4800 SE Federal Hwy · Stuart, FL 34997

$189,000

2 bd · 1.0 ba · 1,334 sqft · Condo public records · 99 Days on market

Built 1979 $142/sqft · 16% above area Est $159k · 19% over $220/mo HOA · 9% 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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own land with share and no rent. Monthly HOA fee is $220.00. Natalie Estates is a very desirable 55+ community with numerous amenities, active social club and centrally located. This recently updated 2 / 2 mobile home features open concept kitchen, quartz countertops and tons of storage. Driveway and steps are covered with low maintenance coating. Monthly HOA fee includes cable, water and garbage services. Clubhouse includes pool, billiards room, work out room and entertainment room. Located nine miles from beach. Boat & RV Storage available with small fee.

Key facts

• Quartz countertops
• Boat & rv storage
• Open concept kitchen

Tags

• OPEN CONCEPT KITCHEN
• QUARTZ COUNTERTOPS
• TONS OF STORAGE
• BOAT & RV STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: Rents rising (+2.7%/yr); 588 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 40% 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.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 28y 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 $68k; list at $189k implies a 176% 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 $171,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1979 — 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 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?
8. 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.
9. 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.
10. 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: 1.36% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.56%
• DSCR: 1.69
• GRM: 6.1

CMA / ARV

• ARV (median comp): $158,978
• List price: $189,000
• Delta: 18.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.71% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.23×
• Total profit: $12,386
• Equity at exit: $28,181

10-year hold

• IRR: 15.2%
• Equity multiple: 2.21×
• Total profit: $64,257
• Equity at exit: $16,341

Cash invested: $52,920 (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 →

ZIP-level market 34997

• Rents YoY: 2.7%
• Active inventory: 588
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,574 high
• Mortgage (P&I): −$991
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$79
• HOA: −$220
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $686

Break-even live

Break-even rent $1,705

Max offer price $189,000

Occupancy floor 68%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4585 SE Federal Hwy Stuart, FL	1.0–3.0	1.0–2.0	1015	$2,326	$2.29	13d	27	0.26mi
2277 SE Monroe St Stuart, FL	3.0	2.0	1128	$2,800	$2.48	13d	1	0.46mi
3257 SE Brook St Unit 3234 Stuart, FL	2.0	2.0	1400	$2,119	$1.51	23d	1	0.69mi
5784 SE Edgewater Cir Stuart, FL	3.0	2.5	1804	$3,000	$1.66	13d	1	0.72mi
5601 SE Laguna Ave Stuart, FL	2.0	1.0	1080	$2,200	$2.04	13d	1	0.82mi
5968 SE Avalon Dr Stuart, FL	2.0	2.0	1176	$2,800	$2.38	13d	1	0.90mi
5688 SE Pine Ave Stuart, FL	3.0	2.0	1255	$2,510	$2.00	13d	1	0.92mi
4645 SE Bridgetown Ct Stuart, FL	3.0	2.0	1657	$3,200	$1.93	13d	1	0.97mi
4002 SE Fairway W Stuart, FL	3.0	2.0	1769	$3,200	$1.81	23d	1	1.00mi
2410 SE Tarvest Way Stuart, FL	3.0	2.5	1475	$2,500	$1.69	13d	1	1.02mi
4107 SE Barcelona St Stuart, FL	2.0	1.0	1224	$2,500	$2.04	23d	1	1.38mi
4189 SE Saint Lucie Blvd Stuart, FL	2.0	2.5	1760	$5,500	$3.12	23d	1	1.45mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Likely covers: watertrashcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $189,000 Active 99 DOM
2. 2026-06-17
   days on market $189,000 Active 98 DOM
3. 2026-06-16
   days on market $189,000 Active 97 DOM
4. 2026-06-15
   days on market $189,000 Active 96 DOM
5. 2026-06-14
   days on market $189,000 Active 94 DOM
6. 2026-06-13
   days on market $189,000 Active 93 DOM
7. 2026-06-10
   days on market $189,000 Active 91 DOM
8. 2026-06-09
   days on market $189,000 Active 90 DOM
9. 2026-06-08
   days on market $189,000 Active 89 DOM
10. 2026-06-07
    days on market $189,000 Active 88 DOM
11. 2026-06-03
    days on market $189,000 Active 84 DOM
12. 2026-06-02
    days on market $189,000 Active 83 DOM
13. 2026-06-01
    days on market $189,000 Active 82 DOM
14. 2026-05-31
    days on market $189,000 Active 81 DOM
15. 2026-05-31
    days on market $189,000 Active 80 DOM
16. 2025-10-28
    listed $189,000 Active 567-char remark

    Show marketing remark (567 chars)

    Own land with share and no rent. Monthly HOA fee is $220.00. Natalie Estates is a very desirable 55+ community with numerous amenities, active social club and centrally located. This recently updated 2 / 2 mobile home features open concept kitchen, quartz countertops and tons of storage. Driveway and steps are covered with low maintenance coating. Monthly HOA fee includes cable, water and garbage services. Clubhouse includes pool, billiards room, work out room and entertainment room. Located nine miles from beach. Boat & RV Storage available with small fee.

17. 2025-04-14
    status Pending 290-char remark

    Show marketing remark (290 chars)

    INVESTOR SPECIAL! COME MAKE THIS HOME BEAUTIFUL AGAIN. Great opportunity to turn this 2bed/2bath home into something magical. Property is located on a Co-op so you will own a piece of the land. Great community with Pool, gym, Pickle Ball, shuffle board and so much more. This is a must see.

