	-10% $474	-5% $577	+0% $681	+5% $784	+10% $887
Rate	-1.0pp $746	-0.5pp $714	base $681	+0.5pp $647	+1.0pp $613

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	25d	6	0.03mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	15d	8	0.03mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	25d	1	0.16mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	15d	3	0.25mi
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,900	$2.00	15d	3	0.25mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$2,258	$2.55	15d	12	0.36mi
262 SE Monterey Ave Stuart, FL	3.0	1.0	1001	$3,500	$3.50	25d	1	0.44mi
333 SE Martin Ave Unit 1F Stuart, FL	2.0	1.0	778	$1,800	$2.31	25d	1	0.67mi
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	25d	3	1.07mi

HOA detail condo

• Monthly dues: $523 · $6,276/yr
• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $130,000 Active 28 DOM
2. 2026-06-18
   days on market $130,000 Active 25 DOM
3. 2026-06-17
   days on market $130,000 Active 24 DOM
4. 2026-06-16
   days on market $130,000 Active 23 DOM
5. 2026-06-15
   days on market $130,000 Active 22 DOM
6. 2026-06-14
   days on market $130,000 Active 20 DOM
7. 2026-06-13
   days on market $130,000 Active 19 DOM
8. 2026-06-10
   days on market $130,000 Active 17 DOM
9. 2026-06-09
   days on market $130,000 Active 16 DOM
10. 2026-06-08
    days on market $130,000 Active 15 DOM
11. 2026-06-07
    days on market $130,000 Active 14 DOM
12. 2026-06-03
    days on market $130,000 Active 10 DOM
13. 2026-06-02
    days on market $130,000 Active 9 DOM
14. 2026-06-01
    days on market $130,000 Active 8 DOM
15. 2026-05-31
    days on market $130,000 Active 7 DOM
16. 2026-05-31
    days on market $130,000 Active 6 DOM
17. 2026-05-24
    listed $130,000 Active
18. 2017-08-15
    soldstatus $94,000
19. 2017-08-08
    soldstatus $94,000 Sold 501-char remark

    Show marketing remark (501 chars)

    Location, Location, location. Complete new renovation in 2005 from drywall, electric, plumbing, tile, cabinets, storm windows & sliders, elite 6 panel interior doors, appliances! This 2 bedroom upgraded condo is minutes away from area beaches, walking distance to area restaurants. Home features, laminate flooring, hurricane impact windows, textured walls and ceiling. Updated kitchen, bathrooms. This building allows for 1 cat. Community features heated pools and is a 55 and older community.

20. 2017-07-18
    historical Pending W/Cont 501-char remark

    Show marketing remark (501 chars)

    Location, Location, location. Complete new renovation in 2005 from drywall, electric, plumbing, tile, cabinets, storm windows & sliders, elite 6 panel interior doors, appliances! This 2 bedroom upgraded condo is minutes away from area beaches, walking distance to area restaurants. Home features, laminate flooring, hurricane impact windows, textured walls and ceiling. Updated kitchen, bathrooms. This building allows for 1 cat. Community features heated pools and is a 55 and older community.

21. 2017-07-13
    listed $95,000 Active 501-char remark

    Show marketing remark (501 chars)

    Location, Location, location. Complete new renovation in 2005 from drywall, electric, plumbing, tile, cabinets, storm windows & sliders, elite 6 panel interior doors, appliances! This 2 bedroom upgraded condo is minutes away from area beaches, walking distance to area restaurants. Home features, laminate flooring, hurricane impact windows, textured walls and ceiling. Updated kitchen, bathrooms. This building allows for 1 cat. Community features heated pools and is a 55 and older community.

22. 2016-01-11
    price $45,000 331-char remark

    Show marketing remark (331 chars)

    LOCATION! CONDITION! VALUE! Complete new renovation in 2005 from drywall, electric, quality plumbing, tile, cabinets, storm windows & sliders, elite 6 panel interior doors, Maytag & GE appliances! Everything NEW! NEW! NEW! You will love the convenience of 1st floor living! Guaranteed best value in mint new condition!

23. 2013-10-29
    soldstatus $45,000
24. 2013-10-16
    price $52,900 331-char remark

    Show marketing remark (331 chars)

    LOCATION! CONDITION! VALUE! Complete new renovation in 2005 from drywall, electric, quality plumbing, tile, cabinets, storm windows & sliders, elite 6 panel interior doors, Maytag & GE appliances! Everything NEW! NEW! NEW! You will love the convenience of 1st floor living! Guaranteed best value in mint new condition!

25. 2013-10-16
    soldstatus $45,000 331-char remark

    Show marketing remark (331 chars)

    LOCATION! CONDITION! VALUE! Complete new renovation in 2005 from drywall, electric, quality plumbing, tile, cabinets, storm windows & sliders, elite 6 panel interior doors, Maytag & GE appliances! Everything NEW! NEW! NEW! You will love the convenience of 1st floor living! Guaranteed best value in mint new condition!

26. 2013-04-14
    listed $52,900 331-char remark

    Show marketing remark (331 chars)

    LOCATION! CONDITION! VALUE! Complete new renovation in 2005 from drywall, electric, quality plumbing, tile, cabinets, storm windows & sliders, elite 6 panel interior doors, Maytag & GE appliances! Everything NEW! NEW! NEW! You will love the convenience of 1st floor living! Guaranteed best value in mint new condition!

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$343/yr (+$29/mo · 46.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,401
• − Mortgage interest: −$7,282
• − Property taxes: −$736
• − Insurance: −$1,448
• − Repairs & maintenance: −$2,512
• − Management: −$2,512
• − HOA: −$6,276
• − Depreciation: −$3,782
• Taxable income: $6,854
• Est. tax owed @ 24.0%: −$1,645
• After-tax cash flow: $6,522/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: 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): 10,653
• Household income: $83,929
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 247.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 3% Romanian 3% Slovak 3%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▲ 13.71%
• Current HPI: 658.96
• 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

+145.7% since first listed

10 events — show timeline

• 2026-05-24 Listed $130,000 Beaches MLS
• 2017-08-15 Sold (Public Records) $94,000 Public Records
• 2017-08-08 Sold (MLS) $94,000 MCRTC
• 2017-07-18 Contingent — MCRTC
• 2017-07-13 Listed $95,000 MCRTC
• 2016-01-11 Price Changed $45,000 MCRTC
• 2013-10-29 Sold (Public Records) $45,000 Public Records
• 2013-10-16 Sold (MLS) $45,000 MCRTC
• 2013-10-16 Price Changed $52,900 MCRTC
• 2013-04-14 Listed $52,900 MCRTC

Property tax history

+0.7%/yr

Latest (2025): $736 · -0.5% YoY. Source: county tax records.