1600 SE Saint Lucie Blvd SE #211 · Stuart, FL 34996

$196,000

2 bd · 2.0 ba · 1,370 sqft · Condo public records · 48 Days on market

Built 1980 $143/sqft · 19% below area Est $241k · 19% under $793/mo HOA · 28% of rent

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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 +15.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +9.3/10.0
• DSCR +4.8/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

PRICED TO SELL! A Must See! Don't miss this light and bright corner 2BR/2BA condo in Stuart, FL with sparkling pool views and abundant natural light throughout. Fully furnished and turnkey, this well-maintained condo features a spacious open layout, private balcony perfect for morning coffee or sunset relaxation, and a fully equipped kitchen. Enjoy peace of mind with a newer roof (2020) and new A/C (2024). Just minutes from the beach, sunrise, sunsets, downtown shopping, fine dining, marinas, golf, parks, and recreational activities all close by. Perfect for full-time living, vacation retreats, or income-producing investment--make this your canvas and enjoy the ultimate Stuart coastal lifes

Key facts

• Sparkling pool views
• Private balcony
• Newer roof

Tags

• SPARKLING POOL VIEWS
• PRIVATE BALCONY
• FULLY EQUIPPED KITCHEN
• NEWER ROOF
• NEW A/C
• MINUTES FROM THE BEACH

Property features AI

Finance

• Financial info: Pets allowed with possible restrictions and number limits
• HOA & community: Association: Banyan House Condominium Assoc.; Monthly HOA fee of $793; HOA covers cable TV, insurance, grounds maintenance, pest control, and common areas; Community amenities include cabana, clubhouse, picnic area, pool, storage, tennis courts, community room, library, and sidewalks; maintenance provided

Exterior

• Parking: Assigned parking (1 open/total space); No carport
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Phone available; Electricity connected; Water available; Sewer available
• Home design: Condominium; Multi/split levels; North-facing; Single-story building
• Construction: Concrete construction; Other roof
• Exterior features: Asphalt road frontage; Private maintained road; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Electric cooktop; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms (1 on main level)
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closets; Split bedroom layout; Furnished
• Laundry & utility: Laundry closet with washer hookup inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $196k.

Deal economics

• At list price, monthly cash flow is $11 ($137/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $196k).
• Recommended offer: $190k (3.0% 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: 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) — zoned schools at 42% FRL track the district average.
• Market conditions: 251 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $21k of equity ($1k loan paydown + $20k 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 $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $82k; list at $196k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 28% of rent.
• Climate carrying-cost: major flood risk; 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 $190,120 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.44% ✓
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 5.8

CMA / ARV

• ARV (median comp): $241,039
• List price: $196,000
• Delta: -18.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.6%
• Equity multiple: 2.97×
• Total profit: $108,043
• Equity at exit: $176,572

10-year hold

• IRR: 21.8%
• Equity multiple: 6.81×
• Total profit: $318,726
• Equity at exit: $380,785

Cash invested: $54,880 (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: 251
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,813 high
• Mortgage (P&I): −$1,028
• Tax from tax record: −$242 /mo · $2,899/yr
• Insurance: −$82
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$793
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $11

