1503 Edgewood Ter Ter · Fort Pierce, FL 34950

$204,900

2 bd · 2.0 ba · 1,304 sqft · MultiFamily public records · 109 Days on market

Built 1955 5,220 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 +9.2/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

This is a 2 unit property, the property needs a full renovation, all tenants have vacated the property and its ready for renovation. Comparable 2/1 rentals are renting for 1600.00 per unit.

Key facts

• 5,220 sq ft lot
• Built 1955
• Listed 109 days

Property features AI

Finance

• Financial info: Two-unit property; Tenants pay cable TV, electricity, sewer and water; Two units in community
• HOA & community: No association amenities

Exterior

• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Duplex; Resale property
• Construction: CBS construction; Composition roof; Built living area 1,304 (public records); Total building area 1,376
• Exterior features: Not waterfront; No waterfront features listed

Interior

• Flooring: Tile
• Bathrooms: 2 bathrooms
• Heating & cooling: Window/wall heating; Wall/window cooling units
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $205k.

Deal economics

• At list price, monthly cash flow is $831 ($10k/yr) — positive. Per door: $416/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $186k (9.0% below list) — sets the bar for market timing.

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+, amenities F, employment 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.
• 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: Rents rising fast (+5.9%/yr); 165 active listings in the ZIP; 25 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 5.9% rent growth), your $57k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $40k; list at $205k implies a 412% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $186,459 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 1.42% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.39%
• DSCR: 1.77
• GRM: 5.9

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: 12.1%
• Equity multiple: 1.50×
• Total profit: $28,668
• Equity at exit: $30,551

10-year hold

• IRR: 23.4%
• Equity multiple: 3.30×
• Total profit: $132,036
• Equity at exit: $17,716

Cash invested: $57,372 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,908 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$306 /mo · $3,674/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $831

Break-even live

Break-even rent $1,856

Max offer price $204,900

Occupancy floor 66%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$2,908
Total (2 units)			$2,908

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 Avenue G Apt A Fort Pierce, FL	3.0	2.0	1064	$2,200	$2.07	23d	1	0.21mi
704 N 18th St Unit B Fort Pierce, FL	2.0	1.0	1352	$1,700	$1.26	23d	1	0.31mi
1617 Avenue E Fort Pierce, FL	3.0	1.0	1100	$1,800	$1.64	23d	1	0.34mi
1102 Avenue G Fort Pierce, FL	3.0	1.5	1870	$1,800	$0.96	23d	1	0.36mi
1601 N 17th St Fort Pierce, FL	2.0	1.0	996	$1,650	$1.66	23d	1	0.37mi
907 N 20th St Apt B Fort Pierce, FL	3.0	1.0	980	$1,800	$1.84	23d	1	0.39mi
815 Dundas Ct Unit B Fort Pierce, FL	2.0	1.0	1323	$1,400	$1.06	14d	1	0.42mi
1308 N 21st St Apt A Fort Pierce, FL	2.0	1.0	1200	$1,499	$1.25	23d	1	0.44mi
1607 Avenue D Fort Pierce, FL	3.0	2.0	1029	$1,700	$1.65	14d	1	0.45mi
1408 N 23rd St Fort Pierce, FL	3.0	1.0	1110	$1,900	$1.71	14d	1	0.58mi
513 N 9th St Unit B Fort Pierce, FL	3.0	2.0	1250	$2,300	$1.84	23d	1	0.58mi
1710 N 21st St Fort Pierce, FL	3.0	1.0	968	$2,100	$2.17	14d	1	0.60mi
306 N 18th Ct #2 Fort Pierce, FL	3.0	2.0	1192	$2,150	$1.80	23d	1	0.72mi
205 N 22nd St Fort Pierce, FL	2.0	1.0	1050	$1,500	$1.43	23d	1	0.88mi
2705 Avenue E Fort Pierce, FL	3.0	1.0	1161	$1,800	$1.55	23d	1	0.89mi
505 N 27th St Fort Pierce, FL	3.0	1.0	879	$2,660	$3.03	23d	1	0.91mi
1406 Citrus Ave Fort Pierce, FL	2.0	1.0	930	$1,600	$1.72	14d	1	0.98mi
1910 Juanita Ave Fort Pierce, FL	3.0	2.0	1100	$2,000	$1.82	14d	1	1.03mi
2908 Dunbar St Fort Pierce, FL	2.0	1.0	942	$1,300	$1.38	21d	1	1.06mi
308 S 8th St Fort Pierce, FL	2.0	2.0	1696	$1,900	$1.12	23d	1	1.10mi
204 N 28th St Fort Pierce, FL	3.0	2.0	1000	$1,550	$1.55	23d	1	1.10mi
3101 Avenue T Fort Pierce, FL	2.0	2.0	1064	$1,980	$1.86	23d	1	1.22mi
624 S 12th St Unit B Fort Pierce, FL	1.0	1.0	1000	$1,650	$1.65	14d	1	1.23mi
20 Orange Ave Fort Pierce, FL	2.0	2.0	1228	$3,025	$2.46	23d	2	1.30mi
1904 Havana Ave #16 Fort Pierce, FL	2.0	2.0	1196	$1,900	$1.59	14d	1	1.39mi

