152 SW Peacock Blvd #27101 · Port St. Lucie, FL 34986

$220,000

3 bd · 2.0 ba · 1,467 sqft · Condo public records · 19 Days on market

Built 2004 $564/mo HOA · 24% of rent

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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 +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +3.9/10.0
• Schools +3.7/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this amazing, well-maintained 3-bedroom, 2-bath first-floor corner condo in one of St. Lucie West's most desirable communities. This unit features abundant natural light from large windows, stainless steel appliances, and granite countertops in the kitchen and bathrooms. Enjoy a covered patio perfect for relaxing outdoors. The unit includes a washer and dryer, A/C replaced in 2020, and a water heater replaced in 2023. Additional highlights include a tandem 2-car garage and one assigned parking space. Community amenities include a clubhouse, pool, spa, fitness center, tennis court, playground, and car wash area. Conveniently located near Clover Park (Mets Stadium), golf courses, C

Key facts

• Community amenities
• Covered patio
• Granite countertops

Tags

• FIRST-FLOOR CORNER CONDO
• ABUNDANT NATURAL LIGHT
• COVERED PATIO
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• COMMUNITY AMENITIES

Property features AI

Finance

• Financial info: Community of 444 units; Pets allowed (with number and size limits)
• HOA & community: Association: THE BELMONT AT ST LUCIE WEST, A CONDOMINIUM; Monthly HOA fee; Association amenities include clubhouse, fitness center, game room, management, playground, pool, spa/hot tub, tennis courts, on-site manager, business center, library, sidewalks, street lights, and gated entry; HOA covers insurance, grounds maintenance, trash, common areas, reserve funds, roof repairs, and pool service

Exterior

• Parking: Three total parking spaces; Two covered/garage spaces (attached 2-car garage); One open parking space; Assigned parking
• Security: Gated community (no guard)
• Utilities: Public water; Public sewer; Electricity available (three-phase); Underground utilities
• Home design: Condominium; One level; Entry-level living area; East-facing
• Construction: Concrete/Stucco/CBS construction; Barrel roof; Two-story building (unit in a multi-story building)
• Exterior features: Covered patio; Open porch; Patio and porch areas; Private maintained road; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator; Freezer
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Blinds on windows
• Laundry & utility: Laundry area inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-6 ($-78/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (0.5% below list).
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 3.9% in Port St. Lucie — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Rents rising (+1.6%/yr); 502 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 36% of the median local income ($80k/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 $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

• It's been on market 19 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $216,700 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.09% ✓
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.57% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.36×
• Total profit: $-39,194
• Equity at exit: $32,803

10-year hold

• IRR: -14.4%
• Equity multiple: 0.24×
• Total profit: $-47,123
• 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 34986

• Home prices YoY: -7.2%
• Rents YoY: 1.6%
• Active inventory: 502
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,396 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$92
• HOA: −$564
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-6

Break-even live

Break-even rent $2,405

Max offer price $218,853

Occupancy floor 95%

Sensitivity live

Price	-10% $118	-5% $56	+0% $-6	+5% $-69	+10% $-131
Rent	-10% $-196	-5% $-101	+0% $-6	+5% $88	+10% $183
Rate	-1.0pp $104	-0.5pp $49	base $-6	+0.5pp $-64	+1.0pp $-121

