612 NW San Remo Cir · Port St. Lucie, FL 34986

$202,500

2 bd · 2.0 ba · 1,049 sqft · SingleFamily public records · 122 Days on market

Built 1995 1,590 sqft lot Est $216k · 6% under $476/mo HOA · 23% of rent

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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 +12.6/30.0
• ARV discount +10.3/15.0
• 1% rule +5.4/10.0
• DSCR +3.8/10.0
• Schools +3.7/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-Bd. , 2-Bth. , villa in park-like setting. Enclosed, private lanai, laundry room. Fabulous clubhouse, pool, spa, tennis, fitness ctr. , organized activities, 24 hour man-gated.

Key facts

• Quartz countertops
• Beautiful backsplash
• Title flooring

Tags

• 55 COMMUNITY
• TITLE FLOORING
• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• BEAUTIFUL BACKSPLASH
• NEWER LG WASHER

Property features AI

Finance

• Other: Senior community; Pets allowed (restrictions on number and size)
• HOA & community: Association with monthly HOA fee; Association amenities include: clubhouse, fitness center, game room, billiard room, library, management/manager on site, jogging path, sidewalks, street lights, tennis courts, pickleball courts, shuffleboard court, bocce ball, recreation facilities, internet included

Exterior

• Parking: Detached carport (1 covered space)
• Security: Gated community with guard
• Utilities: Public water; Public sewer; Electric service: Three phase; Cable available
• Home design: Villa; Single-story; Resale; Faces south
• Construction: Built by Lennar (model: BOUGENVILLA); CBS construction; Composition/shingle roof; One-story structure
• Exterior features: Covered patio; Screened patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Water purifier (owned)
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Cathedral and vaulted ceilings; Walk-in closet(s)
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $202k.

Deal economics

• At list price, monthly cash flow is $-26 ($-311/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (2.3% below list).
• Meets the 1% rule at list price ($2k rent vs $202k).
• Recommended offer: $178k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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.
• Zoned schools: Windmill Point Elementary School (math 49% / reading 51%, grade D+, #1,070 of 2,144 statewide, top 51%, 1,006 students, 68% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL).
• Market conditions: Rents rising (+1.6%/yr); 491 active listings in the ZIP; 11 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 32% of the median local income ($80k/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.
• 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 122 days — a 12% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $62k; list at $202k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $178,200 (12.0% 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. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
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: 1.04% ✓
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $216,094
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 NW San Remo Cir	0.10mi	2/2.0	1,037 (-1%)	2mo	$180,325	$174	92
1128 NW Lombardy Dr	0.25mi	2/2.0	1,037 (-1%)	6mo	$198,000	$191	82
697 NW San Remo Cir	0.11mi	2/2.0	1,037 (-1%)	14mo	$215,000	$207	82
541 NW San Remo Cir	0.06mi	2/2.0	1,066 (+2%)	21mo	$220,000	$206	78
557 NW San Remo Cir	0.08mi	2/2.0	1,190 (+13%)	18mo	$200,000	$168	59
451 NW Gibraltar Ct	0.32mi	2/2.0	1,145 (+9%)	14mo	$235,000	$205	59
1215 NW Sun Terrace Cir Unit C	0.40mi	2/2.0	1,152 (+10%)	15mo	$250,000	$217	52
1249 NW Sun Terrace Cir Unit 10D	0.28mi	2/2.0	1,152 (+10%)	23mo	$280,000	$243	52
537 NW Portofino Ln	0.45mi	2/2.0	1,176 (+12%)	22mo	$257,500	$219	40

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 · 1.57% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-37,249
• Equity at exit: $30,193

10-year hold

• IRR: -15.3%
• Equity multiple: 0.19×
• Total profit: $-45,649
• Equity at exit: $17,508

Cash invested: $56,700 (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 34986

• Home prices YoY: -7.2%
• Rents YoY: 1.6%
• Active inventory: 491
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$1,062
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$84
• HOA: −$476
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-26

