2600 SE Ocean Blvd Unit B7 · Stuart, FL 34996

$149,900

2 bd · 2.0 ba · 894 sqft · Condo public records · 303 Days on market

Built 1970 $168/sqft · 21% above area Est $124k · 21% over $517/mo HOA · 21% of rent

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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 +28.0/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +9.9/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

First Floor End Unit Light and Bright 2/2 with lots of upgrades including non slip tile floors throughout. 55+ community

Key facts

• $517 HOA
• Community pool
• Built 1970

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 35% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $47k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 21% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 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 1970 — 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: 1.62% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.29%
• DSCR: 1.59
• GRM: 5.2

CMA / ARV

• ARV (median comp): $123,578
• List price: $149,900
• Delta: 21.30%
• 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: 32.7%
• Equity multiple: 3.56×
• Total profit: $107,339
• Equity at exit: $135,042

10-year hold

• IRR: 28.3%
• Equity multiple: 8.07×
• Total profit: $296,803
• Equity at exit: $291,223

Cash invested: $41,972 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,422 high
• Mortgage (P&I): −$786
• Tax from tax record: −$83 /mo · $994/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$517
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $398

Break-even live

Break-even rent $1,918

Max offer price $149,900

Occupancy floor 79%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,900	$2.00	13d	3	0.07mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	23d	6	0.27mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	13d	8	0.27mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	13d	3	0.27mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	23d	1	0.34mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$2,258	$2.55	13d	12	0.42mi
262 SE Monterey Ave Stuart, FL	3.0	1.0	1001	$3,500	$3.50	23d	1	0.56mi
333 SE Martin Ave Unit 1F Stuart, FL	2.0	1.0	778	$1,800	$2.31	23d	1	0.61mi
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	23d	3	0.93mi
906 SE Tarpon Ave Unit B Stuart, FL	1.0	1.0	600	$1,350	$2.25	23d	1	1.44mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$1,900	$2.28	21d	1	1.47mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$3,800	$4.57	23d	1	1.47mi

HOA detail condo

• Monthly dues: $517 · $6,204/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $149,900 Active 303 DOM
2. 2026-06-17
   days on market $149,900 Active 302 DOM
3. 2026-06-16
   days on market $149,900 Active 301 DOM
4. 2026-06-15
   days on market $149,900 Active 300 DOM
5. 2026-06-14
   days on market $149,900 Active 298 DOM
6. 2026-06-13
   days on market $149,900 Active 297 DOM
7. 2026-06-10
   days on market $149,900 Active 295 DOM
8. 2026-06-09
   days on market $149,900 Active 294 DOM
9. 2026-06-08
   days on market $149,900 Active 293 DOM
10. 2026-06-07
    days on market $149,900 Active 292 DOM
11. 2026-06-03
    days on market $149,900 Active 288 DOM
12. 2026-06-02
    days on market $149,900 Active 287 DOM
13. 2026-06-01
    days on market $149,900 Active 286 DOM
14. 2026-05-31
    days on market $149,900 Active 285 DOM
15. 2026-05-31
    days on market $149,900 Active 284 DOM
16. 2026-04-02
    price $154,900 120-char remark

    Show marketing remark (120 chars)

    First Floor End Unit Light and Bright 2/2 with lots of upgrades including non slip tile floors throughout. 55+ community

17. 2026-03-05
    price $159,900 120-char remark

    Show marketing remark (120 chars)

    First Floor End Unit Light and Bright 2/2 with lots of upgrades including non slip tile floors throughout. 55+ community

18. 2026-01-16
    price $169,900 120-char remark

    Show marketing remark (120 chars)

    First Floor End Unit Light and Bright 2/2 with lots of upgrades including non slip tile floors throughout. 55+ community

19. 2025-11-29
    price $176,900 120-char remark

    Show marketing remark (120 chars)

    First Floor End Unit Light and Bright 2/2 with lots of upgrades including non slip tile floors throughout. 55+ community

20. 2025-10-21
    price $189,900 120-char remark

    Show marketing remark (120 chars)

    First Floor End Unit Light and Bright 2/2 with lots of upgrades including non slip tile floors throughout. 55+ community

21. 2025-08-19
    listed $197,000 Active 120-char remark

    Show marketing remark (120 chars)

    First Floor End Unit Light and Bright 2/2 with lots of upgrades including non slip tile floors throughout. 55+ community

22. 2022-08-25
    soldstatus $197,000
23. 2022-08-17
    soldstatus $197,000 Closed 484-char remark

    Show marketing remark (484 chars)

    Completely remodeled first floor 2 bedroom 2 bath corner unit! Doesn't get any better than this only a 7 minute drive to the beach! This beautiful 2/2 first floor condo with porch has brand new tile throughout, all new kitchen cabinets, all new appliances, new bathroom vanities, brand new hot water heater, newer A/C unit. Entire unit has been freshly painted and is move in ready. Vista Pines is a very well run active 55+ community with many amenities such as pool, clubhouse, etc.

