250 SE Four Winds Dr #105 · Stuart, FL 34996

$203,500

2 bd · 2.0 ba · 1,310 sqft · Condo public records · 205 Days on market

Built 1982 $155/sqft · 16% below area Est $243k · 16% under $725/mo HOA · 25% 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 +20.5/30.0
• ARV discount +14.8/15.0
• Appreciation +10.0/10.0
• 1% rule +9.3/10.0
• DSCR +6.5/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this charming 2 bed, 2 bath ground-floor condo located in an inviting all-ages community just minutes from the beach, downtown Stuart’s great restaurants, shopping, and the Lyric Theater. Step inside to an open, comfortable layout that is beautifully decorated with a coastal vibe and comes partially furnished making it feel like you’re on vacation every day. Enjoy a large primary suite with a walk-in closet, an in-unit laundry center, and a covered, screened lanai perfect for sipping morning coffee or unwinding at the end of the day. A metal roof and covered parking add extra peace of mind and convenience. Residents enjoy fantastic amenities included in the monthly fee such as a heated pool, cable, internet, water, landscaping, exterior maintenance, building insurance, and more—all designed to make coastal living easy and carefree. Whether you're looking for a full-time home or a seasonal retreat, this condo offers the ideal blend of comfort, location, and value.

Key facts

• $725 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $204k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $204k).
• Recommended offer: $179k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.1% in Stuart — 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 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.
• Market conditions: 251 active listings in the ZIP; 15 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 $22k 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 $57k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 8y 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 $158k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: moderate flood risk; 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 $179,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.43% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 5.8

CMA / ARV

• ARV (median comp): $243,068
• List price: $203,500
• Delta: -16.28%
• 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: 28.4%
• Equity multiple: 3.25×
• Total profit: $128,265
• Equity at exit: $183,329

10-year hold

• IRR: 24.8%
• Equity multiple: 7.41×
• Total profit: $365,204
• Equity at exit: $395,356

Cash invested: $56,980 (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: $2,913 high
• Mortgage (P&I): −$1,067
• Tax from tax record: −$158 /mo · $1,892/yr
• Insurance: −$85
• HOA: −$725
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $267

Break-even live

Break-even rent $2,575

Max offer price $203,500

Occupancy floor 86%

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: $50,875
• Closing costs: $6,105
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
262 SE Monterey Ave Stuart, FL	3.0	1.0	1001	$3,500	$3.50	23d	1	0.07mi
175 SE Saint Lucie Blvd Stuart, FL	2.0	2.0–2.5	1300	$2,600	$2.00	23d	4	0.08mi
150 SE Four Winds Dr Unit B303 Stuart, FL	2.0	2.0	1359	$2,500	$1.84	23d	1	0.16mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$2,258	$2.55	14d	12	0.19mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	23d	1	0.35mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	14d	8	0.52mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	23d	6	0.52mi
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,900	$2.00	14d	3	0.66mi
1866 SE Tarni Way Stuart, FL	3.0	2.5	1782	$2,800	$1.57	14d	1	0.70mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	14d	3	0.75mi
905 SE Flamingo Ave Stuart, FL	3.0	2.0	1520	$4,500	$2.96	23d	1	0.77mi
217 SE Coconut Ave Stuart, FL	2.0	1.0	1197	$5,000	$4.18	23d	1	0.86mi
1196 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1309	$4,300	$3.28	23d	1	1.07mi
1600 NE Dixie Hwy Unit 10-203 Jensen Beach, FL	2.0	2.0	1072	$2,300	$2.15	23d	1	1.36mi
1550 NE 13th Ter Unit B16 Jensen Beach, FL	2.0	2.0	1272	$1,800	$1.42	23d	1	1.44mi

HOA detail condo

• Monthly dues: $725 · $8,700/yr
• Likely covers: waterinternetcablelandscapingexterior maint.insurancepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   days on market $203,500 Active 205 DOM
2. 2026-06-17
   days on market $203,500 Active 204 DOM
3. 2026-06-16
   days on market $203,500 Active 203 DOM
4. 2026-06-15
   days on market $203,500 Active 202 DOM
5. 2026-06-14
   days on market $203,500 Active 200 DOM
6. 2026-06-13
   days on market $203,500 Active 199 DOM
7. 2026-06-10
   days on market $203,500 Active 197 DOM
8. 2026-06-09
   days on market $203,500 Active 196 DOM
9. 2026-06-08
   days on market $203,500 Active 195 DOM
10. 2026-06-07
    days on market $203,500 Active 194 DOM
11. 2026-06-03
    days on market $203,500 Active 190 DOM
12. 2026-06-02
    days on market $203,500 Active 189 DOM
13. 2026-06-01
    days on market $203,500 Active 188 DOM
14. 2026-05-31
    days on market $203,500 Active 187 DOM
15. 2026-05-31
    days on market $203,500 Active 186 DOM
16. 2026-02-07
    price $203,500 1011-char remark

    Show marketing remark (1011 chars)

    Welcome home to this charming 2 bed, 2 bath ground-floor condo located in an inviting all-ages community just minutes from the beach, downtown Stuart’s great restaurants, shopping, and the Lyric Theater. Step inside to an open, comfortable layout that is beautifully decorated with a coastal vibe and comes partially furnished making it feel like you’re on vacation every day. Enjoy a large primary suite with a walk-in closet, an in-unit laundry center, and a covered, screened lanai perfect for sipping morning coffee or unwinding at the end of the day. A metal roof and covered parking add extra peace of mind and convenience. Residents enjoy fantastic amenities included in the monthly fee such as a heated pool, cable, internet, water, landscaping, exterior maintenance, building insurance, and more—all designed to make coastal living easy and carefree. Whether you're looking for a full-time home or a seasonal retreat, this condo offers the ideal blend of comfort, location, and value.