Break-even live

Break-even rent $2,798

Max offer price $196,000

Occupancy floor 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: $49,000
• Closing costs: $5,880
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	23d	3	0.18mi
1843 SE Granada Ln Stuart, FL	2.0	2.0	1606	$1,800	$1.12	14d	1	0.29mi
1196 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1309	$4,300	$3.28	23d	1	0.31mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	14d	3	0.65mi
1866 SE Tarni Way Stuart, FL	3.0	2.5	1782	$2,800	$1.57	14d	1	0.68mi
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,900	$2.00	14d	3	0.69mi
3129 SE Indian St #3 Stuart, FL	2.0	1.5	986	$2,300	$2.33	23d	1	0.86mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	14d	8	0.88mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	23d	6	0.88mi
905 SE Flamingo Ave Stuart, FL	3.0	2.0	1520	$4,500	$2.96	23d	1	0.99mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	23d	1	1.04mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$2,258	$2.55	14d	12	1.17mi
3002 SE Camino Ave Stuart, FL	2.0	1.0	930	$2,000	$2.15	23d	1	1.23mi
3003 SE Birch Ave Unit 3007 Stuart, FL	2.0	1.0	950	$2,200	$2.32	23d	1	1.24mi
3299 SE Garden St Stuart, FL	3.0	2.0	1360	$2,410	$1.77	23d	1	1.27mi
2934 SE Ellendale St Stuart, FL	2.0	2.0	900	$2,000	$2.22	14d	1	1.30mi
2641 SE Clayton St Unit 2641 Stuart, FL	3.0	1.5	1150	$2,400	$2.09	23d	1	1.30mi
262 SE Monterey Ave Stuart, FL	3.0	1.0	1001	$3,500	$3.50	23d	1	1.30mi
3003 SE Fairmont St Stuart, FL	3.0	2.0	1366	$2,500	$1.83	14d	1	1.31mi
175 SE Saint Lucie Blvd Stuart, FL	2.0	2.0–2.5	1300	$2,600	$2.00	23d	4	1.38mi
150 SE Four Winds Dr Unit B303 Stuart, FL	2.0	2.0	1359	$2,500	$1.84	23d	1	1.49mi

HOA detail condo

• Monthly dues: $793 · $9,516/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $196,000 Active 48 DOM
2. 2026-06-17
   days on market $196,000 Active 47 DOM
3. 2026-06-16
   days on market $196,000 Active 46 DOM
4. 2026-06-15
   days on market $196,000 Active 45 DOM
5. 2026-06-14
   days on market $196,000 Active 43 DOM
6. 2026-06-13
   days on market $196,000 Active 42 DOM
7. 2026-06-10
   days on market $196,000 Active 40 DOM
8. 2026-06-09
   days on market $196,000 Active 39 DOM
9. 2026-06-08
   days on market $196,000 Active 38 DOM
10. 2026-06-07
    days on market $196,000 Active 37 DOM
11. 2026-06-03
    days on market $196,000 Active 33 DOM
12. 2026-06-02
    days on market $196,000 Active 32 DOM
13. 2026-06-01
    days on market $196,000 Active 31 DOM
14. 2026-05-31
    days on market $196,000 Active 30 DOM
15. 2026-05-31
    days on market $196,000 Active 29 DOM
16. 2026-04-29
    listed $196,000 Active 728-char remark
17. 2026-04-19
    historical
18. 2026-03-07
    price $199,000
19. 2025-09-28
    price $220,000
20. 2025-06-19
    listed $237,000 Active
21. 2025-06-01
    historical
22. 2025-03-28
    price $264,000
23. 2024-10-01
    listed $289,000 Active
24. 1987-11-16
    soldstatus $81,900

ⓘ 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: $2,899 · $242/mo
• Projected year-2 tax: $2,899 · $242/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 7/10 Severe FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,751
• − Mortgage interest: −$10,979
• − Property taxes: −$2,899
• − Insurance: −$1,778
• − Repairs & maintenance: −$2,700
• − Management: −$2,700
• − HOA: −$9,516
• − Depreciation: −$5,702
• Taxable loss: −$2,522
• Est. tax savings @ 24.0%: +$605
• After-tax cash flow: $742/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

+139.3% since first listed

9 events — show timeline

• 2026-04-29 Listed $196,000 Beaches MLS
• 2026-04-19 Listing Removed — Beaches MLS
• 2026-03-07 Price Changed $199,000 Beaches MLS
• 2025-09-28 Price Changed $220,000 Beaches MLS
• 2025-06-19 Listed $237,000 Beaches MLS
• 2025-06-01 Listing Removed — MCRTC
• 2025-03-28 Price Changed $264,000 MCRTC
• 2024-10-01 Listed $289,000 MCRTC
• 1987-11-16 Sold (Public Records) $81,900 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,899 · +5.5% YoY. Source: county tax records.