760 NW 10th Ter · North River Shores, FL 34994

$225,000

2 bd · 2.5 ba · 1,514 sqft · Condo public records · 35 Days on market

Built 1980

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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 +25.7/30.0
• 1% rule +9.1/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming townhome located in North River Shores. This 2 bedroom, 2 bath townhome is located close to beaches, shopping and downtown area. Private courtyard and community pool. New A/C 2017 and new water heater. Available for immediate occupancy.

Key facts

• Pool and cabana
• Bedroom balcony
• Built 1980

Tags

• LARGE ENCLOSED PRIVATE PATIO
• POOL AND CABANA
• BEDROOM BALCONY
• BAR STOOL KITCHEN COUNTER TOP
• CLOSE TO DOWNTOWN STUART

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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); 256 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• At $3,163/mo this rent would consume 61% of the median local household income ($63k/yr) (locally 1408% 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.
• 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 35 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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 $112k; list at $225k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 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?
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: 1.41% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.25%
• DSCR: 1.46
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.8%
• Equity multiple: 0.76×
• Total profit: $-15,350
• Equity at exit: $33,548

10-year hold

• IRR: -2.6%
• Equity multiple: 0.86×
• Total profit: $-9,135
• Equity at exit: $19,454

Cash invested: $63,000 (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: 256
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $3,163 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$237 /mo · $2,845/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA est. from 2 same-building comps: −$450
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $472

Break-even live

Break-even rent $2,566

Max offer price $225,000

Occupancy floor 80%

Sensitivity live

Price	-10% $599	-5% $535	+0% $472	+5% $408	+10% $344
Rent	-10% $222	-5% $347	+0% $472	+5% $597	+10% $722
Rate	-1.0pp $585	-0.5pp $529	base $472	+0.5pp $413	+1.0pp $354

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
964 NW Spruce Ridge Dr Unit D1 Stuart, FL	2.0	2.0	1056	$2,200	$2.08	24d	1	0.19mi
875 NW Flagler Ave #302 Stuart, FL	2.0	2.0	1082	$2,900	$2.68	14d	1	0.36mi
875 NW Flagler Ave #404 Stuart, FL	2.0	2.0	1183	$5,250	$4.44	24d	1	0.36mi
975 NW Flagler Ave Stuart, FL	2.0	2.0	1226	$2,800	$2.28	24d	1	0.36mi
975 NW Flagler Ave #407 Stuart, FL	2.0	2.0	1226	$4,500	$3.67	24d	1	0.36mi
975 NW Flagler Ave #306 Stuart, FL	2.0	2.0	1182	$2,500	$2.12	24d	1	0.36mi
975 NW Flagler Ave #403 Stuart, FL	2.0	2.0	1082	$3,000	$2.77	24d	1	0.36mi
975 NW Flagler Ave #307 Stuart, FL	2.0	2.0	1226	$2,750	$2.24	24d	1	0.36mi
415 NW Flagler Ave #403 Stuart, FL	2.0	2.0	1082	$3,000	$2.77	24d	1	0.50mi
275 NW Flagler Ave #204 Stuart, FL	3.0	2.0	1391	$6,500	$4.67	24d	1	0.59mi
275 NW Flagler Ave #205 Stuart, FL	2.0	2.0	1183	$2,800	$2.37	24d	1	0.59mi
215 NW Flagler Ave #202 Stuart, FL	2.0	2.0	1182	$2,500	$2.12	24d	1	0.62mi
1398 NW Cavendish Ct Stuart, FL	2.0–3.0	2.5	1242	$2,393	$1.93	22d	11	0.63mi
1655 NW Fork Rd Stuart, FL	2.0	2.0	1390	$3,600	$2.59	24d	1	0.71mi
1900 NW Federal Hwy Stuart, FL	1.0–2.0	1.0–2.0	1013	$3,973	$3.92	14d	21	0.77mi
257 Preserve Trl N Stuart, FL	3.0	2.5	1652	$2,700	$1.63	24d	1	0.96mi
2201 NW Federal Hwy Stuart, FL	1.0–3.0	1.0–2.0	1080	$2,530	$2.34	14d	18	1.10mi
1001 NE Baker Rd Stuart, FL	1.0–3.0	1.0–2.0	952	$2,280	$2.40	14d	27	1.14mi
1479 SW Seahawk Way Palm City, FL	3.0	3.0	1876	$6,800	$3.62	24d	1	1.17mi
1360 SW Albatross Way Palm City, FL	3.0	2.5	1979	$10,500	$5.31	24d	1	1.20mi
590 NE Lima Vias Jensen Beach, FL	2.0	2.0	1295	$3,300	$2.55	24d	1	1.24mi
1967 NW Palmetto Ter Stuart, FL	3.0	2.0	2179	$8,500	$3.90	24d	1	1.26mi
201 SW Joan Jefferson Way Stuart, FL	2.0–3.0	2.0	1400	$2,545	$1.82	14d	10	1.30mi
41 SW Seminole St Stuart, FL	3.0	1.0–2.5	1353	$13,167	$9.73	24d	3	1.30mi
47 SW Osceola St #206 Stuart, FL	2.0	2.0	1276	$4,000	$3.13	24d	1	1.32mi
47 SW Osceola St Unit UN206 Stuart, FL	2.0	2.0	1276	$3,900	$3.06	24d	1	1.32mi
1010 NW Fresco Way Jensen Beach, FL	1.0–3.0	1.0–2.0	1011	$2,122	$2.10	14d	10	1.38mi
404 SW Camden Ave Stuart, FL	2.0	1.0	1940	$2,850	$1.47	14d	1	1.47mi
310 SE Denver Ave Unit 2 Stuart, FL	2.0	2.0	1300	$2,900	$2.23	14d	1	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $225,000 Active 35 DOM
2. 2026-06-17
   days on market $225,000 Active 34 DOM
3. 2026-06-16
   days on market $225,000 Active 33 DOM
4. 2026-06-15
   days on market $225,000 Active 32 DOM
5. 2026-06-14
   days on market $225,000 Active 30 DOM
6. 2026-06-13
   days on market $225,000 Active 29 DOM
7. 2026-06-10
   days on market $225,000 Active 27 DOM
8. 2026-06-09
   days on market $225,000 Active 26 DOM
9. 2026-06-08
   days on market $225,000 Active 25 DOM
10. 2026-06-07
    days on market $225,000 Active 24 DOM
11. 2026-06-03
    days on market $225,000 Active 20 DOM
12. 2026-06-02
    days on market $225,000 Active 19 DOM
13. 2026-06-01
    days on market $225,000 Active 18 DOM
14. 2026-05-31
    days on market $225,000 Active 17 DOM
15. 2026-05-31
    days on market $225,000 Active 16 DOM
16. 2026-05-14
    listed $225,000 Active 497-char remark
17. 2017-07-22
    soldstatus $112,000
18. 2017-07-21
    soldstatus $112,000 Sold 245-char remark

