1804 S 30th S · Fort Pierce, FL 34947

$220,000

3 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 12 Days on market

Built 1950 7,092 sqft lot Est $240k · 8% under

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Why this score? — see what drove the D+ 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 +14.6/30.0
• ARV discount +11.3/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 1-bathroom single-family home provides a fantastic opportunity to add value and customize to your liking. Featuring a functional layout and solid bones, the property requires cosmetic updates and repairs throughout, making it the ideal a fix-and-flip or a profitable rental investment. Don't miss out on this high-potential project!

Key facts

• 7,092 sq ft lot
• 2 garage spots
• Built 1950

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Detached 2-car garage (2 covered spaces, total parking for 2 vehicles)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Single-family residence; One-story; Resale property; Facing east
• Construction: Concrete construction; Shingle roof; Slab foundation
• Exterior features: Not waterfront

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: No special interior features specified; Furnished: negotiable
• Laundry & utility: Laundry: other (details not specified)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $53 ($631/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (9.5% below list).
• Recommended offer: $199k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.5% in Fort Pierce — 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 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: Manatee Academy K-8 (math 53% / reading 51%, grade C-, #990 of 2,144 statewide, top 48%, 1,664 students, 65% FRL); Southern Oaks Middle School (math 39% / reading 43%, grade F, #353 of 571 statewide, top 63%, 894 students, 76% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL).
• Market conditions: 151 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $1,991/mo this rent would consume 46% of the median local household income ($52k/yr) (locally 625% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,110 (9.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $240,024
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2110 S 31st St	0.28mi	3/1.0	1,176 (+7%)	12mo	$290,000	$247	65
1609 S 29th St	0.11mi	4/1.0 (+1)	1,198 (+9%)	22mo	$110,000	$92	56
2105 S 37th St	0.55mi	3/1.0	1,040 (-5%)	19mo	$219,000	$211	50
3109 Kentucky Ave	0.42mi	3/3.0	1,042 (-5%)	22mo	$239,000	$229	46
1006 Apple St	0.64mi	3/2.0	1,230 (+12%)	20mo	$269,000	$219	30
1925 Royal Palm Dr	0.69mi	2/1.5 (-1)	1,228 (+12%)	20mo	$267,000	$217	24

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-32,269
• Equity at exit: $32,803

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-23,664
• Equity at exit: $19,022

Cash invested: $61,600 (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 34947

• Home prices YoY: -8.6%
• Active inventory: 151
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,991 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $53

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 92%

Sensitivity live

Price	-10% $205	-5% $129	+0% $53	+5% $-23	+10% $-99
Rent	-10% $-105	-5% $-26	+0% $53	+5% $131	+10% $210
Rate	-1.0pp $163	-0.5pp $109	base $53	+0.5pp $-4	+1.0pp $-62

