1001 SE 16th Ct · Stuart, FL 34996

$425,000

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 10 Days on market

Built 1965 7,666 sqft lot Est $344k · 23% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.0/30.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Beach Lovers Paradise! Impeccably maintained & updated home located minutes from the beach & downtown Stuart. You're going to fall in love with this property! Upon arrival you'll notice the extended driveway space, metal roof, IMPACT windows & flawless lawn. Step inside & you'll instantly feel the coastal vibes as well as recognize the improvements. Updated flooring throughout, shiplap wall, new kitchen appliances, 5 1/4" baseboards, a revamped guest bath & completely updated master bath. Most likely, you'll be spending the majority of your time in the gorgous outdoor space. 2,000 sq feet of pavers offer outdoor living space & easy maintenance. Buried water line & underground electric so that you can add ambiance lighting & hookup a bar/garden sink. Additional features include fenced backyard, outdoor shower, gutters and a 22 KW generator. A/C was replaced in 2020, instant hot water heater added in 2017. A/C in laundry room. Wood carved fish, pavillion & swing included.

Key facts

• Covered back patio
• Newer metal roof
• Brick pavers

Tags

• NEWER METAL ROOF
• COMPLETE IMPACT WINDOWS
• AIR CONDITIONED LAUNDRY ROOM
• TANKLESS WATER HEATER
• COVERED BACK PATIO
• BRICK PAVERS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community

Exterior

• Parking: Attached carport (1 covered space, total 1 parking space); Has carport
• Security: Fenced
• Utilities: Electricity connected (110V and 220V); Public water; Septic tank
• Home design: Single-story home; Resale property; Faces south; Metal roof; Block and concrete construction
• Construction: Built with block and concrete; Metal roof
• Exterior features: Fenced yard; Corner lot with trees; Fruit trees; Outdoor shower; Covered and open patio/porch; Screened porch; Shed(s)

Interior

• Kitchen: Cooktop; Electric range; Dishwasher; Microwave; Refrigerator; Freezer; Icemaker
• Bedrooms: Bedroom 1 on main level (approx. 10 x 15); Bedroom 2 on main level (approx. 9 x 12); Additional room on main level (approx. 14 x 11)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Individual heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Blinds and drapes; Impact glass windows; Separate/formal dining room; Living/dining room; Separate shower; Primary bedroom on main level; Stacked bedrooms
• Laundry & utility: Washer; Dryer; Main-level laundry room (approx. 11 x 7); Electric tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-615 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (25.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (34.4% below list).
• Recommended offer: $279k (34.4% below list) — sets the bar for 1% rule.

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; 37 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; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 40% 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 $45k of equity ($3k loan paydown + $42k 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 ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 21y 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.

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 $278,888 (34.4% 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. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.66% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.20%
• DSCR: 0.72
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $344,448
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 SE Pathfinder Ave	0.31mi	3/2.0	1,224 (+11%)	12mo	$345,000	$282	57
929 SE Forrest Park Dr	0.50mi	3/2.0	1,058 (-4%)	16mo	$330,000	$312	56
607 SE Cortez Ave	0.70mi	3/2.0	1,176 (+6%)	2mo	$350,000	$298	55
817 SE Palm Beach Rd	0.55mi	3/2.0	1,034 (-6%)	11mo	$235,000	$227	54
918 SE Dolphin Dr	0.73mi	3/2.0	1,170 (+6%)	9mo	$365,000	$312	49
1301 SE Sand Dollar Ln	0.39mi	3/2.0	1,218 (+10%)	23mo	$430,000	$353	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 19.9%
• Equity multiple: 2.62×
• Total profit: $192,286
• Equity at exit: $382,874

10-year hold

• IRR: 18.2%
• Equity multiple: 6.02×
• Total profit: $596,976
• Equity at exit: $825,682

Cash invested: $119,000 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,789 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$412 /mo · $4,945/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $-615