    Show marketing remark (245 chars)

    Charming townhome located in North River Shores. This 2 bedroom, 2 bath townhome is located close to beaches, shopping and downtown area. Private courtyard and community pool. New A/C 2017 and new water heater. Available for immediate occupancy.

19. 2017-06-08
    status Pending 245-char remark

    Show marketing remark (245 chars)

    Charming townhome located in North River Shores. This 2 bedroom, 2 bath townhome is located close to beaches, shopping and downtown area. Private courtyard and community pool. New A/C 2017 and new water heater. Available for immediate occupancy.

20. 2017-05-30
    status Active 245-char remark

    Show marketing remark (245 chars)

    Charming townhome located in North River Shores. This 2 bedroom, 2 bath townhome is located close to beaches, shopping and downtown area. Private courtyard and community pool. New A/C 2017 and new water heater. Available for immediate occupancy.

21. 2017-05-29
    status Pending 245-char remark

    Show marketing remark (245 chars)

    Charming townhome located in North River Shores. This 2 bedroom, 2 bath townhome is located close to beaches, shopping and downtown area. Private courtyard and community pool. New A/C 2017 and new water heater. Available for immediate occupancy.

22. 2017-05-26
    listed $119,000 Active 245-char remark

    Show marketing remark (245 chars)

    Charming townhome located in North River Shores. This 2 bedroom, 2 bath townhome is located close to beaches, shopping and downtown area. Private courtyard and community pool. New A/C 2017 and new water heater. Available for immediate occupancy.

23. 2013-07-01
    historical
24. 2012-06-23
    listed $98,900
25. 2000-07-27
    soldstatus $59,900

ⓘ 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: $2,845 · $237/mo
• Projected year-2 tax: $2,845 · $237/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 (shaded) · 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,957
• − Mortgage interest: −$12,603
• − Property taxes: −$2,845
• − Insurance: −$1,922
• − Repairs & maintenance: −$3,037
• − Management: −$3,037
• − HOA: −$5,400
• − Depreciation: −$6,545
• Taxable income: $2,568
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $5,044/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

+275.6% since first listed

10 events — show timeline

• 2026-05-14 Listed $225,000 FSBO.com
• 2017-07-22 Sold (Public Records) $112,000 Public Records
• 2017-07-21 Sold (MLS) $112,000 MCRTC
• 2017-06-08 Pending — MCRTC
• 2017-05-30 Relisted — MCRTC
• 2017-05-29 Pending — MCRTC
• 2017-05-26 Listed $119,000 MCRTC
• 2013-07-01 Listing Removed — MCRTC
• 2012-06-23 Listed $98,900 MCRTC
• 2000-07-27 Sold (Public Records) $59,900 Public Records

Property tax history

+9.2%/yr

Latest (2025): $2,845 · +1.4% YoY. Source: county tax records.