1094 SW Cairo Ave · Port St. Lucie, FL 34953

$345,000

3 bd · 2.0 ba · 1,359 sqft · SingleFamily public records · 46 Days on market

Built 1992 0.26 ac lot Est $341k · at est.

---

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).

• Cash flow +14.7/30.0
• ARV discount +7.0/15.0
• DSCR +4.5/10.0
• Schools +3.7/10.0
• 1% rule +2.9/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this 3-bedroom, 2-bath, 2-car garage home located in a convenient Port Saint Lucie location! Built in 1992, this property is a true handyman special—perfect for investors or buyers looking to renovate and make it their own. The home features A BRAND NEW A/C UNIT, tall ceilings that enhance the sense of space, a dedicated laundry room for added convenience, and an in-ground heated pool ideal for year-round enjoyment. Solar panels are already in place, offering potential energy savings. Situated on a canal, the property provides added privacy and a peaceful backyard setting. With solid bones and desirable features, this home is full of potential for the right buyer

Key facts

• New a/c unit
• Solar panels
• Peaceful backyard

Tags

• NEW A/C UNIT
• DEDICATED LAUNDRY ROOM
• IN-GROUND HEATED POOL
• SOLAR PANELS
• CANAL LOCATION
• PEACEFUL BACKYARD

Property features AI

Exterior

• Parking: Six total parking spaces; Attached 2-car garage; Covered driveway/garage parking
• Utilities: Public water; Public sewer; Cable available; Electricity availability unspecified; Water and sewer services available
• Home design: Single-family home; One story; Resale property; Accessible approach with ramp; Solar energy generation; Faces southeast
• Construction: Wood frame construction; Shingle roof; Built on a single-story foundation
• Exterior features: Private in-ground pool with solar heat, fenced; Shed on the property; City street frontage; Publicly maintained road access; Waterfront

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Tile; Wood and engineered wood
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: High ceilings with vaulted sections; Walk-in closets; Split bedroom layout
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (21.4% below list).
• Recommended offer: $271k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.9% in Port St. Lucie — 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.
• 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: Rents flat; 758 active listings in the ZIP; 32 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; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 38% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $65k; list at $345k implies a 428% gain — meaningful room to come down on a strong offer.

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 $271,265 (21.4% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.79% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $341,109
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2981 SW Ventura St	0.23mi	3/2.0	1,387 (+2%)	20mo	$349,900	$252	69
1232 SW Wellington Ave	0.32mi	3/2.0	1,451 (+7%)	8mo	$355,000	$245	67
2941 SW Van Buren Ter	0.20mi	3/2.0	1,540 (+13%)	2mo	$385,000	$250	67
2799 SW Savona Blvd	0.48mi	3/2.0	1,290 (-5%)	3mo	$320,000	$248	66
3061 SW Bridge St	0.34mi	3/2.0	1,407 (+4%)	21mo	$158,200	$112	61
1024 SW Di Lido Ln	0.21mi	3/2.0	1,525 (+12%)	12mo	$350,000	$230	60
3008 SW Circle St	0.61mi	3/2.0	1,452 (+7%)	8mo	$365,000	$251	53
2656 SW Ace Rd	0.53mi	3/2.0	1,438 (+6%)	16mo	$435,000	$303	52
2920 SW Moody Ter	0.25mi	3/2.0	1,547 (+14%)	18mo	$375,000	$242	50
902 SW Dalton Ave	0.63mi	3/2.0	1,160 (-15%)	5mo	$319,999	$276	42
2841 SW Vittorio St	0.72mi	4/2.0 (+1)	1,370 (+1%)	23mo	$400,000	$292	41
3055 SW Lucerne St	0.69mi	3/2.0	1,552 (+14%)	21mo	$420,990	$271	27

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 · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.40×
• Total profit: $-57,618
• Equity at exit: $51,441

10-year hold

• IRR: -14.6%
• Equity multiple: 0.25×
• Total profit: $-71,982
• Equity at exit: $29,829

Cash invested: $96,600 (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 34953

• Home prices YoY: -10.1%
• Rents YoY: 0.2%
• Active inventory: 758
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,713 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$98 /mo · $1,181/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $92