Break-even live

Break-even rent $3,567

Max offer price $316,416

Occupancy floor —

Sensitivity live

Price	-10% $-374	-5% $-494	+0% $-615	+5% $-735	+10% $-855
Rent	-10% $-835	-5% $-725	+0% $-615	+5% $-505	+10% $-394
Rate	-1.0pp $-401	-0.5pp $-507	base $-615	+0.5pp $-725	+1.0pp $-837

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1604 SE Apache Ave Stuart, FL	4.0	2.0	1404	$3,300	$2.35	24d	1	0.14mi
801 SE Central Pkwy #7 Stuart, FL	2.0	2.0	1046	$2,150	$2.06	14d	1	0.47mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$1,900	$2.28	21d	1	0.60mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$3,800	$4.57	24d	1	0.60mi
2118 SE Edler Dr Unit B Stuart, FL	2.0	2.0	876	$1,995	$2.28	24d	1	0.64mi
400 SE Central Pkwy Stuart, FL	1.0–2.0	1.0–2.0	918	$2,640	$2.87	14d	16	0.66mi
2124 SE Edler Dr Stuart, FL	2.0	2.0	876	$1,800	$2.05	24d	1	0.66mi
1215 SE Glenwood Dr Stuart, FL	2.0	2.0	1089	$1,859	$1.71	14d	10	0.74mi
345 SE Angler Dr Stuart, FL	3.0	2.5	1475	$2,650	$1.80	21d	1	0.74mi
801 SE Central Ave Stuart, FL	3.0	1.0	899	$2,300	$2.56	14d	1	0.90mi
85 SE Hancock St Stuart, FL	1.0–2.0	1.0–2.0	1278	$2,300	$1.80	14d	2	0.95mi
2759 SE Birmingham Dr Stuart, FL	2.0	2.5	1191	$2,600	$2.18	24d	1	0.96mi
47 SE Sedona Cir #203 Stuart, FL	3.0	2.5	1450	$2,200	$1.52	24d	1	0.98mi
44 SE Sedona Cir #201 Stuart, FL	3.0	2.0	1443	$2,200	$1.52	24d	1	0.98mi
217 SE Coconut Ave Stuart, FL	2.0	1.0	1197	$5,000	$4.18	24d	1	1.02mi
3001 SE Aster Ln #908 Stuart, FL	2.0	2.0	1209	$2,100	$1.74	24d	1	1.03mi
333 SE Martin Ave Unit 1F Stuart, FL	2.0	1.0	778	$1,800	$2.31	24d	1	1.12mi
1900 S Kanner Hwy Unit 2-203 Stuart, FL	2.0	2.0	1086	$1,800	$1.66	14d	1	1.15mi
3031 SE Aster Ln Unit 608 Stuart, FL	2.0	2.0	1019	$1,870	$1.84	24d	1	1.15mi
3151 SE Aster Ln #1306 Stuart, FL	2.0	2.0	1034	$1,800	$1.74	24d	1	1.17mi
950 S Kanner Hwy Stuart, FL	1.0–2.0	1.0–2.0	850	$2,000	$2.35	14d	4	1.17mi
950 S Kanner Hwy Stuart, FL	1.0–2.0	1.0–2.5	1062	$2,000	$1.88	24d	5	1.17mi
950 S Kanner Hwy Stuart, FL	2.0	2.0	1019	$1,888	$1.85	21d	3	1.17mi
1871 SW Palm City Rd Unit G401 Stuart, FL	3.0	2.0	1289	$2,200	$1.71	24d	1	1.23mi
3266 SE Aster Ln Unit H246 Stuart, FL	2.0	2.0	1200	$2,100	$1.75	24d	1	1.25mi
3236 SE Aster Ln Unit M225 Stuart, FL	2.0	2.0	1200	$2,500	$2.08	24d	1	1.25mi
1290 SE Parkview Pl Unit A2 Stuart, FL	2.0	2.0	1021	$1,800	$1.76	21d	1	1.29mi
1571 SE Hampshire Way #104 Stuart, FL	3.0	2.0	1210	$2,500	$2.07	24d	1	1.30mi
3302 SE Aster Ln Stuart, FL	2.0	2.0	888	$1,900	$2.14	24d	1	1.31mi
2600 S Kanner Hwy Stuart, FL	1.0–2.0	1.5–2.0	890	$1,950	$2.19	14d	3	1.32mi
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,900	$2.00	14d	3	1.33mi
310 SE Denver Ave Unit 2 Stuart, FL	2.0	2.0	1300	$2,900	$2.23	14d	1	1.34mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$2,728	$3.09	14d	12	1.39mi
1950 SW Palm City Rd Stuart, FL	2.0	2.0	1031	$3,150	$3.05	24d	3	1.44mi
1950 SW Palm City Rd Unit 4-4205 Stuart, FL	2.0	2.0	938	$2,400	$2.56	14d	1	1.44mi
175 SE Saint Lucie Blvd Stuart, FL	2.0	2.0–2.5	1300	$2,600	$2.00	24d	4	1.45mi
1868 SW Palm City Rd Apt 202 Stuart, FL	2.0	2.0	1191	$2,900	$2.43	24d	1	1.48mi

