1949 SW Palm City Rd Unit 25C · Stuart, FL 34994

$94,900

1 bd · 1.0 ba · 699 sqft · Condo · 64 Days on market

Built 1972 $136/sqft · 9% below area Est $104k · 9% under $643/mo HOA · 38% 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 +16.2/30.0
• ARV discount +11.5/15.0
• 1% rule +10.0/10.0
• DSCR +5.0/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your Florida retreat awaits! Just minutes to downtown Stuart, this charming 1 BR/1 Bath 1st floor condo with gorgeous golf course views is perfect for your seasonal getaway or year-round retreat. You'll enjoy watching the golfers while you sip your morning coffee or afternoon cocktail. Vinyl flooring throughout, new storm door, new ceiling fans, and roll-down shutters on lanai. Bathroom has been nicely renovated with custom tub that makes stepping in and out easier. Roof replaced in 2024. HOA fees were just lowered to $643/mo. MYCC fees include water/hot water, cable/internet, sewer, trash removal, and tons of amenities to keep you active year-round. Enjoy unlimited golf on the Dye Family designed 9-hole executive course, billiards, poker, 2 fishing docks, car wash area, fitness center, bocce, community pool, water aerobics, yoga, painting classes, and more! See Broker's remarks and supplements for more info.

Key facts

• Vinyl flooring
• Renovated bathroom
• New ceiling fans

Tags

• GOLF COURSE VIEWS
• VINYL FLOORING
• NEW STORM DOOR
• NEW CEILING FANS
• ROLL-DOWN SHUTTERS
• RENOVATED BATHROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $51 ($609/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 soft (-0.7%/yr); 256 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 33% 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 $656 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 64 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $16k; list at $95k implies a 512% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 38% 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 $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 1.80% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 4.6

CMA / ARV

• ARV (median comp): $104,044
• List price: $94,900
• Delta: -8.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.9%
• Equity multiple: 0.37×
• Total profit: $-16,729
• Equity at exit: $14,150

10-year hold

• IRR: -35.1%
• Equity multiple: -0.06×
• Total profit: $-28,041
• Equity at exit: $8,205

Cash invested: $26,572 (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 34994

• Home prices YoY: -27.1%
• Rents YoY: -0.7%
• Active inventory: 256
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,708 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$643
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $51

Break-even live

Break-even rent $1,644

Max offer price $94,900

Occupancy floor 92%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 S Kanner Hwy Stuart, FL	1.0–2.0	1.5–2.0	890	$1,650	$1.85	13d	3	0.39mi
400 SE Central Pkwy Stuart, FL	1.0–2.0	1.0–2.0	918	$1,895	$2.06	13d	16	0.51mi
950 S Kanner Hwy Stuart, FL	1.0–2.0	1.0–2.0	850	$1,495	$1.76	13d	4	0.75mi
1041 SE Monterey Rd Unit 2-4 Stuart, FL	1.0	1.0	424	$1,375	$3.24	21d	1	0.92mi
1081 SE Monterey Rd Unit 3-31 Stuart, FL	1.0	1.0	424	$1,200	$2.83	23d	1	0.93mi
2104 SE Edler Dr Stuart, FL	1.0	1.0	726	$1,500	$2.07	23d	1	1.10mi
633 SW Cleveland Ave Stuart, FL	1.0	1.0	548	$2,100	$3.83	13d	1	1.11mi
906 SE Tarpon Ave Unit B Stuart, FL	1.0	1.0	600	$1,350	$2.25	23d	1	1.16mi
524 SW St Lucie Cres Stuart, FL	1.0	1.0	610	$1,925	$3.16	13d	5	1.20mi
41 SW Seminole St Stuart, FL	3.0	1.0–2.5	1353	$8,333	$6.16	23d	3	1.45mi
3800 S Kanner Hwy Stuart, FL	3.0	1.0–2.0	970	$2,265	$2.34	13d	21	1.45mi

HOA detail condo

• Monthly dues: $643 · $7,716/yr
• Likely covers: watersewertrashinternetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $94,900 Active 64 DOM
2. 2026-06-17
   days on market $94,900 Active 63 DOM
3. 2026-06-16
   days on market $94,900 Active 62 DOM
4. 2026-06-15
   days on market $94,900 Active 61 DOM
5. 2026-06-14
   days on market $94,900 Active 59 DOM
6. 2026-06-13
   days on market $94,900 Active 58 DOM
7. 2026-06-10
   days on market $94,900 Active 56 DOM
8. 2026-06-09
   days on market $94,900 Active 55 DOM
9. 2026-06-08
   days on market $94,900 Active 54 DOM
10. 2026-06-07
    days on market $94,900 Active 53 DOM
11. 2026-06-03
    days on market $94,900 Active 49 DOM
12. 2026-06-02
    days on market $94,900 Active 48 DOM
13. 2026-06-01
    days on market $94,900 Active 47 DOM
14. 2026-05-31
    days on market $94,900 Active 46 DOM
15. 2026-05-31
    days on market $94,900 Active 45 DOM
16. 2026-04-15
    listed $94,900 Active 922-char remark

    Show marketing remark (922 chars)

    Your Florida retreat awaits! Just minutes to downtown Stuart, this charming 1 BR/1 Bath 1st floor condo with gorgeous golf course views is perfect for your seasonal getaway or year-round retreat. You'll enjoy watching the golfers while you sip your morning coffee or afternoon cocktail. Vinyl flooring throughout, new storm door, new ceiling fans, and roll-down shutters on lanai. Bathroom has been nicely renovated with custom tub that makes stepping in and out easier. Roof replaced in 2024. HOA fees were just lowered to $643/mo. MYCC fees include water/hot water, cable/internet, sewer, trash removal, and tons of amenities to keep you active year-round. Enjoy unlimited golf on the Dye Family designed 9-hole executive course, billiards, poker, 2 fishing docks, car wash area, fitness center, bocce, community pool, water aerobics, yoga, painting classes, and more! See Broker's remarks and supplements for more info.

17. 2016-06-26
    historical
18. 2013-08-22
    soldstatus $15,500
19. 2013-08-15
    historical
20. 2013-03-29
    listed $16,900
21. 2007-02-09
    soldstatus $67,000
22. 2007-02-09
    price $69,500
23. 2006-12-19
    listed $67,000
24. 2006-06-06
    listed $69,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,500
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − HOA: −$7,716
• − Depreciation: −$2,761
• Taxable loss: −$470
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $722/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: 23,462
• 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: 1408.0

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: 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%

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

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

+36.5% since first listed

9 events — show timeline

• 2026-04-15 Listed $94,900 MCRTC
• 2016-06-26 Listing Removed — MCRTC
• 2013-08-22 Sold (MLS) $15,500 Beaches MLS
• 2013-08-15 Listing Removed — Beaches MLS
• 2013-03-29 Listed $16,900 Beaches MLS
• 2007-02-09 Price Changed $69,500 MCRTC
• 2007-02-09 Sold (MLS) $67,000 MCRTC
• 2006-12-19 Listed $67,000 MCRTC
• 2006-06-06 Listed $69,500 MCRTC