Listing history 25 events

1. 2026-06-18
   days on market $204,900 Active 109 DOM
2. 2026-06-17
   days on market $204,900 Active 108 DOM
3. 2026-06-16
   days on market $204,900 Active 107 DOM
4. 2026-06-15
   days on market $204,900 Active 106 DOM
5. 2026-06-14
   days on market $204,900 Active 104 DOM
6. 2026-06-13
   days on market $204,900 Active 103 DOM
7. 2026-06-10
   days on market $204,900 Active 101 DOM
8. 2026-06-09
   days on market $204,900 Active 100 DOM
9. 2026-06-08
   days on market $204,900 Active 99 DOM
10. 2026-06-07
    days on market $204,900 Active 98 DOM
11. 2026-06-05
    days on market $204,900 Active 95 DOM
12. 2026-06-03
    days on market $204,900 Active 94 DOM
13. 2026-06-02
    days on market $204,900 Active 93 DOM
14. 2026-06-01
    days on market $204,900 Active 92 DOM
15. 2026-05-31
    days on market $204,900 Active 91 DOM
16. 2026-05-30
    days on market $204,900 Active 90 DOM
17. 2026-04-20
    price $204,900
18. 2026-03-01
    listed $214,900 Active
19. 2026-02-07
    historical
20. 2025-02-06
    listed $249,000 Active
21. 2019-06-27
    historical
22. 2019-04-30
    price $79,000
23. 2019-04-11
    listed $25,000 Active
24. 2017-11-15
    soldstatus $40,000
25. 2017-11-15
    soldstatus $50,000

ⓘ 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: $3,674 · $306/mo
• Projected year-2 tax: $3,674 · $306/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $34,896
• − Mortgage interest: −$11,478
• − Property taxes: −$3,674
• − Insurance: −$1,024
• − Repairs & maintenance: −$2,792
• − Management: −$2,792
• − Depreciation: −$5,961
• Taxable income: $7,175
• Est. tax owed @ 24.0%: −$1,722
• After-tax cash flow: $8,253/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

+412.2% since first listed

9 events — show timeline

• 2026-04-20 Price Changed $204,900 Beaches MLS
• 2026-03-01 Listed $214,900 Beaches MLS
• 2026-02-07 Listing Removed — Beaches MLS
• 2025-02-06 Listed $249,000 Beaches MLS
• 2019-06-27 Listing Removed — Beaches MLS
• 2019-04-30 Price Changed $79,000 Beaches MLS
• 2019-04-11 Listed $25,000 Beaches MLS
• 2017-11-15 Sold (Public Records) $50,000 Public Records
• 2017-11-15 Sold (Public Records) $40,000 Public Records

Property tax history

+19.9%/yr

Latest (2025): $3,674 · +96.0% YoY. Source: county tax records.