5818 SE Windsong Ln · Port Salerno, FL 34997

$210,000

2 bd · 2.5 ba · 1,288 sqft · Townhouse public records · 253 Days on market

Built 1983 1,437 sqft lot $163/sqft · 17% below area Est $252k · 17% under $249/mo HOA · 11% 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 +15.8/30.0
• ARV discount +14.9/15.0
• 1% rule +6.1/10.0
• DSCR +4.9/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Emerald Lakes 2 bedroom 2 ½ bath Townhome NOW VACANT! Existing Tenant of 10 years JUST MOVED OUT. Please note: Emerald Lakes at this time has a POLICY whereby NEW OWNERS MAY NOT LEASE AT THIS TIME. Unit was Built in 1983, and unit is mostly original! However the fence was replaced in 2024. NEW Mansards installed 2024. Very Low HOA fees of $249 per month, and a Buyer application fee of $150. 2 pets up to 35 lb allowed. Two parking spaces. Subject is close to clubhouse and pool. . * Roof 2002, AC 2 Yr Old, Hotwater 2 Yr Old. NOW READY FOR COMPLETE REHAB. UNIT IS PRICED LOW IN CONSIDERATION OF WORK NEEDED. NOW VACANT EASY TO SHOW GO ON LINE!

Key facts

• Fence replaced
• Close to pool
• New mansards

Tags

• FENCE REPLACED
• NEW MANSARDS
• CLOSE TO CLUBHOUSE
• CLOSE TO POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.1% in Port Salerno — 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 70/100 on livability (#440 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A; 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 rising (+2.7%/yr); 588 active listings in the ZIP; 30 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).
• This rent runs 36% of the median local income ($78k/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 $1k of loan paydown is wiped out by about $6k 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 253 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $210k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.11% ✓
• Cap rate: 6.85%
• Cash-on-cash: 1.97%
• DSCR: 1.09
• GRM: 7.5

CMA / ARV

• ARV (median comp): $251,621
• List price: $210,000
• Delta: -16.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5720 SE Windsong Ln #326	0.08mi	2/2.5	1,288 (0%)	1mo	$240,000	$186	96
5773 SE Windsong Ln #603	0.07mi	2/2.5	1,288 (0%)	1mo	$289,000	$224	96
5738 SE Windsong Ln #315	0.06mi	2/2.5	1,288 (0%)	3mo	$260,000	$202	95
5806 SE Windsong Ln #217	0.03mi	2/2.5	1,288 (0%)	6mo	$230,000	$179	94
6435 SE Windsong Ln #114	0.12mi	2/2.5	1,288 (0%)	2mo	$275,000	$214	93
5675 SE Windsong Ln	0.13mi	2/2.5	1,288 (0%)	2mo	$280,000	$217	92
5662 SE Windsong Ln #408	0.12mi	2/2.5	1,288 (0%)	4mo	$232,000	$180	91
5627 SE Windsong Ln #514	0.19mi	2/2.5	1,288 (0%)	2mo	$242,500	$188	90
6451 SE Windsong Ln	0.11mi	2/2.5	1,288 (0%)	7mo	$295,000	$229	89
5693 SE Windsong Ln #545	0.14mi	2/2.5	1,288 (0%)	6mo	$262,000	$203	88
5609 SE Windsong Ln	0.17mi	2/2.5	1,288 (0%)	8mo	$245,000	$190	85
4500 SE Salvatori Rd	0.57mi	3/2.0 (+1)	1,140 (-12%)	3mo	$250,000	$219	45

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 · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-28,335
• Equity at exit: $31,312

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-18,637
• Equity at exit: $18,157

Cash invested: $58,800 (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 34997

• Rents YoY: 2.7%
• Active inventory: 588
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,329 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$306 /mo · $3,666/yr
• Insurance: −$88
• HOA: −$249
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $97

