5818 SE Windsong Ln #212 · Port Salerno, FL 34997

$210,000

2 bd · 2.5 ba · 1,288 sqft · Townhouse · 254 Days on market

Built 1983 Fair condition 1,443 sqft lot Est $261k · 20% under $252/mo HOA · 11% of rent ↓ 14% since listing

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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 +16.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.2/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant IUST Left VACANT EZ TO Show & Sell!!! WALK TO THE POOL FROM THIS GREAT LOCATION IN COURT 2! UNIT NEEDS TO BE UPDATED SOLD AS-IS! NEW A/C AND HWH 2021 AND NEW FENCE 2024. NEW METAL MANSARD IN 2019 AND NEW ROOF 2002 EMERALD LAKES IS A GATED COMMUNITY WITH 2 POOLS,TENNIS PICKLEBALL! WALK TO SHOPS AND EZ ACCESS TO BEACHES AND PORT SALERNO WATERFRONT RESTAURANTS!

Key facts

• Gated community
• Walk to shops
• Ez access to beaches

Tags

• GATED COMMUNITY
• 2 POOLS
• TENNIS PICKLEBALL
• WALK TO SHOPS
• EZ ACCESS TO BEACHES

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $210k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.1% in Port Salerno — 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 70/100 on livability (#440 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A; Watch: schools D, amenities F, commute F.
• 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 rising (+2.7%/yr); 588 active listings in the ZIP; 30 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 36% of the median local income ($78k/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 $1k of loan paydown is wiped out by about $6k 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 254 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

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 $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $261,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5720 SE Windsong Ln #326	0.08mi	2/2.5	1,288 (0%)	1mo	$240,000	$186	96
5773 SE Windsong Ln #603	0.07mi	2/2.5	1,288 (0%)	1mo	$289,000	$224	96
5738 SE Windsong Ln #315	0.06mi	2/2.5	1,288 (0%)	3mo	$260,000	$202	95
5806 SE Windsong Ln #217	0.03mi	2/2.5	1,288 (0%)	6mo	$230,000	$179	94
6435 SE Windsong Ln #114	0.12mi	2/2.5	1,288 (0%)	2mo	$275,000	$214	93
5675 SE Windsong Ln	0.13mi	2/2.5	1,288 (0%)	2mo	$280,000	$217	92
5662 SE Windsong Ln #408	0.12mi	2/2.5	1,288 (0%)	4mo	$232,000	$180	91
5627 SE Windsong Ln #514	0.19mi	2/2.5	1,288 (0%)	2mo	$242,500	$188	90
6451 SE Windsong Ln	0.11mi	2/2.5	1,288 (0%)	7mo	$295,000	$229	89
5693 SE Windsong Ln #545	0.14mi	2/2.5	1,288 (0%)	6mo	$262,000	$203	88
5609 SE Windsong Ln	0.17mi	2/2.5	1,288 (0%)	8mo	$245,000	$190	85
4500 SE Salvatori Rd	0.57mi	3/2.0 (+1)	1,140 (-12%)	3mo	$250,000	$219	45

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 · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-25,812
• Equity at exit: $31,312

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-13,259
• Equity at exit: $18,157

Cash invested: $58,800 (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 34997

• Rents YoY: 2.7%
• Active inventory: 588
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,329 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$252
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $137