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3005 Tennessee Ave Fort Pierce, FL	3.0	2.0	1222	$2,400	$1.96	25d	1	0.26mi
2100 S 34th St Fort Pierce, FL	3.0	2.0	1262	$2,200	$1.74	25d	1	0.36mi
3208 Louisiana Ave Apt 3 Fort Pierce, FL	3.0	1.0	1050	$1,500	$1.43	25d	1	0.41mi
2403 S 25th St Fort Pierce, FL	2.0	1.0	576	$1,775	$3.08	25d	1	0.62mi
1820 Nebraska Ave Apt 201 Fort Pierce, FL	2.0	2.0	1035	$1,699	$1.64	25d	1	0.77mi
1820 Nebraska Ave Apt 102 Fort Pierce, FL	2.0	2.0	997	$1,679	$1.68	25d	1	0.77mi
1215 Hartman Rd Unit 1215-09 Fort Pierce, FL	3.0	1.0	700	$1,800	$2.57	16d	1	0.78mi
1830 Nebraska Ave Fort Pierce, FL	1.0–2.0	1.5–2.0	924	$1,799	$1.95	16d	5	0.79mi
1840 Nebraska Ave Apt 106 Fort Pierce, FL	2.0	2.0	997	$1,679	$1.68	16d	1	0.79mi
1840 Nebraska Ave Apt 101 Fort Pierce, FL	2.0	2.0	1035	$1,699	$1.64	16d	1	0.79mi
1810 Nebraska Ave Unit 106 Fort Pierce, FL	2.0	2.0	1042	$1,699	$1.63	16d	1	0.80mi
1810 Nebraska Ave Apt 101 Fort Pierce, FL	2.0	2.0	1035	$1,699	$1.64	25d	1	0.80mi
1800 Nebraska Ave Unit 202 Fort Pierce, FL	2.0	2.0	1312	$1,749	$1.33	25d	1	0.82mi
1567 Pheasant Walk Unit B Fort Pierce, FL	2.0	2.0	1280	$1,900	$1.48	16d	1	0.85mi
1904 Havana Ave #16 Fort Pierce, FL	2.0	2.0	1196	$1,900	$1.59	16d	1	0.90mi
2516 S 19th St #208 Fort Pierce, FL	2.0	2.0	1190	$1,700	$1.43	25d	1	0.95mi
2513 S 17th St #207 Fort Pierce, FL	2.0	2.0	1190	$1,600	$1.34	25d	1	0.97mi
1439 Captains Walk Unit 20D Fort Pierce, FL	2.0	2.0	1280	$2,000	$1.56	23d	1	0.99mi
2820 Stoneway Ln Fort Pierce, FL	2.0	2.0	1005	$1,575	$1.57	25d	1	1.01mi
2811 Stoneway Ln Unit 2811A Fort Pierce, FL	2.0	2.0	1274	$1,700	$1.33	16d	1	1.03mi
2101 Linda Sue Cir Fort Pierce, FL	2.0	1.5	1300	$1,750	$1.35	25d	1	1.03mi
1911 Boston Ave Fort Pierce, FL	4.0	3.0	930	$3,500	$3.76	25d	1	1.17mi
204 N 28th St Fort Pierce, FL	3.0	2.0	1000	$1,550	$1.55	25d	1	1.23mi
1717 Linwood Ave Fort Pierce, FL	2.0	1.0	712	$1,800	$2.53	25d	1	1.25mi
100 Corner Dr Fort Pierce, FL	1.0–3.0	1.0–2.0	926	$1,487	$1.60	16d	32	1.26mi
205 N 22nd St Fort Pierce, FL	2.0	1.0	1050	$1,500	$1.43	25d	1	1.30mi
312 N 27th St Fort Pierce, FL	2.0	1.0	868	$1,600	$1.84	25d	1	1.32mi
2302 Sunrise Blvd #201 Fort Pierce, FL	2.0	1.0	966	$1,500	$1.55	25d	1	1.36mi
1406 Citrus Ave Fort Pierce, FL	2.0	1.0	930	$1,600	$1.72	16d	1	1.38mi
2016 S 10th St Unit A Fort Pierce, FL	2.0	2.5	1120	$1,595	$1.42	25d	1	1.40mi
1817 Party Pl Fort Pierce, FL	3.0	2.0	1389	$2,250	$1.62	25d	1	1.41mi
510 Texas Ct Fort Pierce, FL	2.0	1.0	750	$1,400	$1.87	25d	1	1.42mi
306 N 18th Ct #2 Fort Pierce, FL	3.0	2.0	1192	$2,150	$1.80	25d	1	1.45mi
2908 Dunbar St Fort Pierce, FL	2.0	1.0	942	$1,300	$1.38	23d	1	1.48mi

Listing history 9 events

1. 2026-06-21
   days on market $220,000 Active 12 DOM
2. 2026-06-18
   days on market $220,000 Active 9 DOM
3. 2026-06-17
   days on market $220,000 Active 8 DOM
4. 2026-06-16
   days on market $220,000 Active 7 DOM
5. 2026-06-15
   days on market $220,000 Active 6 DOM
6. 2026-06-14
   days on market $220,000 Active 4 DOM
7. 2026-06-13
   days on market $220,000 Active 3 DOM
8. 2026-06-10
   remarks 348-char remark
9. 2026-06-10
   listed $220,000 Active 1 DOM

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 22 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: $23,893
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − Depreciation: −$6,400
• Taxable loss: −$3,053
• Est. tax savings @ 24.0%: +$733
• After-tax cash flow: $1,364/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): 12,804
• Household income: $51,811
• Rent vs Own: 52.4% rent · 47.6% own
• Severe rent burden: 625.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 52% Hispanic / Latino 22% White 17% Two or more races 10% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 3% Cuban 1%
• Common ancestry: Hispanic 8% Italian 2% Romanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 7% Other Indo-European 2%

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: ▼ -33.68%
• Current HPI: 356.2528
• 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

1 event — show timeline

• 2026-06-09 Listed $220,000 Beaches MLS

Property tax history

+12.4%/yr

Latest (2025): $195 · +11.9% YoY. Source: county tax records.