Break-even live

Break-even rent $2,207

Max offer price $210,000

Occupancy floor 91%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5881 SE Windsong Ln Stuart, FL	2.0	2.5	1288	$2,100	$1.63	14d	1	0.24mi
4421 SE Village Rd Stuart, FL	2.0	2.0	1080	$2,100	$1.94	23d	1	0.45mi
5688 SE Pine Ave Stuart, FL	3.0	2.0	1255	$2,510	$2.00	14d	1	0.51mi
5601 SE Laguna Ave Stuart, FL	2.0	1.0	1080	$2,200	$2.04	14d	1	0.59mi
4939 SE Salvatori Rd Stuart, FL	3.0	2.0	1334	$2,500	$1.87	23d	1	0.60mi
3882 SE Canvas Back Pl Stuart, FL	3.0	2.0	1575	$2,200	$1.40	23d	1	0.70mi
6535 SE Federal Hwy Stuart, FL	2.0	2.0	967	$1,750	$1.81	23d	1	0.79mi
6551 SE Federal Hwy #104 Stuart, FL	2.0	2.0	969	$2,000	$2.06	14d	1	0.84mi
6551 SE Federal Hwy Stuart, FL	2.0	2.0	969	$1,825	$1.88	21d	2	0.84mi
6537 SE Federal Hwy #102 Stuart, FL	2.0	2.0	969	$1,845	$1.90	14d	1	0.84mi
6553 SE Federal Hwy Unit 10-102 Stuart, FL	2.0	2.0	969	$1,750	$1.81	23d	1	0.84mi
4606 SE Binnacle Way Unit 1 Stuart, FL	2.0	1.0	928	$1,850	$1.99	14d	1	0.87mi
6531 SE Federal Hwy Stuart, FL	2.0	2.0	1100	$1,725	$1.57	14d	2	0.87mi
5968 SE Avalon Dr Stuart, FL	2.0	2.0	1176	$2,800	$2.38	14d	1	0.89mi
7073 SE Birchwood Ln Stuart, FL	2.0	2.0	1150	$1,750	$1.52	14d	1	0.99mi
4885 SE Capstan Ave #27 Stuart, FL	2.0	2.0	1273	$2,500	$1.96	23d	1	1.04mi
3257 SE Brook St Unit 3234 Stuart, FL	2.0	2.0	1400	$2,119	$1.51	23d	1	1.04mi
4650 SE Manatee Way Stuart, FL	3.0	2.5	1764	$5,900	$3.34	23d	1	1.05mi
5795 SE Mitzi Ln Stuart, FL	3.0	2.0	1315	$3,000	$2.28	23d	1	1.06mi
5359 SE Dell St Stuart, FL	3.0	2.0	1272	$2,800	$2.20	23d	1	1.14mi
4107 SE Barcelona St Stuart, FL	2.0	1.0	1224	$2,500	$2.04	23d	1	1.21mi
5152 SE Club Way #104 Stuart, FL	2.0	2.0	1358	$7,500	$5.52	14d	1	1.21mi
4987 SE Mariner Garden Cir Stuart, FL	3.0	2.5	1434	$2,650	$1.85	23d	1	1.27mi
5176 SE Mariner Garden Cir Stuart, FL	3.0	2.5	1554	$2,400	$1.54	23d	1	1.28mi
5156 SE Mariner Garden Cir Stuart, FL	3.0	2.5	1434	$2,400	$1.67	23d	1	1.29mi
5636 SE Foxcross Pl Stuart, FL	2.0	2.0	1598	$9,000	$5.63	14d	1	1.30mi
5064 SE Mariner Garden Cir Stuart, FL	3.0	2.5	1530	$2,400	$1.57	23d	1	1.34mi
4585 SE Federal Hwy Stuart, FL	1.0–3.0	1.0–2.0	1015	$2,326	$2.29	14d	27	1.40mi
4189 SE Saint Lucie Blvd Stuart, FL	2.0	2.5	1760	$5,500	$3.12	23d	1	1.43mi
4710 SE Glenridge Trl Stuart, FL	3.0	2.0	1442	$3,300	$2.29	14d	1	1.49mi

HOA detail

• Monthly dues: $249 · $2,988/yr
• Likely covers: waterpool

Listing history 11 events

1. 2026-05-31
   days on market $210,000 Active 253 DOM
2. 2026-05-31
   days on market $210,000 Active 252 DOM
3. 2026-05-08
   price $210,000 663-char remark

   Show marketing remark (663 chars)

   Emerald Lakes 2 bedroom 2 ½ bath Townhome NOW VACANT! Existing Tenant of 10 years JUST MOVED OUT. Please note: Emerald Lakes at this time has a POLICY whereby NEW OWNERS MAY NOT LEASE AT THIS TIME. Unit was Built in 1983, and unit is mostly original! However the fence was replaced in 2024. NEW Mansards installed 2024. Very Low HOA fees of $249 per month, and a Buyer application fee of $150. 2 pets up to 35 lb allowed. Two parking spaces. Subject is close to clubhouse and pool. . * Roof 2002, AC 2 Yr Old, Hotwater 2 Yr Old. NOW READY FOR COMPLETE REHAB. UNIT IS PRICED LOW IN CONSIDERATION OF WORK NEEDED. NOW VACANT EASY TO SHOW GO ON LINE!

4. 2026-04-01
   status Active 663-char remark

   Show marketing remark (663 chars)

   Emerald Lakes 2 bedroom 2 ½ bath Townhome NOW VACANT! Existing Tenant of 10 years JUST MOVED OUT. Please note: Emerald Lakes at this time has a POLICY whereby NEW OWNERS MAY NOT LEASE AT THIS TIME. Unit was Built in 1983, and unit is mostly original! However the fence was replaced in 2024. NEW Mansards installed 2024. Very Low HOA fees of $249 per month, and a Buyer application fee of $150. 2 pets up to 35 lb allowed. Two parking spaces. Subject is close to clubhouse and pool. . * Roof 2002, AC 2 Yr Old, Hotwater 2 Yr Old. NOW READY FOR COMPLETE REHAB. UNIT IS PRICED LOW IN CONSIDERATION OF WORK NEEDED. NOW VACANT EASY TO SHOW GO ON LINE!