Break-even live

Break-even rent $2,156

Max offer price $210,000

Occupancy floor 89%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5881 SE Windsong Ln Stuart, FL	2.0	2.5	1288	$2,100	$1.63	14d	1	0.24mi
4421 SE Village Rd Stuart, FL	2.0	2.0	1080	$2,100	$1.94	23d	1	0.45mi
5688 SE Pine Ave Stuart, FL	3.0	2.0	1255	$2,510	$2.00	14d	1	0.51mi
5601 SE Laguna Ave Stuart, FL	2.0	1.0	1080	$2,200	$2.04	14d	1	0.59mi
4939 SE Salvatori Rd Stuart, FL	3.0	2.0	1334	$2,500	$1.87	23d	1	0.60mi
3882 SE Canvas Back Pl Stuart, FL	3.0	2.0	1575	$2,200	$1.40	23d	1	0.70mi
6535 SE Federal Hwy Stuart, FL	2.0	2.0	967	$1,750	$1.81	23d	1	0.79mi
6551 SE Federal Hwy #104 Stuart, FL	2.0	2.0	969	$2,000	$2.06	14d	1	0.84mi
6551 SE Federal Hwy Stuart, FL	2.0	2.0	969	$1,825	$1.88	21d	2	0.84mi
6537 SE Federal Hwy #102 Stuart, FL	2.0	2.0	969	$1,845	$1.90	14d	1	0.84mi
6553 SE Federal Hwy Unit 10-102 Stuart, FL	2.0	2.0	969	$1,750	$1.81	23d	1	0.84mi
4606 SE Binnacle Way Unit 1 Stuart, FL	2.0	1.0	928	$1,850	$1.99	14d	1	0.87mi
6531 SE Federal Hwy Stuart, FL	2.0	2.0	1100	$1,725	$1.57	14d	2	0.87mi
5968 SE Avalon Dr Stuart, FL	2.0	2.0	1176	$2,800	$2.38	14d	1	0.89mi
7073 SE Birchwood Ln Stuart, FL	2.0	2.0	1150	$1,750	$1.52	14d	1	0.99mi
4885 SE Capstan Ave #27 Stuart, FL	2.0	2.0	1273	$2,500	$1.96	23d	1	1.04mi
3257 SE Brook St Unit 3234 Stuart, FL	2.0	2.0	1400	$2,119	$1.51	23d	1	1.04mi
4650 SE Manatee Way Stuart, FL	3.0	2.5	1764	$5,900	$3.34	23d	1	1.05mi
5795 SE Mitzi Ln Stuart, FL	3.0	2.0	1315	$3,000	$2.28	23d	1	1.06mi
5359 SE Dell St Stuart, FL	3.0	2.0	1272	$2,800	$2.20	23d	1	1.14mi
4107 SE Barcelona St Stuart, FL	2.0	1.0	1224	$2,500	$2.04	23d	1	1.21mi
5152 SE Club Way #104 Stuart, FL	2.0	2.0	1358	$7,500	$5.52	14d	1	1.21mi
4987 SE Mariner Garden Cir Stuart, FL	3.0	2.5	1434	$2,650	$1.85	23d	1	1.27mi
5176 SE Mariner Garden Cir Stuart, FL	3.0	2.5	1554	$2,400	$1.54	23d	1	1.28mi
5156 SE Mariner Garden Cir Stuart, FL	3.0	2.5	1434	$2,400	$1.67	23d	1	1.29mi
5636 SE Foxcross Pl Stuart, FL	2.0	2.0	1598	$9,000	$5.63	14d	1	1.30mi
5064 SE Mariner Garden Cir Stuart, FL	3.0	2.5	1530	$2,400	$1.57	23d	1	1.34mi
4585 SE Federal Hwy Stuart, FL	1.0–3.0	1.0–2.0	1015	$2,326	$2.29	14d	27	1.40mi
4189 SE Saint Lucie Blvd Stuart, FL	2.0	2.5	1760	$5,500	$3.12	23d	1	1.43mi
4710 SE Glenridge Trl Stuart, FL	3.0	2.0	1442	$3,300	$2.29	14d	1	1.49mi

HOA detail

• Monthly dues: $252 · $3,024/yr
• Likely covers: waterpoolsecurity

Listing history 6 events

1. 2026-05-31
   days on market $210,000 Active 254 DOM
2. 2026-05-31
   days on market $210,000 Active 253 DOM
3. 2026-05-06
   price $210,000 373-char remark

   Show marketing remark (373 chars)

   Tenant IUST Left VACANT EZ TO Show & Sell!!! WALK TO THE POOL FROM THIS GREAT LOCATION IN COURT 2! UNIT NEEDS TO BE UPDATED SOLD AS-IS! NEW A/C AND HWH 2021 AND NEW FENCE 2024. NEW METAL MANSARD IN 2019 AND NEW ROOF 2002 EMERALD LAKES IS A GATED COMMUNITY WITH 2 POOLS,TENNIS PICKLEBALL! WALK TO SHOPS AND EZ ACCESS TO BEACHES AND PORT SALERNO WATERFRONT RESTAURANTS!