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 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
144 SW Peacock Blvd Unit 23-201 Port Saint Lucie, FL	3.0	2.0	1597	$2,150	$1.35	25d	1	0.04mi
138 SW Peacock Blvd Port Saint Lucie, FL	1.0–2.0	1.0–2.0	946	$1,850	$1.95	15d	2	0.09mi
112 SW Peacock Blvd Port St. Lucie, FL	3.0	2.0	1467	$2,200	$1.50	25d	1	0.12mi
162 SW Peacock Blvd Unit 32-201 Port Saint Lucie, FL	3.0	2.0	1597	$2,200	$1.38	15d	1	0.12mi
726 SW Aruba Bay Port Saint Lucie, FL	3.0	2.0	1409	$2,850	$2.02	23d	1	0.16mi
726 SW Aruba Bay Port Saint Lucie, FL	3.0	2.0	1409	$2,850	$2.02	25d	1	0.16mi
168 SW Peacock Blvd Unit 35-103 Port Saint Lucie, FL	3.0	2.0	1467	$1,950	$1.33	15d	1	0.19mi
108 SW Peacock Blvd Unit 5-205 Port Saint Lucie, FL	2.0	2.0	1288	$2,250	$1.75	25d	1	0.40mi
112 SW Peacock Blvd Unit 7-101 Port Saint Lucie, FL	3.0	2.0	1467	$2,200	$1.50	23d	1	0.41mi
839 SW Munjack Cir Port Saint Lucie, FL	3.0	3.0	1863	$3,350	$1.80	15d	1	0.71mi
708 SW Saint Vincent Cv Port St Lucie, FL	2.0	2.0	1327	$2,200	$1.66	15d	1	0.73mi
615 SW Saint Thomas Cv Port Saint Lucie, FL	3.0	2.0	1672	$2,600	$1.56	15d	1	0.74mi
9210 World Cup Way Port Saint Lucie, FL	3.0	2.5	1750	$2,600	$1.49	25d	1	0.78mi
8408 Mulligan Cir Port Saint Lucie, FL	3.0	2.5	1742	$2,600	$1.49	23d	1	0.79mi
9201 Wentworth Ln Port Saint Lucie, FL	3.0	2.0	1577	$2,700	$1.71	15d	1	0.81mi
8372 Mulligan Cir #1824 Port St Lucie, FL	2.0	3.0	1312	$1,750	$1.33	25d	1	0.84mi
9224 Wentworth Ln Port Saint Lucie, FL	3.0	2.5	1750	$3,500	$2.00	15d	1	0.87mi
788 SW Munjack Cir Port Saint Lucie, FL	2.0	2.0	1672	$2,500	$1.50	25d	1	0.88mi
1813 SW Altman Ave Port Saint Lucie, FL	3.0	2.0	912	$2,200	$2.41	15d	1	1.16mi
161 SW Palm Dr #107 Port Saint Lucie, FL	3.0	2.0	1321	$1,999	$1.51	25d	1	1.25mi
1773 SW Cannon Ave Port Saint Lucie, FL	4.0	2.0	1833	$2,336	$1.27	15d	1	1.27mi
10091 SW Dolce Rd Port Saint Lucie, FL	3.0	2.5	1766	$2,550	$1.44	25d	1	1.27mi
141 SW Palm Dr #306 Port Saint Lucie, FL	2.0	2.0	960	$1,850	$1.93	25d	1	1.29mi
181 SW Palm Dr #203 Port Saint Lucie, FL	2.0	2.0	1033	$1,800	$1.74	25d	1	1.30mi
1829 SW California Blvd Port Saint Lucie, FL	3.0	2.0	1412	$2,116	$1.50	25d	1	1.33mi
221 SW Palm Dr #108 Port Saint Lucie, FL	2.0	2.0	960	$2,000	$2.08	15d	1	1.42mi
430 NW Lismore Ln Port Saint Lucie, FL	2.0	2.0	1650	$2,000	$1.21	25d	1	1.44mi
10597 SW Vasari Way Port Saint Lucie, FL	3.0	2.0	1549	$2,700	$1.74	15d	1	1.44mi

HOA detail condo

• Monthly dues: $564 · $6,768/yr
• Likely covers: waterpoolgymparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-13
   status Pending
2. 2026-05-06
   price $220,000
3. 2026-04-24
   listed $239,900 Active
4. 2005-07-11
   soldstatus $234,900
5. 2004-12-01
   soldstatus $46,300,000

ⓘ 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: $1,084 · $90/mo
• Projected year-2 tax: $1,826 · $152/mo
• Expected delta: +$742/yr (+$62/mo · 68.4%)

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,758
• − Mortgage interest: −$12,323
• − Property taxes: −$1,084
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,301
• − Management: −$2,301
• − HOA: −$6,768
• − Depreciation: −$6,400
• Taxable loss: −$3,519
• Est. tax savings @ 24.0%: +$845
• After-tax cash flow: $767/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 — Port St. Lucie

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Port St. Lucie, FL
• County: Saint Lucie County · 337,150 people
• City population: 221,051
• Metro: Port St. Lucie, FL
• Population (ZIP): 30,715
• Household income: $80,047
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 253.0

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 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 19% Black 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 3% Dominican 3%
• Common ancestry: Romanian 4% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 14% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▼ -19.55%
• Current HPI: 251.4856
• Rent YoY: ▲ 1.57%
• 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

-99.5% since first listed

5 events — show timeline

• 2026-05-13 Pending — Beaches MLS
• 2026-05-06 Price Changed $220,000 Beaches MLS
• 2026-04-24 Listed $239,900 Beaches MLS
• 2005-07-11 Sold (Public Records) $234,900 Public Records
• 2004-12-01 Sold (Public Records) $46,300,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,084 · -0.9% YoY. Source: county tax records.