18. 2025-02-17
    soldstatus $68,400 Closed 290-char remark

    Show marketing remark (290 chars)

    INVESTOR SPECIAL! COME MAKE THIS HOME BEAUTIFUL AGAIN. Great opportunity to turn this 2bed/2bath home into something magical. Property is located on a Co-op so you will own a piece of the land. Great community with Pool, gym, Pickle Ball, shuffle board and so much more. This is a must see.

19. 2025-01-30
    listed $84,500 Active 290-char remark

    Show marketing remark (290 chars)

    INVESTOR SPECIAL! COME MAKE THIS HOME BEAUTIFUL AGAIN. Great opportunity to turn this 2bed/2bath home into something magical. Property is located on a Co-op so you will own a piece of the land. Great community with Pool, gym, Pickle Ball, shuffle board and so much more. This is a must see.

20. 2023-07-06
    soldstatus $110,000 Closed
21. 2023-05-04
    historical Active Under Contract
22. 2023-03-22
    listed $129,900 Active
23. 2016-06-26
    historical
24. 2016-06-26
    historical
25. 2016-06-26
    historical
26. 2016-01-11
    price $59,900
27. 2016-01-11
    price $30,423
28. 2016-01-11
    price $43,000
29. 2016-01-11
    price $30,000
30. 2014-05-29
    historical
31. 2013-08-12
    listed $43,500
32. 2012-08-01
    price $45,900
33. 2012-08-01
    soldstatus $30,423
34. 2012-05-22
    listed $45,900
35. 2012-04-17
    price $45,000
36. 2012-04-17
    soldstatus $43,000
37. 2012-02-06
    price $61,500
38. 2012-02-06
    soldstatus $61,500
39. 2012-01-13
    price $53,500
40. 2012-01-13
    soldstatus $30,000
41. 2011-12-28
    listed $59,900
42. 2011-10-20
    listed $53,500
43. 2011-05-31
    listed $45,000
44. 2011-05-01
    historical
45. 2010-11-01
    listed $64,000
46. 2009-09-09
    price $38,900
47. 2009-09-09
    soldstatus $34,000
48. 2009-01-15
    listed $34,000
49. 2008-03-08
    listed $49,900
50. 2008-03-03
    soldstatus $18,500

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $1,569 · $131/mo
• Expected delta: +$883/yr (+$74/mo · 128.6%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,883
• − Mortgage interest: −$10,587
• − Property taxes: −$686
• − Insurance: −$945
• − Repairs & maintenance: −$2,471
• − Management: −$2,471
• − HOA: −$2,640
• − Depreciation: −$5,498
• Taxable income: $5,586
• Est. tax owed @ 24.0%: −$1,341
• After-tax cash flow: $6,892/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

• County: Martin County · 165,223 people
• City population: 30,592
• 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

+330.5% since first listed

45 events — show timeline

• 2025-10-28 Listed $189,000 Beaches MLS
• 2025-04-14 Pending — SCMLS
• 2025-02-17 Sold (MLS) $68,400 SCMLS
• 2025-01-30 Listed $84,500 SCMLS
• 2023-07-06 Sold (MLS) $110,000 Beaches MLS
• 2023-05-04 Contingent — Beaches MLS
• 2023-03-22 Listed $129,900 Beaches MLS
• 2016-06-26 Listing Removed — MCRTC
• 2016-06-26 Listing Removed — MCRTC
• 2016-06-26 Listing Removed — MCRTC
• 2016-01-11 Price Changed $30,000 MCRTC
• 2016-01-11 Price Changed $43,000 MCRTC
• 2016-01-11 Price Changed $30,423 MCRTC
• 2016-01-11 Price Changed $59,900 MCRTC
• 2014-05-29 Listing Removed — MCRTC
• 2013-08-12 Listed $43,500 MCRTC
• 2012-08-01 Sold (MLS) $30,423 MCRTC
• 2012-08-01 Price Changed $45,900 MCRTC
• 2012-05-22 Listed $45,900 MCRTC
• 2012-04-17 Sold (MLS) $43,000 MCRTC
• 2012-04-17 Price Changed $45,000 MCRTC
• 2012-02-06 Sold (MLS) $61,500 MCRTC
• 2012-02-06 Price Changed $61,500 MCRTC
• 2012-01-13 Sold (MLS) $30,000 MCRTC
• 2012-01-13 Price Changed $53,500 MCRTC
• 2011-12-28 Listed $59,900 MCRTC
• 2011-10-20 Listed $53,500 MCRTC
• 2011-05-31 Listed $45,000 MCRTC
• 2011-05-01 Listing Removed — MCRTC
• 2010-11-01 Listed $64,000 MCRTC
• 2009-09-09 Sold (MLS) $34,000 MCRTC
• 2009-09-09 Price Changed $38,900 MCRTC
• 2009-01-15 Listed $34,000 MCRTC
• 2008-03-08 Listed $49,900 MCRTC
• 2008-03-03 Price Changed $22,300 MCRTC
• 2008-03-03 Sold (MLS) $18,500 MCRTC
• 2008-01-23 Listed $18,500 MCRTC
• 2007-09-14 Listed $57,500 MCRTC
• 2007-04-01 Listed $33,500 MCRTC
• 2001-05-30 Listing Removed — MCRTC
• 2001-01-27 Listing Removed — MCRTC
• 2000-09-06 Listed $46,900 MCRTC
• 2000-07-31 Listed $47,500 MCRTC
• 1998-05-07 Sold (MLS) $37,300 MCRTC
• 1998-02-16 Listed $43,900 MCRTC

Property tax history

+5.3%/yr

Latest (2025): $686 · +10.4% YoY. Source: county tax records.