4. 2025-11-20
   price $220,000 373-char remark

   Show marketing remark (373 chars)

   Tenant IUST Left VACANT EZ TO Show & Sell!!! WALK TO THE POOL FROM THIS GREAT LOCATION IN COURT 2! UNIT NEEDS TO BE UPDATED SOLD AS-IS! NEW A/C AND HWH 2021 AND NEW FENCE 2024. NEW METAL MANSARD IN 2019 AND NEW ROOF 2002 EMERALD LAKES IS A GATED COMMUNITY WITH 2 POOLS,TENNIS PICKLEBALL! WALK TO SHOPS AND EZ ACCESS TO BEACHES AND PORT SALERNO WATERFRONT RESTAURANTS!

5. 2025-11-02
   price $235,000 373-char remark

   Show marketing remark (373 chars)

   Tenant IUST Left VACANT EZ TO Show & Sell!!! WALK TO THE POOL FROM THIS GREAT LOCATION IN COURT 2! UNIT NEEDS TO BE UPDATED SOLD AS-IS! NEW A/C AND HWH 2021 AND NEW FENCE 2024. NEW METAL MANSARD IN 2019 AND NEW ROOF 2002 EMERALD LAKES IS A GATED COMMUNITY WITH 2 POOLS,TENNIS PICKLEBALL! WALK TO SHOPS AND EZ ACCESS TO BEACHES AND PORT SALERNO WATERFRONT RESTAURANTS!

6. 2025-09-19
   listed $245,000 Active 373-char remark

   Show marketing remark (373 chars)

   Tenant IUST Left VACANT EZ TO Show & Sell!!! WALK TO THE POOL FROM THIS GREAT LOCATION IN COURT 2! UNIT NEEDS TO BE UPDATED SOLD AS-IS! NEW A/C AND HWH 2021 AND NEW FENCE 2024. NEW METAL MANSARD IN 2019 AND NEW ROOF 2002 EMERALD LAKES IS A GATED COMMUNITY WITH 2 POOLS,TENNIS PICKLEBALL! WALK TO SHOPS AND EZ ACCESS TO BEACHES AND PORT SALERNO WATERFRONT RESTAURANTS!

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,948
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,236
• − Management: −$2,236
• − HOA: −$3,024
• − Depreciation: −$6,109
• Taxable loss: −$1,620
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $2,029/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to update the kitchen and bathrooms, and replace worn flooring and cabinets. The location is desirable with access to amenities and a gated community.

Repairs flagged

• Major kitchen cabinets — dated and worn
• Major bathroom fixtures — dated and worn
• Major flooring — carpeted stairs and worn tiles
• Minor interior walls — light discoloration

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets — modernizes the space and increases value
• Both replace bathroom fixtures — modernizes the space and increases value
• Both replace flooring — modernizes the space and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
flooring · carpeted stairs and worn tiles	Major	$15,000–50,000
interior walls · light discoloration	Minor	$500–3,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets — modernizes the space and increases value ↑
• Both replace bathroom fixtures — modernizes the space and increases value ↑
• Both replace flooring — modernizes the space and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Port Salerno

• Score: 70/100
• State rank: #440
• US rank: #7873

Category grades

Amenities F Commute F Cost of living B Crime A Employment C Housing A+ Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Salerno, FL
• County: Martin County · 165,223 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 47,075
• Household income: $78,136
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 1323.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 9% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 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: ▼ -319.78%
• Current HPI: 336.7717
• Rent YoY: ▲ 2.71%
• 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

-14.3% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $210,000 Beaches MLS
• 2025-11-20 Price Changed $220,000 Beaches MLS
• 2025-11-02 Price Changed $235,000 Beaches MLS
• 2025-09-19 Listed $245,000 Beaches MLS