4720 NE Sandpebble Trce #305 · Sewall's Point, FL 34996

$430,000

2 bd · 2.0 ba · 1,032 sqft · Condo public records · 125 Days on market

Built 1982 $417/sqft · 11% below area Est $483k · 11% under $919/mo HOA · 25% 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).

• ARV discount +12.4/15.0
• Appreciation +10.0/10.0
• Cash flow +5.3/30.0
• Schools +4.5/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Bright, updated, and move-in ready 2-bed, 2-bath condominium offering sunny interiors and wide Intracoastal Waterway views. This fully furnished residence features a smart, split floor plan, a white kitchen with granite countertops, a 2025 A/C, partial impact windows, and an inviting coastal feel throughout. Enjoy private beach access just steps away plus resort-style amenities including 5 heated pools, pickleball, tennis, kayak storage, and boat slips for rent (based on availability). Located in a vibrant, social community, this is the perfect island retreat, seasonal escape, or investment opportunity—close out each day to the relaxing sound of waves.

Key facts

• Tennis
• Pickleball
• 5 heated pools

Tags

• INTRACOASTAL WATERWAY VIEWS
• PRIVATE BEACH ACCESS
• RESORT-STYLE AMENITIES
• 5 HEATED POOLS
• PICKLEBALL
• TENNIS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $430k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (43.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $366k (15.0% below list).
• Recommended offer: $241k (43.9% below list) — sets the bar for cash-flow.
• Cap rate 3.6% vs local median 0.5% in Sewall's Point — 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.
• 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: 252 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $3,655/mo this rent would consume 52% of the median local household income ($84k/yr) (locally 247% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $46k of equity ($3k loan paydown + $43k appreciation (10.0% local appreciation)).
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$74k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $183k; list at $430k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo; HOA is 25% of rent.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); 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 $241,082 (43.9% 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. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.85% ✗
• Cap rate: 3.65%
• Cash-on-cash: -9.44%
• DSCR: 0.58
• GRM: 9.8

CMA / ARV

• ARV (median comp): $482,611
• List price: $430,000
• Delta: -10.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.9%
• Equity multiple: 2.38×
• Total profit: $166,738
• Equity at exit: $387,378

10-year hold

• IRR: 16.1%
• Equity multiple: 5.53×
• Total profit: $545,893
• Equity at exit: $835,395

Cash invested: $120,400 (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: 252
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,655 high
• Mortgage (P&I): −$2,255
• Tax from tax record: −$482 /mo · $5,780/yr
• Insurance: −$179
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$919
• Vacancy / Maint / Mgmt: −$768
• Net cashflow: $-1,069

Break-even live

Break-even rent $5,009

Max offer price $241,082

Occupancy floor —

Sensitivity live

Price	-10% $-826	-5% $-948	+0% $-1,069	+5% $-1,191	+10% $-1,313
Rent	-10% $-1,358	-5% $-1,214	+0% $-1,069	+5% $-925	+10% $-781
Rate	-1.0pp $-853	-0.5pp $-960	base $-1,069	+0.5pp $-1,181	+1.0pp $-1,294

