2950 SE Ocean Blvd Unit 135-8 · Stuart, FL 34996

$180,000

2 bd · 2.0 ba · 1,134 sqft · Condo public records · 122 Days on market

Built 1979 $159/sqft · 10% above area Est $164k · 10% over $666/mo HOA · 26% of rent

---

Why this score? — see what drove the B- 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 +22.1/30.0
• Appreciation +10.0/10.0
• 1% rule +9.2/10.0
• DSCR +7.1/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this light-filled corner residence nestled within Kingswood, a peaceful coastal community in the heart of historic Stuart, just moments from the Intracoastal Waterway + Ocean Beach. Surrounded by lush greenery, this bright + airy 2 BR, 2 BA home offers a peaceful setting with effortless access to Waterfront dining, boutique shopping and scenic coastal walks. The interior features all hard-surface flooring throughout and updated bathrooms. The patio is enhanced with new windows, and the building itself is only 2 stories, adding to the intimate + low-density feel of the community. Kingswood Condominiums is conveniently located along SE Ocean Boulevard just minutes from Downtown Stuart and the historic Lyric Theatre, area beaches on Hutchinson Island, and the St. Lucie River. Stuart has earned national recognition as one of the country's best coastal small towns, celebrated for its Old Florida charm, walkable downtown, and scenic riverfront setting. Whether you're seeking a primary residence, seasonal retreat, or investment opportunity, this home offers a compelling combination of location, lifestyle, and low-maintenance living!

Key facts

• Updated bathrooms
• Walkable downtown
• New windows

Tags

• UPDATED BATHROOMS
• HARD-SURFACE FLOORING
• NEW WINDOWS
• WALKABLE DOWNTOWN
• SCENIC RIVERFRONT SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 251 active listings in the ZIP; 14 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).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago; this cycle's ask has dropped $33k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $180k implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 26% of rent.
• Climate carrying-cost: major flood risk; 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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.42% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 5.9

CMA / ARV

• ARV (median comp): $163,615
• List price: $180,000
• Delta: 10.01%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 3.24×
• Total profit: $112,714
• Equity at exit: $162,158

10-year hold

• IRR: 24.6%
• Equity multiple: 7.38×
• Total profit: $321,416
• Equity at exit: $349,700

Cash invested: $50,400 (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 34996

• Home prices YoY: 2.1%
• Active inventory: 251
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,550 high
• Mortgage (P&I): −$944
• Tax from tax record: −$38 /mo · $459/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$666
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $225

Break-even live

Break-even rent $2,265

Max offer price $180,000

Occupancy floor 86%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	14d	3	0.09mi
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,900	$2.00	14d	3	0.13mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	23d	6	0.22mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	14d	8	0.22mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	23d	1	0.37mi
1196 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1309	$4,300	$3.28	23d	1	0.37mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$2,258	$2.55	14d	12	0.53mi
262 SE Monterey Ave Stuart, FL	3.0	1.0	1001	$3,500	$3.50	23d	1	0.64mi
175 SE Saint Lucie Blvd Stuart, FL	2.0	2.0–2.5	1300	$2,600	$2.00	23d	4	0.73mi
333 SE Martin Ave Unit 1F Stuart, FL	2.0	1.0	778	$1,800	$2.31	23d	1	0.78mi
150 SE Four Winds Dr Unit B303 Stuart, FL	2.0	2.0	1359	$2,500	$1.84	23d	1	0.82mi
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	23d	3	0.85mi
217 SE Coconut Ave Stuart, FL	2.0	1.0	1197	$5,000	$4.18	23d	1	1.30mi
3129 SE Indian St #3 Stuart, FL	2.0	1.5	986	$2,300	$2.33	23d	1	1.50mi

HOA detail condo

• Monthly dues: $666 · $7,992/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $180,000 Active 122 DOM
2. 2026-06-17
   days on market $180,000 Active 121 DOM
3. 2026-06-16
   days on market $180,000 Active 120 DOM
4. 2026-06-15
   days on market $180,000 Active 119 DOM
5. 2026-06-14
   days on market $180,000 Active 117 DOM
6. 2026-06-13
   days on market $180,000 Active 116 DOM
7. 2026-06-10
   days on market $180,000 Active 114 DOM
8. 2026-06-09
   days on market $180,000 Active 113 DOM
9. 2026-06-08
   days on market $180,000 Active 112 DOM
10. 2026-06-07
    days on market $180,000 Active 111 DOM
11. 2026-06-03
    days on market $180,000 Active 107 DOM
12. 2026-06-02
    days on market $180,000 Active 106 DOM
13. 2026-06-01
    days on market $180,000 Active 105 DOM
14. 2026-05-31
    days on market $180,000 Active 104 DOM
15. 2026-05-31
    days on market $180,000 Active 103 DOM
16. 2026-05-01
    price $180,000 1156-char remark

