6700 Mar Pacifico · Vero Beach South, FL 34951

$135,000

2 bd · 2.0 ba · 1,351 sqft · SingleFamily public records · 705 Days on market

Built 2005 Est $145k · 7% under ↓ 10% since listing

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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 +30.0/30.0
• ARV discount +10.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move right in to this 2 bedroom, 2 bath, 1 car garage. This home is priced to sell. Corner lot. Spacious screened in patio. Split floor plan. Open and airy home. A/C replaced in 2018. Roof in good shape. Hurricane shutters for entire home. Spanish Lakes Fairways is an active 55+ adult community offering endless amenities, including 18 hole golf, tennis, heated pool, clubhouse, cards, billiards, arts & crafts room, sauna, library, gym, ping pong, tennis, pickle ball and more. Conveniently located near I-95, shopping & dining, Vero Beach, Hutchinson Island, beaches and more. Land lease also incudes lawn care, trash removal and full use of all amenities.

Key facts

• Hurricane shutters
• Corner lot
• Garage

Tags

• CORNER LOT
• SPACIOUS SCREENED PATIO
• HURRICANE SHUTTERS

Property features AI

Finance

• Financial info: Pets allowed (restrictions possible)
• HOA & community: Active community amenities: billiard room, clubhouse, dog park, fitness center, golf course, pool, tennis courts, bocce ball, community room, library, pickleball courts, workshop area; Association covers grounds maintenance, trash, and golf

Exterior

• Parking: Attached garage (1 covered/1 garage space)
• Security: Security patrol
• Utilities: Three-phase electric; Public sewer; Water available; Sewer available; Cable available
• Home design: Single-family residence; One story; Resale; Facing west
• Construction: Stucco and CBS construction; Composition/shingle roof
• Exterior features: Screened porch; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Walk-in closets; Split bedroom layout; Blinds
• Laundry & utility: Washer hookup inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 4.3% in Vero Beach South — 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 78/100 on livability (#163 in FL, #2,445 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: amenities F.
• 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.
• Market conditions: 292 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 41% 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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 705 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 705 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.60% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.07%
• DSCR: 2.03
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $144,557
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6763 Mar Pacifico	0.09mi	2/2.0	1,451 (+7%)	4mo	$154,000	$106	80
6531 Teresita Ct	0.32mi	2/2.0	1,403 (+4%)	1mo	$142,500	$102	78
14892 Aguila Ave	0.23mi	1/1.5 (-1)	1,310 (-3%)	6mo	$259,000	$198	72
14381 Amapola Cir	0.51mi	2/2.0	1,351 (0%)	7mo	$123,000	$91	70
6713 Gaviota	0.47mi	2/2.0	1,420 (+5%)	16mo	$152,000	$107	56
14126 Cisne Cir	0.56mi	2/2.0	1,487 (+10%)	7mo	$150,000	$101	51
6655 Alemendra St	0.60mi	2/2.0	1,530 (+13%)	2mo	$175,000	$114	48
14434 Azucena Ct	0.35mi	2/2.0	1,487 (+10%)	24mo	$170,000	$114	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.65×
• Total profit: $24,461
• Equity at exit: $20,129

10-year hold

• IRR: 24.7%
• Equity multiple: 3.15×
• Total profit: $81,128
• Equity at exit: $11,672

Cash invested: $37,800 (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 34951

• Home prices YoY: -23.6%
• Active inventory: 292
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,153 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$210 /mo · $2,524/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $727

Break-even live

Break-even rent $1,234

Max offer price $135,000

Occupancy floor 61%

Sensitivity live

Price	-10% $803	-5% $765	+0% $727	+5% $688	+10% $650
Rent	-10% $557	-5% $642	+0% $727	+5% $812	+10% $897
Rate	-1.0pp $795	-0.5pp $761	base $727	+0.5pp $692	+1.0pp $656

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6765 Spanish Lakes Blvd Fort Pierce, FL	2.0	2.0	1368	$2,500	$1.83	24d	1	0.19mi

Listing history 12 events

1. 2026-06-01
   days on market $135,000 Active 705 DOM
2. 2026-05-31
   days on market $135,000 Active 704 DOM
3. 2026-05-30
   days on market $135,000 Active 703 DOM
4. 2025-12-09
   price $135,000
5. 2025-10-02
   price $139,900
6. 2025-08-12
   status Active
7. 2025-08-02
   historical
8. 2025-05-14
   price $142,000
9. 2025-02-11
   price $144,900
10. 2024-12-02
    price $147,500
11. 2024-09-04
    price $149,000
12. 2024-06-15
    listed $150,000 Active

ⓘ 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: $2,524 · $210/mo
• Projected year-2 tax: $2,524 · $210/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $25,840
• − Mortgage interest: −$7,562
• − Property taxes: −$2,524
• − Insurance: −$675
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − Depreciation: −$3,927
• Taxable income: $7,018
• Est. tax owed @ 24.0%: −$1,684
• After-tax cash flow: $7,035/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 — Vero Beach South

• Score: 78/100
• State rank: #163
• US rank: #2445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Lucie County · 337,150 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 17,148
• Household income: $63,122
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 140.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 3% Vietnamese 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: ▼ -106.06%
• Current HPI: 343.1376
• 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

-10.0% since first listed

9 events — show timeline

• 2025-12-09 Price Changed $135,000 Beaches MLS
• 2025-10-02 Price Changed $139,900 Beaches MLS
• 2025-08-12 Relisted — Beaches MLS
• 2025-08-02 Listing Removed — Beaches MLS
• 2025-05-14 Price Changed $142,000 Beaches MLS
• 2025-02-11 Price Changed $144,900 Beaches MLS
• 2024-12-02 Price Changed $147,500 Beaches MLS
• 2024-09-04 Price Changed $149,000 Beaches MLS
• 2024-06-15 Listed $150,000 Beaches MLS

Property tax history

+19.0%/yr

Latest (2025): $2,524 · +0.1% YoY. Source: county tax records.