24. 2022-08-03
    historical Active Under Contract 484-char remark

    Show marketing remark (484 chars)

    Completely remodeled first floor 2 bedroom 2 bath corner unit! Doesn't get any better than this only a 7 minute drive to the beach! This beautiful 2/2 first floor condo with porch has brand new tile throughout, all new kitchen cabinets, all new appliances, new bathroom vanities, brand new hot water heater, newer A/C unit. Entire unit has been freshly painted and is move in ready. Vista Pines is a very well run active 55+ community with many amenities such as pool, clubhouse, etc.

25. 2022-07-24
    price $215,000 484-char remark

    Show marketing remark (484 chars)

    Completely remodeled first floor 2 bedroom 2 bath corner unit! Doesn't get any better than this only a 7 minute drive to the beach! This beautiful 2/2 first floor condo with porch has brand new tile throughout, all new kitchen cabinets, all new appliances, new bathroom vanities, brand new hot water heater, newer A/C unit. Entire unit has been freshly painted and is move in ready. Vista Pines is a very well run active 55+ community with many amenities such as pool, clubhouse, etc.

26. 2022-07-20
    price $229,000 484-char remark

    Show marketing remark (484 chars)

    Completely remodeled first floor 2 bedroom 2 bath corner unit! Doesn't get any better than this only a 7 minute drive to the beach! This beautiful 2/2 first floor condo with porch has brand new tile throughout, all new kitchen cabinets, all new appliances, new bathroom vanities, brand new hot water heater, newer A/C unit. Entire unit has been freshly painted and is move in ready. Vista Pines is a very well run active 55+ community with many amenities such as pool, clubhouse, etc.

27. 2022-07-04
    status Active 484-char remark

    Show marketing remark (484 chars)

    Completely remodeled first floor 2 bedroom 2 bath corner unit! Doesn't get any better than this only a 7 minute drive to the beach! This beautiful 2/2 first floor condo with porch has brand new tile throughout, all new kitchen cabinets, all new appliances, new bathroom vanities, brand new hot water heater, newer A/C unit. Entire unit has been freshly painted and is move in ready. Vista Pines is a very well run active 55+ community with many amenities such as pool, clubhouse, etc.

28. 2022-07-04
    historical Active Under Contract 484-char remark

    Show marketing remark (484 chars)

    Completely remodeled first floor 2 bedroom 2 bath corner unit! Doesn't get any better than this only a 7 minute drive to the beach! This beautiful 2/2 first floor condo with porch has brand new tile throughout, all new kitchen cabinets, all new appliances, new bathroom vanities, brand new hot water heater, newer A/C unit. Entire unit has been freshly painted and is move in ready. Vista Pines is a very well run active 55+ community with many amenities such as pool, clubhouse, etc.

29. 2022-06-21
    listed $239,000 Active 484-char remark

    Show marketing remark (484 chars)

    Completely remodeled first floor 2 bedroom 2 bath corner unit! Doesn't get any better than this only a 7 minute drive to the beach! This beautiful 2/2 first floor condo with porch has brand new tile throughout, all new kitchen cabinets, all new appliances, new bathroom vanities, brand new hot water heater, newer A/C unit. Entire unit has been freshly painted and is move in ready. Vista Pines is a very well run active 55+ community with many amenities such as pool, clubhouse, etc.

30. 2021-12-17
    soldstatus $104,100
31. 1995-11-29
    soldstatus $38,500
32. 1994-08-04
    soldstatus $38,000

ⓘ 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: $994 · $83/mo
• Projected year-2 tax: $1,244 · $104/mo
• Expected delta: +$250/yr (+$21/mo · 25.1%)

ⓘ 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) · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $29,061
• − Mortgage interest: −$8,397
• − Property taxes: −$994
• − Insurance: −$1,547
• − Repairs & maintenance: −$2,325
• − Management: −$2,325
• − HOA: −$6,204
• − Depreciation: −$4,361
• Taxable income: $2,908
• Est. tax owed @ 24.0%: −$698
• After-tax cash flow: $4,082/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

+307.6% since first listed

17 events — show timeline

• 2026-04-02 Price Changed $154,900 Beaches MLS
• 2026-03-05 Price Changed $159,900 Beaches MLS
• 2026-01-16 Price Changed $169,900 Beaches MLS
• 2025-11-29 Price Changed $176,900 Beaches MLS
• 2025-10-21 Price Changed $189,900 Beaches MLS
• 2025-08-19 Listed $197,000 Beaches MLS
• 2022-08-25 Sold (Public Records) $197,000 Public Records
• 2022-08-17 Sold (MLS) $197,000 Beaches MLS
• 2022-08-03 Contingent — Beaches MLS
• 2022-07-24 Price Changed $215,000 Beaches MLS
• 2022-07-20 Price Changed $229,000 Beaches MLS
• 2022-07-04 Relisted — Beaches MLS
• 2022-07-04 Contingent — Beaches MLS
• 2022-06-21 Listed $239,000 Beaches MLS
• 2021-12-17 Sold (Public Records) $104,100 Public Records
• 1995-11-29 Sold (Public Records) $38,500 Public Records
• 1994-08-04 Sold (Public Records) $38,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $994 · -0.1% YoY. Source: county tax records.