1225 NW 21st St #3211 · North River Shores, FL 34994

$114,000

1 bd · 1.0 ba · 631 sqft · Condo public records · 110 Days on market

55+ age-restricted Built 1978 Good condition $181/sqft · 24% below area Est $150k · 24% under · waterfront $350/mo HOA · 22% 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 +19.3/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +6.3/10.0
• Schools +6.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a must see!!! Completely remodeled 2nd floor 1/1- beautiful open kitchen with marble floor, new cabinets, quartz counter- top and all new appliances, laminate floors, and a new luxurious bathroom. New a/c and h/w heater in 2024, new screening on the lanai, accordion hurricane shutters plus new impact slider leading to the lanai which has a beautiful garden view. Vista Del Lago is a 55+ community with many amenities: common laundry with a washer and dryer on each floor, pool, shuffleboard, billiards, barbecues, community clubhouse w/ a pool, library, kitchen, game room, library.

Key facts

• Quartz counter top
• Marble floor
• New cabinets

Tags

• OPEN KITCHEN
• MARBLE FLOOR
• NEW CABINETS
• QUARTZ COUNTER TOP
• NEW APPLIANCES
• LUXURIOUS BATHROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $114k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $104k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.5% 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: amenities F, commute F, health & safety 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: Felix A Williams Elementary School (math 61% / reading 67%, grade B, #552 of 2,144 statewide, top 26%, 531 students, 40% FRL); 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: Rents soft (-0.7%/yr); 321 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 31% of the median local income ($63k/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 $788 of loan paydown is wiped out by about $3k 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 110 days — a 9% lower offer ($104k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,740 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 8.54%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 5.9

CMA / ARV

• ARV (median comp): $150,478
• List price: $114,000
• Delta: -24.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.3%
• Equity multiple: 0.71×
• Total profit: $-9,369
• Equity at exit: $16,998

10-year hold

• IRR: -4.6%
• Equity multiple: 0.75×
• Total profit: $-8,042
• Equity at exit: $9,857

Cash invested: $31,920 (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 →

Active competition Active MLS

• For sale now: 2 active · 2 under contract
• Median asking: $108,950 ($158/sqft)
• Median days on market: 272 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +50.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34994

• Home prices YoY: -27.1%
• Rents YoY: -0.7%
• Active inventory: 321
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,606 high
• Mortgage (P&I): −$598
• Tax from tax record: −$60 /mo · $717/yr
• Insurance: −$48
• HOA: −$350
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $214

Break-even live

Break-even rent $1,336

Max offer price $114,000

Occupancy floor 82%

Sensitivity live

Price	-10% $278	-5% $246	+0% $214	+5% $182	+10% $149
Rent	-10% $87	-5% $150	+0% $214	+5% $277	+10% $341
Rate	-1.0pp $271	-0.5pp $243	base $214	+0.5pp $184	+1.0pp $154

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: $28,500
• Closing costs: $3,420
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1225 NW 21st St Unit 7-705 Stuart, FL	1.0	1.5	747	$1,550	$2.07	63d	1	0.03mi
1225 NW 21st St Stuart, FL	1.0	1.5	773	$1,500	$1.94	70d	3	0.03mi
1225 NW 21st St Stuart, FL	1.0	1.5	773	$1,350	$1.75	63d	1	0.03mi
1225 NW 21st St Unit 2105 Stuart, FL	1.0	1.5	747	$1,400	$1.87	15d	1	0.03mi
1225 NW 21st St Unit 35-3512 Stuart, FL	1.0	1.5	747	$1,395	$1.87	72d	1	0.03mi
2201 NW Federal Hwy Stuart, FL	1.0–3.0	1.0–2.0	1080	$1,810	$1.68	15d	29	0.30mi
1900 NW Federal Hwy Stuart, FL	1.0–2.0	1.0–2.0	1013	$2,165	$2.14	15d	21	0.31mi
1010 NW Fresco Way Jensen Beach, FL	1.0–3.0	1.0–2.0	1011	$1,745	$1.73	15d	15	0.61mi
800 NW Fork Rd Unit 5-7 Stuart, FL	1.0	1.0	746	$1,800	$2.41	15d	1	1.14mi