Break-even live

Break-even rent $2,597

Max offer price $345,000

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1086 SW Eureka Ave Port Saint Lucie, FL	3.0	2.0	1508	$2,600	$1.72	14d	1	0.28mi
1021 SW Dubois Ave Port Saint Lucie, FL	3.0	2.0	1331	$2,400	$1.80	23d	1	0.48mi
2992 SW Lucerne St Port Saint Lucie, FL	3.0	2.0	1734	$2,500	$1.44	23d	1	0.64mi
3201 SW Collings Dr Port Saint Lucie, FL	3.0	2.0	1389	$2,616	$1.88	14d	1	0.83mi
273 SW Sterret Cir Port St. Lucie, FL	2.0	1.0	933	$1,775	$1.90	23d	1	0.86mi
3226 SW Nutley St Port Saint Lucie, FL	3.0	2.0	1552	$2,900	$1.87	23d	1	0.86mi
1217 SW Marmore Ave Port Saint Lucie, FL	3.0	2.0	1580	$3,700	$2.34	23d	1	0.92mi
1037 SW Payne Ave Port Saint Lucie, FL	4.0	2.0	1867	$3,200	$1.71	23d	1	0.96mi
602 SW Jeanne St Port Saint Lucie, FL	3.0	2.0	1061	$2,100	$1.98	23d	1	1.14mi
1025 SW Majorca Ave Port Saint Lucie, FL	3.0	2.0	1480	$3,300	$2.23	23d	1	1.14mi
518 SW Aster Rd Port Saint Lucie, FL	4.0	2.0	1773	$3,450	$1.95	23d	1	1.18mi
1050 SW Fenway Rd Port Saint Lucie, FL	2.0	2.0	1035	$2,000	$1.93	23d	1	1.20mi
2547 SW Kenilworth St Port Saint Lucie, FL	3.0	2.0	1674	$2,500	$1.49	14d	1	1.22mi
1900 SW Aledo Ln Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1060	$2,666	$2.52	14d	16	1.25mi
481 SW Aster Rd Port Saint Lucie, FL	3.0	2.0	1499	$3,000	$2.00	23d	1	1.27mi
3273 SW Rosser Blvd Port Saint Lucie, FL	4.0	2.0	1787	$2,600	$1.45	14d	1	1.28mi
581 SW Banks Ter Port Saint Lucie, FL	2.0	2.0	960	$2,100	$2.19	14d	1	1.28mi
3542 SW Viceroy St Port Saint Lucie, FL	4.0	2.0	1833	$2,536	$1.38	21d	1	1.29mi
3542 SW Viceroy St Port Saint Lucie, FL	4.0	2.0	1833	$2,380	$1.30	14d	1	1.29mi
1298 SW Crost Ave Port Saint Lucie, FL	4.0	2.0	1833	$2,566	$1.40	14d	1	1.32mi
662 SW Sandbar Ter Port Saint Lucie, FL	4.0	2.0	1644	$2,366	$1.44	14d	1	1.35mi
1454 SW Medina Ave Port Saint Lucie, FL	3.0	2.0	1558	$2,395	$1.54	14d	1	1.38mi
613 SW Pueblo Ter Port Saint Lucie, FL	3.0	2.0	1209	$2,200	$1.82	14d	1	1.39mi
613 SW Pueblo Ter Port Saint Lucie, FL	3.0	2.0	1209	$2,200	$1.82	23d	1	1.39mi
1791 SW Porta Nuova Ter Port Saint Lucie, FL	3.0	2.5	1565	$2,000	$1.28	23d	1	1.39mi
426 SW Eastport Cir Port Saint Lucie, FL	4.0	3.0	1512	$2,810	$1.86	14d	1	1.39mi
1341 SW Oriole Ln Port Saint Lucie, FL	3.0	2.0	1698	$2,300	$1.35	23d	1	1.42mi
2617 SW Chestnut Ln Port Saint Lucie, FL	3.0	2.0	1457	$2,675	$1.84	23d	1	1.44mi
2325 SW Pamona St Port Saint Lucie, FL	2.0	1.0	912	$1,900	$2.08	14d	1	1.46mi
1766 SW Millikin Ave Port Saint Lucie, FL	2.0	1.0	1501	$1,800	$1.20	23d	1	1.47mi
2078 SW Idaho Ln Port Saint Lucie, FL	3.0	2.0	1800	$2,361	$1.31	14d	1	1.49mi
2351 SW Chestnut Ln Unit N/A Port St. Lucie, FL	3.0	2.0	1510	$3,000	$1.99	23d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $345,000 Active 46 DOM
2. 2026-06-17
   days on market $345,000 Active 45 DOM
3. 2026-06-16
   days on market $345,000 Active 44 DOM
4. 2026-06-15
   days on market $345,000 Active 43 DOM
5. 2026-06-14
   days on market $345,000 Active 41 DOM
6. 2026-06-13
   pricedays on market $345,000 Active 40 DOM
7. 2026-06-10
   days on market $349,000 Active 38 DOM
8. 2026-06-09
   days on market $349,000 Active 37 DOM
9. 2026-06-08
   days on market $349,000 Active 36 DOM
10. 2026-06-07
    days on market $349,000 Active 35 DOM
11. 2026-06-05
    days on market $349,000 Active 32 DOM
12. 2026-06-03
    days on market $349,000 Active 31 DOM
13. 2026-06-02
    days on market $349,000 Active 30 DOM
14. 2026-06-01
    days on market $349,000 Active 29 DOM
15. 2026-05-31
    days on market $349,000 Active 28 DOM
16. 2026-05-30
    days on market $349,000 Active 27 DOM
17. 2026-05-21
    status Active
18. 2026-05-15
    historical
19. 2026-04-27
    listed $349,000 Active
20. 1992-10-23
    soldstatus $65,300

ⓘ 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: $1,181 · $98/mo
• Projected year-2 tax: $2,864 · $239/mo
• Expected delta: +$1,682/yr (+$140/mo · 142.4%)

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,552
• − Mortgage interest: −$19,325
• − Property taxes: −$1,181
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,604
• − Management: −$2,604
• − Depreciation: −$10,036
• Taxable loss: −$4,925
• Est. tax savings @ 24.0%: +$1,182
• After-tax cash flow: $2,281/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 — Port St. Lucie

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

Census & demographics

• Census place: Port St. Lucie, FL
• County: Saint Lucie County · 337,150 people
• City population: 221,051
• Metro: Port St. Lucie, FL
• Population (ZIP): 86,875
• Household income: $85,667
• Rent vs Own: 13.1% rent · 86.9% own
• Severe rent burden: 857.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 42% Hispanic / Latino 28% Black 23% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Cuban 4% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 2% Estonian 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 69% English-only · Spanish 19% French/Haitian/Cajun 6% Other Indo-European 3%

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: ▼ -44.19%
• Current HPI: 392.7681
• Rent YoY: ▲ 0.22%
• 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

+434.5% since first listed

4 events — show timeline

• 2026-05-21 Relisted — Beaches MLS
• 2026-05-15 Listing Removed — Beaches MLS
• 2026-04-27 Listed $349,000 Beaches MLS
• 1992-10-23 Sold (Public Records) $65,300 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,181 · +4.9% YoY. Source: county tax records.