3720 Edwards Rd · Fort Pierce South, FL 34981

$120,000

2 bd · 1.0 ba · 660 sqft · SingleFamily public records · 14 Days on market

Built 1961 9,583 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A concrete block home with good bones on a quiet, well-traveled road in a grounded neighborhood, the setting speaks for itself — stable, established, and the kind of street that holds its character. The home needs work, but the structure is sound and the location does the heavy lifting. For the investor or owner-occupant willing to put in the effort, this is the kind of fixer-upper that rewards patience solid block construction and room to build equity from the ground up.

Key facts

• 9,583 sq ft lot
• 2 parking spots
• Built 1961

Property features AI

Finance

• Other: Pets allowed with no restrictions
• Financial info: Tax details available but excluded per instructions
• HOA & community: No HOA information listed

Exterior

• Parking: 2 parking spaces; No carport
• Security: No security features listed
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single family residence; Single-story home; North-facing
• Construction: Block and concrete construction; Shingle roof; Resale property; Living area approximately 660 (source: public records)
• Exterior features: Not waterfront

Interior

• Kitchen: No appliances or kitchen details listed
• Bedrooms: 2 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type unspecified); Has cooling (type unspecified)
• Interior features: No notable interior features listed
• Laundry & utility: No laundry details listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).

Location & tenants

• Location reads 73/100 on livability (#322 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment 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: 66 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $830 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $120k implies a 700% gain — meaningful room to come down on a strong offer.

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 $120,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.49% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.27%
• DSCR: 1.90
• GRM: 5.6

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: 12.5%
• Equity multiple: 1.50×
• Total profit: $16,732
• Equity at exit: $17,892

10-year hold

• IRR: 21.4%
• Equity multiple: 2.82×
• Total profit: $61,254
• Equity at exit: $10,375

Cash invested: $33,600 (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 34981

• Home prices YoY: -9.7%
• Active inventory: 66
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$165 /mo · $1,984/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $567

Break-even live

Break-even rent $1,069

Max offer price $120,000

Occupancy floor 63%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2403 S 25th St Fort Pierce, FL	2.0	1.0	576	$1,775	$3.08	23d	1	1.21mi
1717 Linwood Ave Fort Pierce, FL	2.0	1.0	712	$1,800	$2.53	23d	1	1.30mi

Listing history 5 events

1. 2026-05-31
   days on market $120,000 Active 14 DOM
2. 2026-05-30
   days on market $120,000 Active 13 DOM
3. 2026-05-07
   status Pending
4. 2026-04-28
   listed $120,000 Active
5. 1973-04-01
   soldstatus $15,000

ⓘ 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: $1,984 · $165/mo
• Projected year-2 tax: $1,984 · $165/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,449
• − Mortgage interest: −$6,722
• − Property taxes: −$1,984
• − Insurance: −$600
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$3,491
• Taxable income: $5,220
• Est. tax owed @ 24.0%: −$1,253
• After-tax cash flow: $5,556/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 South

• Score: 73/100
• State rank: #322
• US rank: #5656

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Pierce South, FL
• Population (ZIP): 6,167

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Black 24% Hispanic / Latino 21% Two or more races 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 8% Cuban 3% Dominican 1%
• Common ancestry: Hispanic 7% Italian 4% Lithuanian 3%
• Foreign-born: 11% · Canada
• Languages at home: 78% English-only · French/Haitian/Cajun 9% Spanish 8% 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: ▼ -44.06%
• Current HPI: 408.6633
• Rent YoY: —
• Metro: —
• 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

+700.0% since first listed

3 events — show timeline

• 2026-05-07 Pending — Beaches MLS
• 2026-04-28 Listed $120,000 Beaches MLS
• 1973-04-01 Sold (Public Records) $15,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,984 · +11.7% YoY. Source: county tax records.