Break-even live

Break-even rent $2,147

Max offer price $197,924

Occupancy floor 96%

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: $50,625
• Closing costs: $6,075
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
271 SW Palm Dr #304 Port Saint Lucie, FL	2.0	2.0	1033	$2,000	$1.94	14d	1	0.76mi
221 SW Palm Dr #108 Port Saint Lucie, FL	2.0	2.0	960	$2,000	$2.08	14d	1	0.78mi
131 SW Palm Dr #201 Port Saint Lucie, FL	1.0	1.0	868	$1,650	$1.90	23d	1	0.82mi
141 SW Palm Dr #306 Port Saint Lucie, FL	2.0	2.0	960	$1,850	$1.93	23d	1	0.86mi
181 SW Palm Dr #203 Port Saint Lucie, FL	2.0	2.0	1033	$1,800	$1.74	23d	1	0.88mi
161 SW Palm Dr #107 Port Saint Lucie, FL	3.0	2.0	1321	$1,999	$1.51	23d	1	0.88mi
367 NW Aurora St Port Saint Lucie, FL	2.0	1.0	940	$2,050	$2.18	14d	1	1.08mi
702 NW Orchid St Port Saint Lucie, FL	3.0	2.0	1499	$3,500	$2.33	23d	1	1.11mi
581 NW Cornell Ave Port Saint Lucie, FL	3.0	2.0	1035	$2,600	$2.51	23d	1	1.34mi
458 SW Talquin Ln Port Saint Lucie, FL	3.0	2.0	1370	$2,400	$1.75	14d	1	1.48mi
507 NW Billiar Ave Port St Lucie, FL	3.0	2.0	1249	$2,350	$1.88	21d	1	1.49mi

HOA detail

• Monthly dues: $476 · $5,712/yr
• Likely covers: poolsecurity

Listing history 25 events

1. 2026-06-18
   days on market $202,500 Active 122 DOM
2. 2026-06-17
   days on market $202,500 Active 121 DOM
3. 2026-06-16
   days on market $202,500 Active 120 DOM
4. 2026-06-15
   days on market $202,500 Active 119 DOM
5. 2026-06-14
   days on market $202,500 Active 117 DOM
6. 2026-06-13
   days on market $202,500 Active 116 DOM
7. 2026-06-10
   days on market $202,500 Active 114 DOM
8. 2026-06-09
   days on market $202,500 Active 113 DOM
9. 2026-06-08
   days on market $202,500 Active 112 DOM
10. 2026-06-07
    days on market $202,500 Active 111 DOM
11. 2026-06-05
    days on market $202,500 Active 108 DOM
12. 2026-06-03
    days on market $202,500 Active 107 DOM
13. 2026-06-02
    days on market $202,500 Active 106 DOM
14. 2026-06-01
    days on market $202,500 Active 105 DOM
15. 2026-05-31
    days on market $202,500 Active 104 DOM
16. 2026-05-30
    days on market $202,500 Active 103 DOM
17. 2026-03-26
    status Active
18. 2026-03-23
    historical Active Under Contract
19. 2026-03-12
    status Active
20. 2026-03-12
    price $202,500
21. 2026-03-01
    historical Active Under Contract
22. 2026-02-16
    listed $199,900 Active
23. 2010-12-23
    soldstatus $62,500 187-char remark

    Show marketing remark (187 chars)

    Charming 2-Bd. , 2-Bth. , villa in park-like setting. Enclosed, private lanai, laundry room. Fabulous clubhouse, pool, spa, tennis, fitness ctr. , organized activities, 24 hour man-gated.

24. 2010-11-09
    historical 187-char remark

    Show marketing remark (187 chars)

    Charming 2-Bd. , 2-Bth. , villa in park-like setting. Enclosed, private lanai, laundry room. Fabulous clubhouse, pool, spa, tennis, fitness ctr. , organized activities, 24 hour man-gated.

25. 2010-05-24
    listed $79,900 187-char remark

    Show marketing remark (187 chars)

    Charming 2-Bd. , 2-Bth. , villa in park-like setting. Enclosed, private lanai, laundry room. Fabulous clubhouse, pool, spa, tennis, fitness ctr. , organized activities, 24 hour man-gated.

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $1,681 · $140/mo
• Expected delta: +$793/yr (+$66/mo · 89.3%)

ⓘ 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: $25,373
• − Mortgage interest: −$11,343
• − Property taxes: −$888
• − Insurance: −$1,012
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − HOA: −$5,712
• − Depreciation: −$5,891
• Taxable loss: −$3,533
• Est. tax savings @ 24.0%: +$848
• After-tax cash flow: $537/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): 30,715
• Household income: $80,047
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 253.0

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 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 19% Black 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 3% Dominican 3%
• Common ancestry: Romanian 4% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 14% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▼ -19.55%
• Current HPI: 251.4856
• Rent YoY: ▲ 1.57%
• 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

+153.4% since first listed

9 events — show timeline

• 2026-03-26 Relisted — Beaches MLS
• 2026-03-23 Contingent — Beaches MLS
• 2026-03-12 Relisted — Beaches MLS
• 2026-03-12 Price Changed $202,500 Beaches MLS
• 2026-03-01 Contingent — Beaches MLS
• 2026-02-16 Listed $199,900 Beaches MLS
• 2010-12-23 Sold (MLS) $62,500 Beaches MLS
• 2010-11-09 Listing Removed — Beaches MLS
• 2010-05-24 Listed $79,900 Beaches MLS

Property tax history

-1.8%/yr

Latest (2025): $888 · -3.0% YoY. Source: county tax records.