17. 2025-11-26
    listed $207,000 Active 1011-char remark

    Show marketing remark (1011 chars)

    Welcome home to this charming 2 bed, 2 bath ground-floor condo located in an inviting all-ages community just minutes from the beach, downtown Stuart’s great restaurants, shopping, and the Lyric Theater. Step inside to an open, comfortable layout that is beautifully decorated with a coastal vibe and comes partially furnished making it feel like you’re on vacation every day. Enjoy a large primary suite with a walk-in closet, an in-unit laundry center, and a covered, screened lanai perfect for sipping morning coffee or unwinding at the end of the day. A metal roof and covered parking add extra peace of mind and convenience. Residents enjoy fantastic amenities included in the monthly fee such as a heated pool, cable, internet, water, landscaping, exterior maintenance, building insurance, and more—all designed to make coastal living easy and carefree. Whether you're looking for a full-time home or a seasonal retreat, this condo offers the ideal blend of comfort, location, and value.

18. 2025-11-21
    price $207,000 1011-char remark

    Show marketing remark (1011 chars)

    Welcome home to this charming 2 bed, 2 bath ground-floor condo located in an inviting all-ages community just minutes from the beach, downtown Stuart’s great restaurants, shopping, and the Lyric Theater. Step inside to an open, comfortable layout that is beautifully decorated with a coastal vibe and comes partially furnished making it feel like you’re on vacation every day. Enjoy a large primary suite with a walk-in closet, an in-unit laundry center, and a covered, screened lanai perfect for sipping morning coffee or unwinding at the end of the day. A metal roof and covered parking add extra peace of mind and convenience. Residents enjoy fantastic amenities included in the monthly fee such as a heated pool, cable, internet, water, landscaping, exterior maintenance, building insurance, and more—all designed to make coastal living easy and carefree. Whether you're looking for a full-time home or a seasonal retreat, this condo offers the ideal blend of comfort, location, and value.

19. 2024-04-13
    historical
20. 2024-03-20
    price $230,000
21. 2024-03-18
    status Active
22. 2024-03-11
    historical
23. 2024-02-19
    price $233,000
24. 2024-02-07
    status Active
25. 2024-01-13
    historical Active Under Contract
26. 2023-12-17
    listed $239,000 Active
27. 2020-07-09
    soldstatus $158,000
28. 2020-06-22
    soldstatus $157,990 Closed
29. 2020-06-22
    soldstatus $157,990 Closed
30. 2020-05-26
    status Pending
31. 2020-05-26
    historical Contingent
32. 2020-04-03
    status Active
33. 2020-04-03
    status Active
34. 2020-03-19
    status Pending
35. 2020-03-19
    historical Contingent
36. 2019-09-26
    listed $164,888 Active
37. 2019-09-24
    listed $164,888 Active
38. 2019-09-11
    historical
39. 2019-07-31
    price $167,500
40. 2019-03-13
    status Active
41. 2019-03-12
    historical
42. 2018-03-14
    listed $175,000 Active
43. 2005-03-18
    soldstatus $152,000

ⓘ 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: $1,892 · $158/mo
• Projected year-2 tax: $1,892 · $158/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 5/10 Major FEMA zone X (unshaded) · 24% 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: $34,961
• − Mortgage interest: −$11,399
• − Property taxes: −$1,892
• − Insurance: −$1,018
• − Repairs & maintenance: −$2,797
• − Management: −$2,797
• − HOA: −$8,700
• − Depreciation: −$5,920
• Taxable income: $439
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $3,098/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

• Census place: Stuart, FL
• 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

+33.9% since first listed

28 events — show timeline

• 2026-02-07 Price Changed $203,500 MCRTC
• 2025-11-26 Listed $207,000 MCRTC
• 2025-11-21 Price Changed $207,000 MCRTC
• 2024-04-13 Listing Removed — Beaches MLS
• 2024-03-20 Price Changed $230,000 Beaches MLS
• 2024-03-18 Relisted — Beaches MLS
• 2024-03-11 Listing Removed — Beaches MLS
• 2024-02-19 Price Changed $233,000 Beaches MLS
• 2024-02-07 Relisted — Beaches MLS
• 2024-01-13 Contingent — Beaches MLS
• 2023-12-17 Listed $239,000 Beaches MLS
• 2020-07-09 Sold (Public Records) $158,000 Public Records
• 2020-06-22 Sold (MLS) $157,990 Beaches MLS
• 2020-06-22 Sold (MLS) $157,990 MCRTC
• 2020-05-26 Pending — MCRTC
• 2020-05-26 Contingent — Beaches MLS
• 2020-04-03 Relisted — MCRTC
• 2020-04-03 Relisted — Beaches MLS
• 2020-03-19 Pending — MCRTC
• 2020-03-19 Contingent — Beaches MLS
• 2019-09-26 Listed $164,888 Beaches MLS
• 2019-09-24 Listed $164,888 MCRTC
• 2019-09-11 Listing Removed — MCRTC
• 2019-07-31 Price Changed $167,500 MCRTC
• 2019-03-13 Relisted — MCRTC
• 2019-03-12 Listing Removed — MCRTC
• 2018-03-14 Listed $175,000 MCRTC
• 2005-03-18 Sold (Public Records) $152,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,892 · -0.6% YoY. Source: county tax records.