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Homeowners association with $350 feeAssociation fee covers management, common areas, cable TV, insurance, laundry, grounds maintenance, structure maintenance, pools, recreation facilities, reserve fund, road maintenance, sewer, taxes, trash, and waterCommunity features include clubhouse, fitness center, pool, billiard room, game room, library, bike storage, laundry facilities, barbecue, kitchen facilities, shuffleboard, sidewalks, non-gated community, and on-site property managerSenior community

Exterior

• Parking: Assigned parkingGuest parking
• Security: Storm/security shutters
• Utilities: Cable availableElectricity availablePublic water (connected)Public sewer (connected)
• Home design: 2-story buildingResale propertyBlock and concrete construction
• Construction: Built with block and concrete
• Exterior features: BalconyCovered and screened balcony/porchStorm/security shuttersCommunity poolHas viewLocated on a private road

Interior

• Kitchen: DishwasherElectric rangeMicrowaveRangeRefrigeratorGarbage disposalWater heaterSome electric appliances
• Bedrooms: 1 bedroom (second level)
• Flooring: LaminateMarble
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingElectric heatingIndividual heating controlsCentral air conditioningCeiling fans
• Interior features: Partially furnishedLiving/Dining roomSeparate showerMetal single-hung windows with impact glass
• Laundry & utility: Laundry facilities available (community)

HOA detail $350/mo · $4,200/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $114,000 Active 110 DOM
2. 2026-08-07
   days on market $114,000 Active 109 DOM
3. 2026-08-06
   days on market $114,000 Active 108 DOM
4. 2026-08-05
   days on market $114,000 Active 107 DOM
5. 2026-08-04
   days on market $114,000 Active 106 DOM
6. 2026-08-03
   days on market $114,000 Active 105 DOM
7. 2026-07-31
   days on market $114,000 Active 102 DOM
8. 2026-07-29
   days on market $114,000 Active 100 DOM
9. 2026-07-27
   days on market $114,000 Active 98 DOM
10. 2026-07-25
    days on market $114,000 Active 96 DOM
11. 2026-07-23
    days on market $114,000 Active 94 DOM
12. 2026-07-22
    days on market $114,000 Active 93 DOM
13. 2026-07-21
    days on market $114,000 Active 92 DOM
14. 2026-07-18
    days on market $114,000 Active 89 DOM
15. 2026-07-16
    days on market $114,000 Active 87 DOM
16. 2026-07-16
    days on market $114,000 Active 86 DOM
17. 2026-07-14
    days on market $114,000 Active 85 DOM
18. 2026-07-13
    days on market $114,000 Active 84 DOM
19. 2026-07-12
    days on market $114,000 Active 83 DOM
20. 2026-07-11
    days on market $114,000 Active 82 DOM
21. 2026-07-10
    days on market $114,000 Active 81 DOM
22. 2026-07-09
    days on market $114,000 Active 80 DOM
23. 2026-07-08
    days on market $114,000 Active 79 DOM
24. 2026-07-07
    days on market $114,000 Active 78 DOM
25. 2026-07-06
    days on market $114,000 Active 77 DOM
26. 2026-07-05
    days on market $114,000 Active 76 DOM
27. 2026-07-04
    days on market $114,000 Active 75 DOM
28. 2026-07-03
    days on market $114,000 Active 74 DOM
29. 2026-07-02
    days on market $114,000 Active 73 DOM
30. 2026-07-01
    days on market $114,000 Active 72 DOM
31. 2026-06-30
    days on market $114,000 Active 71 DOM
32. 2026-06-29
    days on market $114,000 Active 70 DOM
33. 2026-06-28
    days on market $114,000 Active 69 DOM
34. 2026-06-28
    days on market $114,000 Active 68 DOM
35. 2026-06-27
    days on market $114,000 Active 67 DOM
36. 2026-06-25
    days on market $114,000 Active 65 DOM
37. 2026-06-23
    days on market $114,000 Active 63 DOM
38. 2026-06-21
    days on market $114,000 Active 62 DOM
39. 2026-06-18
    days on market $114,000 Active 59 DOM
40. 2026-06-17
    days on market $114,000 Active 58 DOM
41. 2026-06-16
    days on market $114,000 Active 57 DOM
42. 2026-06-15
    days on market $114,000 Active 56 DOM
43. 2026-06-14
    days on market $114,000 Active 54 DOM
44. 2026-06-13
    days on market $114,000 Active 53 DOM
45. 2026-06-10
    days on market $114,000 Active 51 DOM
46. 2026-06-09
    days on market $114,000 Active 50 DOM
47. 2026-06-08
    days on market $114,000 Active 49 DOM
48. 2026-06-07
    days on market $114,000 Active 48 DOM
49. 2026-06-03
    days on market $114,000 Active 44 DOM
50. 2026-06-02
    days on market $114,000 Active 43 DOM