5. 2026-03-31
   historical 663-char remark

   Show marketing remark (663 chars)

   Emerald Lakes 2 bedroom 2 ½ bath Townhome NOW VACANT! Existing Tenant of 10 years JUST MOVED OUT. Please note: Emerald Lakes at this time has a POLICY whereby NEW OWNERS MAY NOT LEASE AT THIS TIME. Unit was Built in 1983, and unit is mostly original! However the fence was replaced in 2024. NEW Mansards installed 2024. Very Low HOA fees of $249 per month, and a Buyer application fee of $150. 2 pets up to 35 lb allowed. Two parking spaces. Subject is close to clubhouse and pool. . * Roof 2002, AC 2 Yr Old, Hotwater 2 Yr Old. NOW READY FOR COMPLETE REHAB. UNIT IS PRICED LOW IN CONSIDERATION OF WORK NEEDED. NOW VACANT EASY TO SHOW GO ON LINE!

6. 2025-11-20
   price $220,000 663-char remark

   Show marketing remark (663 chars)

   Emerald Lakes 2 bedroom 2 ½ bath Townhome NOW VACANT! Existing Tenant of 10 years JUST MOVED OUT. Please note: Emerald Lakes at this time has a POLICY whereby NEW OWNERS MAY NOT LEASE AT THIS TIME. Unit was Built in 1983, and unit is mostly original! However the fence was replaced in 2024. NEW Mansards installed 2024. Very Low HOA fees of $249 per month, and a Buyer application fee of $150. 2 pets up to 35 lb allowed. Two parking spaces. Subject is close to clubhouse and pool. . * Roof 2002, AC 2 Yr Old, Hotwater 2 Yr Old. NOW READY FOR COMPLETE REHAB. UNIT IS PRICED LOW IN CONSIDERATION OF WORK NEEDED. NOW VACANT EASY TO SHOW GO ON LINE!

7. 2025-11-04
   price $235,000 663-char remark

   Show marketing remark (663 chars)

   Emerald Lakes 2 bedroom 2 ½ bath Townhome NOW VACANT! Existing Tenant of 10 years JUST MOVED OUT. Please note: Emerald Lakes at this time has a POLICY whereby NEW OWNERS MAY NOT LEASE AT THIS TIME. Unit was Built in 1983, and unit is mostly original! However the fence was replaced in 2024. NEW Mansards installed 2024. Very Low HOA fees of $249 per month, and a Buyer application fee of $150. 2 pets up to 35 lb allowed. Two parking spaces. Subject is close to clubhouse and pool. . * Roof 2002, AC 2 Yr Old, Hotwater 2 Yr Old. NOW READY FOR COMPLETE REHAB. UNIT IS PRICED LOW IN CONSIDERATION OF WORK NEEDED. NOW VACANT EASY TO SHOW GO ON LINE!

8. 2025-09-19
   listed $245,000 Active 663-char remark

   Show marketing remark (663 chars)

   Emerald Lakes 2 bedroom 2 ½ bath Townhome NOW VACANT! Existing Tenant of 10 years JUST MOVED OUT. Please note: Emerald Lakes at this time has a POLICY whereby NEW OWNERS MAY NOT LEASE AT THIS TIME. Unit was Built in 1983, and unit is mostly original! However the fence was replaced in 2024. NEW Mansards installed 2024. Very Low HOA fees of $249 per month, and a Buyer application fee of $150. 2 pets up to 35 lb allowed. Two parking spaces. Subject is close to clubhouse and pool. . * Roof 2002, AC 2 Yr Old, Hotwater 2 Yr Old. NOW READY FOR COMPLETE REHAB. UNIT IS PRICED LOW IN CONSIDERATION OF WORK NEEDED. NOW VACANT EASY TO SHOW GO ON LINE!

9. 2013-02-18
   soldstatus $85,000
10. 1990-02-13
    soldstatus $56,000
11. 1983-10-01
    soldstatus $57,500

ⓘ 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: $3,666 · $306/mo
• Projected year-2 tax: $3,666 · $306/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $27,948
• − Mortgage interest: −$11,763
• − Property taxes: −$3,666
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,236
• − Management: −$2,236
• − HOA: −$2,988
• − Depreciation: −$6,109
• Taxable loss: −$2,100
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $1,664/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 — Port Salerno

• Score: 70/100
• State rank: #440
• US rank: #7873

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Salerno, FL
• County: Martin County · 165,223 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 47,075
• Household income: $78,136
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 1323.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 9% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 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: ▼ -319.78%
• Current HPI: 336.7717
• Rent YoY: ▲ 2.71%
• 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

+265.2% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $210,000 MCRTC
• 2026-04-01 Relisted — MCRTC
• 2026-03-31 Listing Removed — MCRTC
• 2025-11-20 Price Changed $220,000 MCRTC
• 2025-11-04 Price Changed $235,000 MCRTC
• 2025-09-19 Listed $245,000 MCRTC
• 2013-02-18 Sold (Public Records) $85,000 Public Records
• 1990-02-13 Sold (Public Records) $56,000 Public Records
• 1983-10-01 Sold (Public Records) $57,500 Public Records

Property tax history

+8.5%/yr

Latest (2025): $3,666 · -4.8% YoY. Source: county tax records.