1225 NW 21st St Unit 3-311 · North River Shores, FL 34994

$119,999

1 bd · 1.0 ba · 631 sqft · Condo public records · 232 Days on market

Built 1976 $190/sqft · 9% above area Est $110k · 9% over $392/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 +20.5/30.0
• 1% rule +8.5/10.0
• DSCR +6.5/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• ARV discount +3.5/15.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**SELLER WILL CONSIDER ALL OFFERS**Move right in and start making friends! This beautifully furnished unit is located in a vibrant 55+ community and features upgraded appliances and a newer AC. Enjoy an unbeatable location close to shopping, dining, golf, tennis, pickleball, and more. Just a short walk to the clubhouse, where you'll find a swimming pool, woodshop, card room, billiards, crafts, library, and fitness center. On-site management and a full calendar of social events make it easy to stay active and connected! EASY TO PREVIEW, CALL TODAY!

Key facts

• Newer ac
• Fitness center
• Swimming pool

Tags

• UPGRADED APPLIANCES
• NEWER AC
• SHORT WALK TO CLUBHOUSE
• SWIMMING POOL
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.7% in North River Shores — 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 74/100 on livability (#292 in FL, #4,906 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: schools D+, amenities F, commute F.
• 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 soft (-0.7%/yr); 259 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 31% of the median local income ($63k/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 $829 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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.
9. 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.
10. 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: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 6.2

CMA / ARV

• ARV (median comp): $110,214
• List price: $119,999
• Delta: 8.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.58×
• Total profit: $-13,966
• Equity at exit: $17,892

10-year hold

• IRR: -9.9%
• Equity multiple: 0.50×
• Total profit: $-16,767
• 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 34994

• Home prices YoY: -27.1%
• Rents YoY: -0.7%
• Active inventory: 259
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$629
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$50
• HOA: −$392
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $157

Break-even live

Break-even rent $1,420

Max offer price $119,999

Occupancy floor 85%

Sensitivity live

Price	-10% $225	-5% $191	+0% $157	+5% $123	+10% $89
Rent	-10% $29	-5% $93	+0% $157	+5% $221	+10% $285
Rate	-1.0pp $218	-0.5pp $188	base $157	+0.5pp $126	+1.0pp $95

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1225 NW 21st St Unit 7-705 Stuart, FL	1.0	1.5	747	$1,550	$2.07	15d	1	0.03mi
1225 NW 21st St Stuart, FL	1.0	1.5	773	$1,500	$1.94	22d	3	0.03mi
1225 NW 21st St Stuart, FL	1.0	1.5	773	$1,350	$1.75	15d	1	0.03mi
1225 NW 21st St Unit 35-3512 Stuart, FL	1.0	1.5	747	$1,395	$1.87	24d	1	0.03mi
2201 NW Federal Hwy Stuart, FL	1.0–3.0	1.0–2.0	1080	$1,810	$1.68	15d	18	0.30mi
1900 NW Federal Hwy Stuart, FL	1.0–2.0	1.0–2.0	1013	$2,165	$2.14	15d	21	0.32mi
1010 NW Fresco Way Jensen Beach, FL	1.0–3.0	1.0–2.0	1011	$1,725	$1.71	15d	10	0.61mi
800 NW Fork Rd Stuart, FL	1.0–2.0	1.0–2.0	886	$1,800	$2.03	15d	2	1.13mi

HOA detail condo

• Monthly dues: $392 · $4,704/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $119,999 Active 232 DOM
2. 2026-06-18
   days on market $119,999 Active 229 DOM
3. 2026-06-17
   days on market $119,999 Active 228 DOM
4. 2026-06-16
   days on market $119,999 Active 227 DOM
5. 2026-06-15
   days on market $119,999 Active 226 DOM
6. 2026-06-14
   days on market $119,999 Active 224 DOM
7. 2026-06-13
   days on market $119,999 Active 223 DOM
8. 2026-06-10
   days on market $119,999 Active 221 DOM
9. 2026-06-09
   days on market $119,999 Active 220 DOM
10. 2026-06-08
    days on market $119,999 Active 219 DOM
11. 2026-06-07
    days on market $119,999 Active 218 DOM
12. 2026-06-03
    days on market $119,999 Active 214 DOM
13. 2026-06-02
    days on market $119,999 Active 213 DOM
14. 2026-06-01
    days on market $119,999 Active 212 DOM
15. 2026-05-31
    days on market $119,999 Active 211 DOM
16. 2026-05-31
    days on market $119,999 Active 210 DOM
17. 2026-01-27
    price $119,999 555-char remark