ⓘ 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: $717 · $60/mo
• Projected year-2 tax: $946 · $79/mo
• Expected delta: +$229/yr (+$19/mo · 32.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 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: $19,275
• − Mortgage interest: −$6,386
• − Property taxes: −$717
• − Insurance: −$570
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − HOA: −$4,200
• − Depreciation: −$3,316
• Taxable income: $1,002
• Est. tax owed @ 24.0%: −$241
• After-tax cash flow: $2,326/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $3,155–$9,465 screening

This completely remodeled 2nd floor 1/1 townhouse is in good condition with new appliances, cabinets, and bathrooms. It has a good curb appeal and is ready for move-in.

Components & finishes AI

Roof tile · good Flooring laminate

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics, attracting more buyers and renters. ↑
• Both Updating the flooring — Replacing worn-out flooring with a more modern or durable option can increase the home's value and appeal. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 60/100

Zoned Schools

Elementary Felix A Williams Elementary School B FL #552/2,144 Nat'l #5,798/41,679 Middle Stuart Middle School B- FL #180/571 Nat'l #2,482/14,009 High Jensen Beach High School B- FL #98/667 Nat'l #3,220/17,239

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

B Composite livability gradescore 74/100

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 · 172,383 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: 14% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Homeowners association with $350 feeAssociation fee covers management, common areas, cable TV, insurance, laundry, grounds maintenance, structure maintenance, pools, recreation facilities, reserve fund, road maintenance, sewer, taxes, trash, and waterCommunity features include clubhouse, fitness center, pool, billiard room, game room, library, bike storage, laundry facilities, barbecue, kitchen facilities, shuffleboard, sidewalks, non-gated community, and on-site property managerSenior community

Exterior

• Parking: Assigned parkingGuest parking
• Security: Storm/security shutters
• Utilities: Cable availableElectricity availablePublic water (connected)Public sewer (connected)
• Home design: 2-story buildingResale propertyBlock and concrete construction
• Construction: Built with block and concrete
• Exterior features: BalconyCovered and screened balcony/porchStorm/security shuttersCommunity poolHas viewLocated on a private road

Interior

• Kitchen: DishwasherElectric rangeMicrowaveRangeRefrigeratorGarbage disposalWater heaterSome electric appliances
• Bedrooms: 1 bedroom (second level)
• Flooring: LaminateMarble
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingElectric heatingIndividual heating controlsCentral air conditioningCeiling fans
• Interior features: Partially furnishedLiving/Dining roomSeparate showerMetal single-hung windows with impact glass
• Laundry & utility: Laundry facilities available (community)

Price history

+267.7% since first listed

3 events — show timeline

• 2026-04-20 Listed $114,000 MCRTC
• 2023-03-01 Sold (Public Records) $111,500 Public Records
• 2002-09-26 Sold (Public Records) $31,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $717 · -9.9% YoY. Source: county tax records.