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4720 NE Sandpebble Trce #403 Stuart, FL	2.0	2.0	1032	$2,800	$2.71	25d	1	0.03mi
4620 NE Sandpebble Trce #104 Stuart, FL	2.0	2.0	1032	$2,200	$2.13	25d	1	0.09mi
2571 NE Ocean Blvd Stuart, FL	2.0	2.0	1354	$3,250	$2.40	25d	1	0.17mi
2491 NE Ocean Blvd #302 Stuart, FL	2.0	2.0	1436	$3,250	$2.26	16d	1	0.17mi
2641 NE Ocean Blvd #405 Stuart, FL	2.0	2.0	1436	$7,000	$4.87	25d	1	0.18mi
2375 NE Ocean Blvd Unit E402 Stuart, FL	2.0	2.0	1227	$3,500	$2.85	25d	1	0.20mi
4540 NE Sandpebble Trce #104 Stuart, FL	2.0	2.0	1032	$2,400	$2.33	25d	1	0.20mi
4440 NE Sandpebble Trce #201 Stuart, FL	2.0	2.0	1233	$6,000	$4.87	25d	1	0.28mi
4440 NE Sandpebble Trce #104 Stuart, FL	2.0	2.0	1032	$6,500	$6.30	25d	1	0.28mi
3541 NE Ocean Blvd Jensen Beach, FL	2.0	2.0	1093	$3,575	$3.27	25d	2	0.29mi
2355 NE Ocean Blvd Unit 1-19B Stuart, FL	2.0	2.0	1197	$6,200	$5.18	25d	1	0.37mi
2355 NE Ocean Blvd Unit 1-20A Stuart, FL	1.0	1.0	937	$2,900	$3.09	25d	1	0.37mi
2355 NE Ocean Blvd Unit 1-7A Stuart, FL	1.0	1.0	937	$3,800	$4.06	25d	1	0.37mi
1550 NE Ocean Blvd Stuart, FL	2.0	2.0	1101	$2,125	$1.93	25d	2	0.73mi
1501 NE Ocean Blvd #2 Stuart, FL	2.0	1.5	925	$4,300	$4.65	25d	1	0.99mi
1357 NE Ocean Blvd #312 Stuart, FL	2.0	2.0	1242	$5,500	$4.43	25d	1	1.09mi
1357 NE Ocean Blvd Stuart, FL	2.0	2.0	1204	$5,250	$4.36	23d	2	1.09mi
1289 NE Ocean Blvd Stuart, FL	2.0	2.0	1234	$5,700	$4.62	23d	5	1.19mi
3792 NE Ocean Blvd Jensen Beach, FL	2.0	2.0	1204	$3,000	$2.49	25d	2	1.24mi

HOA detail condo

• Monthly dues: $919 · $11,028/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $430,000 Active 125 DOM
2. 2026-06-18
   days on market $430,000 Active 122 DOM
3. 2026-06-17
   days on market $430,000 Active 121 DOM
4. 2026-06-16
   days on market $430,000 Active 120 DOM
5. 2026-06-15
   days on market $430,000 Active 119 DOM
6. 2026-06-14
   days on market $430,000 Active 117 DOM
7. 2026-06-13
   days on market $430,000 Active 116 DOM
8. 2026-06-10
   days on market $430,000 Active 114 DOM
9. 2026-06-09
   days on market $430,000 Active 113 DOM
10. 2026-06-08
    days on market $430,000 Active 112 DOM
11. 2026-06-07
    days on market $430,000 Active 111 DOM
12. 2026-06-03
    days on market $430,000 Active 107 DOM
13. 2026-06-02
    days on market $430,000 Active 106 DOM
14. 2026-06-01
    days on market $430,000 Active 105 DOM
15. 2026-05-31
    days on market $430,000 Active 104 DOM
16. 2026-05-31
    days on market $430,000 Active 103 DOM
17. 2026-02-16
    listed $440,000 Active 666-char remark

    Show marketing remark (666 chars)

    Bright, updated, and move-in ready 2-bed, 2-bath condominium offering sunny interiors and wide Intracoastal Waterway views. This fully furnished residence features a smart, split floor plan, a white kitchen with granite countertops, a 2025 A/C, partial impact windows, and an inviting coastal feel throughout. Enjoy private beach access just steps away plus resort-style amenities including 5 heated pools, pickleball, tennis, kayak storage, and boat slips for rent (based on availability). Located in a vibrant, social community, this is the perfect island retreat, seasonal escape, or investment opportunity—close out each day to the relaxing sound of waves.

18. 2002-01-17
    soldstatus $183,000
19. 1989-05-16
    soldstatus $119,000
20. 1982-06-01
    soldstatus $130,000

ⓘ 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: $5,780 · $482/mo
• Projected year-2 tax: $5,780 · $482/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 9/10 Extreme FEMA zone AO · 99% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,863
• − Mortgage interest: −$24,087
• − Property taxes: −$5,780
• − Insurance: −$3,618
• − Repairs & maintenance: −$3,509
• − Management: −$3,509
• − HOA: −$11,028
• − Depreciation: −$12,509
• Taxable loss: −$20,176
• Est. tax savings @ 24.0%: +$4,842
• After-tax cash flow: $-7,991/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 — Sewall's Point

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

Census & demographics

• County: Martin County · 165,223 people
• City population: 10,875
• 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

+238.5% since first listed

4 events — show timeline

• 2026-02-16 Listed $440,000 MCRTC
• 2002-01-17 Sold (Public Records) $183,000 Public Records
• 1989-05-16 Sold (Public Records) $119,000 Public Records
• 1982-06-01 Sold (Public Records) $130,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $5,780 · -7.1% YoY. Source: county tax records.