    Show marketing remark (555 chars)

    **SELLER WILL CONSIDER ALL OFFERS**Move right in and start making friends! This beautifully furnished unit is located in a vibrant 55+ community and features upgraded appliances and a newer AC. Enjoy an unbeatable location close to shopping, dining, golf, tennis, pickleball, and more. Just a short walk to the clubhouse, where you'll find a swimming pool, woodshop, card room, billiards, crafts, library, and fitness center. On-site management and a full calendar of social events make it easy to stay active and connected! EASY TO PREVIEW, CALL TODAY!

18. 2025-11-01
    listed $124,999 Active 555-char remark

    Show marketing remark (555 chars)

    **SELLER WILL CONSIDER ALL OFFERS**Move right in and start making friends! This beautifully furnished unit is located in a vibrant 55+ community and features upgraded appliances and a newer AC. Enjoy an unbeatable location close to shopping, dining, golf, tennis, pickleball, and more. Just a short walk to the clubhouse, where you'll find a swimming pool, woodshop, card room, billiards, crafts, library, and fitness center. On-site management and a full calendar of social events make it easy to stay active and connected! EASY TO PREVIEW, CALL TODAY!

19. 2024-08-07
    soldstatus $110,000
20. 2019-05-15
    soldstatus $56,000 Sold 159-char remark

    Show marketing remark (159 chars)

    1/1- 2nd floor condo- tile throughout-wood cabinets- A/C- 2015- louvered windows on patio No pets, trucks or motorcycles. Must own for 2 years before renting.

21. 2019-05-01
    status Pending 159-char remark

    Show marketing remark (159 chars)

    1/1- 2nd floor condo- tile throughout-wood cabinets- A/C- 2015- louvered windows on patio No pets, trucks or motorcycles. Must own for 2 years before renting.

22. 2019-04-04
    historical Back Up - Call List Agent 159-char remark

    Show marketing remark (159 chars)

    1/1- 2nd floor condo- tile throughout-wood cabinets- A/C- 2015- louvered windows on patio No pets, trucks or motorcycles. Must own for 2 years before renting.

23. 2019-03-07
    listed $59,900 Active 159-char remark

    Show marketing remark (159 chars)

    1/1- 2nd floor condo- tile throughout-wood cabinets- A/C- 2015- louvered windows on patio No pets, trucks or motorcycles. Must own for 2 years before renting.

24. 1992-03-24
    soldstatus $28,000
25. 1978-12-01
    soldstatus $25,000

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$391/yr (+$33/mo · 64.5%)

ⓘ 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) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 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: $19,429
• − Mortgage interest: −$6,722
• − Property taxes: −$605
• − Insurance: −$600
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − HOA: −$4,704
• − Depreciation: −$3,491
• Taxable income: $198
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $1,840/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 — North River Shores

• Score: 74/100
• State rank: #292
• US rank: #4906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North River Shores, FL
• County: Martin County · 165,223 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 18,737
• Household income: $62,533
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 1408.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 21% Two or more races 12% Black 11%
• Hispanic origin (detail): Mexican 6% Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% Russian/Polish/Slavic 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: ▼ -130.08%
• Current HPI: 349.7061
• Rent YoY: ▼ -0.69%
• 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

+380.0% since first listed

9 events — show timeline

• 2026-01-27 Price Changed $119,999 Beaches MLS
• 2025-11-01 Listed $124,999 Beaches MLS
• 2024-08-07 Sold (Public Records) $110,000 Public Records
• 2019-05-15 Sold (MLS) $56,000 MCRTC
• 2019-05-01 Pending — MCRTC
• 2019-04-04 Contingent — MCRTC
• 2019-03-07 Listed $59,900 MCRTC
• 1992-03-24 Sold (Public Records) $28,000 Public Records
• 1978-12-01 Sold (Public Records) $25,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $605 · -43.4% YoY. Source: county tax records.