Listing history 9 events

1. 2026-06-18
   days on market $425,000 Active 10 DOM
2. 2026-06-17
   days on market $425,000 Active 9 DOM
3. 2026-06-16
   days on market $425,000 Active 8 DOM
4. 2026-06-15
   days on market $425,000 Active 7 DOM
5. 2026-06-14
   days on market $425,000 Active 5 DOM
6. 2026-06-13
   days on market $425,000 Active 4 DOM
7. 2026-06-10
   days on market $425,000 Active 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $425,000 Active 1 DOM

ⓘ 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: $4,945 · $412/mo
• Projected year-2 tax: $4,945 · $412/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 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: $33,467
• − Mortgage interest: −$23,807
• − Property taxes: −$4,945
• − Insurance: −$2,125
• − Repairs & maintenance: −$2,677
• − Management: −$2,677
• − Depreciation: −$12,364
• Taxable loss: −$15,128
• Est. tax savings @ 24.0%: +$3,631
• After-tax cash flow: $-3,745/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

+113.6% since first listed

27 events — show timeline

• 2026-06-08 Listed $425,000 MCRTC
• 2022-04-20 Sold (Public Records) $455,000 Public Records
• 2022-04-12 Sold (MLS) $455,000 MCRTC
• 2022-04-06 Pending — MCRTC
• 2022-03-22 Contingent — MCRTC
• 2022-03-15 Price Changed $425,000 MCRTC
• 2022-03-15 Listed $399,000 MCRTC
• 2015-07-15 Sold (Public Records) $110,000 Public Records
• 2013-09-21 Listing Removed — Beaches MLS
• 2012-04-10 Listing Removed — Beaches MLS
• 2011-11-23 Listed $104,500 Beaches MLS
• 2011-10-13 Listing Removed — Beaches MLS
• 2011-09-20 Listed $83,750 Beaches MLS
• 2011-09-17 Listing Removed — MCRTC
• 2011-06-16 Listed $89,500 MCRTC
• 2009-06-22 Sold (Public Records) $75,000 Public Records
• 2009-06-16 Sold (MLS) $75,000 MCRTC
• 2009-04-05 Listed $75,000 MCRTC
• 2008-09-01 Listed $270,000 Beaches MLS
• 2006-11-21 Listing Removed — Beaches MLS
• 2006-11-13 Listed $259,500 Beaches MLS
• 2006-03-10 Sold (Public Records) $199,000 Public Records
• 2006-03-07 Sold (MLS) $199,000 MCRTC
• 2006-03-07 Price Changed $199,500 MCRTC
• 2006-02-02 Listing Removed — Beaches MLS
• 2005-12-12 Listed $199,500 Beaches MLS
• 2005-07-13 Listed $199,000 MCRTC

Property tax history

+13.1%/yr

Latest (2025): $4,945 · +1.9% YoY. Source: county tax records.