    Show marketing remark (1156 chars)

    Welcome to this light-filled corner residence nestled within Kingswood, a peaceful coastal community in the heart of historic Stuart, just moments from the Intracoastal Waterway + Ocean Beach. Surrounded by lush greenery, this bright + airy 2 BR, 2 BA home offers a peaceful setting with effortless access to Waterfront dining, boutique shopping and scenic coastal walks. The interior features all hard-surface flooring throughout and updated bathrooms. The patio is enhanced with new windows, and the building itself is only 2 stories, adding to the intimate + low-density feel of the community. Kingswood Condominiums is conveniently located along SE Ocean Boulevard just minutes from Downtown Stuart and the historic Lyric Theatre, area beaches on Hutchinson Island, and the St. Lucie River. Stuart has earned national recognition as one of the country's best coastal small towns, celebrated for its Old Florida charm, walkable downtown, and scenic riverfront setting. Whether you're seeking a primary residence, seasonal retreat, or investment opportunity, this home offers a compelling combination of location, lifestyle, and low-maintenance living!

17. 2026-02-13
    listed $213,000 Active 1156-char remark

    Show marketing remark (1156 chars)

    Welcome to this light-filled corner residence nestled within Kingswood, a peaceful coastal community in the heart of historic Stuart, just moments from the Intracoastal Waterway + Ocean Beach. Surrounded by lush greenery, this bright + airy 2 BR, 2 BA home offers a peaceful setting with effortless access to Waterfront dining, boutique shopping and scenic coastal walks. The interior features all hard-surface flooring throughout and updated bathrooms. The patio is enhanced with new windows, and the building itself is only 2 stories, adding to the intimate + low-density feel of the community. Kingswood Condominiums is conveniently located along SE Ocean Boulevard just minutes from Downtown Stuart and the historic Lyric Theatre, area beaches on Hutchinson Island, and the St. Lucie River. Stuart has earned national recognition as one of the country's best coastal small towns, celebrated for its Old Florida charm, walkable downtown, and scenic riverfront setting. Whether you're seeking a primary residence, seasonal retreat, or investment opportunity, this home offers a compelling combination of location, lifestyle, and low-maintenance living!

18. 2002-04-02
    soldstatus $59,000
19. 2002-03-29
    soldstatus $59,000 208-char remark

    Show marketing remark (208 chars)

    Beautifully maintained & updated 2/2 end unit, 2nd floor, newer carpet, A/C, refrigerator, dishwasher & custom blinds. Enclosed tile porch, surrounded by trees for privacy. This beauty won't last!

20. 2002-02-14
    listed $59,900 208-char remark

    Show marketing remark (208 chars)

    Beautifully maintained & updated 2/2 end unit, 2nd floor, newer carpet, A/C, refrigerator, dishwasher & custom blinds. Enclosed tile porch, surrounded by trees for privacy. This beauty won't last!

21. 1995-02-28
    soldstatus $42,000

ⓘ 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: $459 · $38/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$1,035/yr (+$86/mo · 225.6%)

ⓘ 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 (unshaded) · 74% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,597
• − Mortgage interest: −$10,083
• − Property taxes: −$459
• − Insurance: −$1,697
• − Repairs & maintenance: −$2,448
• − Management: −$2,448
• − HOA: −$7,992
• − Depreciation: −$5,236
• Taxable income: $234
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $2,640/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

• Census place: Stuart, FL
• County: Martin County · 165,223 people
• City population: 65,812
• Metro: Port St. Lucie, FL
• Population (ZIP): 10,653
• Household income: $83,929
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 247.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 3% Romanian 3% Slovak 3%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▲ 13.71%
• Current HPI: 658.96
• Rent YoY: —
• 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

+328.6% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $180,000 Beaches MLS
• 2026-02-13 Listed $213,000 Beaches MLS
• 2002-04-02 Sold (Public Records) $59,000 Public Records
• 2002-03-29 Sold (MLS) $59,000 MCRTC
• 2002-02-14 Listed $59,900 MCRTC
• 1995-02-28 Sold (Public Records) $42,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $459 · +2.7% YoY. Source: county tax records.