2600 SE Ocean Blvd Unit P7 · Stuart, FL 34996

$139,900

2 bd · 2.0 ba · 1,089 sqft · Condo public records · 44 Days on market

Built 1971 $128/sqft · 7% above area Est $131k · 7% over $559/mo HOA · 22% 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 +29.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• ARV discount +4.3/15.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lovely, bright, fully furnished, 1st floor end unit with washer & dryer right outside front door. Corian counters in kitchen, All appliances & AC are 2 years new. Very spacious with large lanai with pull down shades to block the afternoon sun. This condo is in a very quiet spot and borders a wooded area on the side & large green space behind. Large walk-in closet in Master. Master bath is shower only. Master bedroom sliders open to lanai, as well. Very active community with pool, shuffleboard, billiard room, exercise room, library, dance floor, clubhouse. Condo association fee covers insurance on the bldg, roof, basic cable, water and sewer. 7-10 minutes to beach or fishing with shopping, doctors, library and hospital close by All measurement of rooms is estimated.

Key facts

• Clubhouse
• Billiards
• Accordion shutters

Tags

• CORIAN COUNTERTOP
• ACCORDION SHUTTERS
• CLUBHOUSE
• BILLIARDS
• LIBRARY
• GAME ROOM

Property features AI

Finance

• Financial info: Association fee applies
• HOA & community: Homeowners association with monthly fee; Association fees cover management, common areas, cable TV, insurance, laundry, grounds and structure maintenance, recreation facilities, reserve fund, road maintenance, sewer, taxes, trash and water; Community features include clubhouse, fitness center, pool, billiard and game rooms, library, barbecue, shuffleboard, kitchen facilities, and property manager on-site; Non-gated community; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Security: Storm/security shutters
• Utilities: Public water; Public sewer; Utilities connected
• Home design: 2-story property; Resale construction
• Construction: Block and concrete construction
• Exterior features: Covered patio; Patio; Storm/security shutters; Community pool

Interior

• Kitchen: Dishwasher; Electric range / Range; Microwave; Disposal; Refrigerator
• Bedrooms: 2 possible bedrooms (both on the main level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, individual controls); Central air conditioning (electric)
• Interior features: Shutters on windows; Partially furnished; Primary bedroom on the downstairs level; Living/dining room
• Laundry & utility: Laundry facilities available in the community (on-site)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 15 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).

Forward outlook

• In year one you build about $15k of equity ($967 loan paydown + $14k 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 $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $1.26M (90%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 22% 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 $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.85% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.42%
• DSCR: 1.69
• GRM: 4.5

CMA / ARV

• ARV (median comp): $130,632
• List price: $139,900
• Delta: 7.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.2%
• Equity multiple: 3.67×
• Total profit: $104,452
• Equity at exit: $126,033

10-year hold

• IRR: 29.6%
• Equity multiple: 8.32×
• Total profit: $286,579
• Equity at exit: $271,795

Cash invested: $39,172 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,592 high
• Mortgage (P&I): −$734
• Tax from tax record: −$193 /mo · $2,321/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$559
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $437

Break-even live

Break-even rent $2,039

Max offer price $139,900

Occupancy floor 78%

Sensitivity live

Price	-10% $516	-5% $476	+0% $437	+5% $397	+10% $358
Rent	-10% $232	-5% $334	+0% $437	+5% $539	+10% $642
Rate	-1.0pp $507	-0.5pp $472	base $437	+0.5pp $401	+1.0pp $364

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	14d	3	0.07mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	24d	6	0.27mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	14d	8	0.27mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	14d	3	0.27mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	24d	1	0.34mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$2,258	$2.55	14d	12	0.42mi
1196 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1309	$4,300	$3.28	24d	1	0.49mi
262 SE Monterey Ave Stuart, FL	3.0	1.0	1001	$3,500	$3.50	24d	1	0.56mi
333 SE Martin Ave Unit 1F Stuart, FL	2.0	1.0	778	$1,800	$2.31	24d	1	0.61mi
175 SE Saint Lucie Blvd Stuart, FL	2.0	2.0–2.5	1300	$2,600	$2.00	24d	4	0.62mi
150 SE Four Winds Dr Unit B303 Stuart, FL	2.0	2.0	1359	$2,500	$1.84	24d	1	0.75mi
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	24d	3	0.93mi
217 SE Coconut Ave Stuart, FL	2.0	1.0	1197	$5,000	$4.18	24d	1	1.13mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$3,800	$4.57	24d	1	1.47mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$1,900	$2.28	21d	1	1.47mi

HOA detail condo

• Monthly dues: $559 · $6,708/yr
• Likely covers: watersewercablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $139,900 Active 44 DOM
2. 2026-06-17
   days on market $139,900 Active 43 DOM
3. 2026-06-16
   days on market $139,900 Active 42 DOM
4. 2026-06-15
   days on market $139,900 Active 41 DOM
5. 2026-06-14
   days on market $139,900 Active 39 DOM
6. 2026-06-13
   days on market $139,900 Active 38 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   days on market $139,900 Active 36 DOM
9. 2026-06-09
   days on market $139,900 Active 35 DOM
10. 2026-06-08
    days on market $139,900 Active 34 DOM
11. 2026-06-07
    days on market $139,900 Active 33 DOM
12. 2026-06-03
    days on market $139,900 Active 29 DOM
13. 2026-06-02
    days on market $139,900 Active 28 DOM
14. 2026-06-01
    days on market $139,900 Active 27 DOM
15. 2026-05-31
    days on market $139,900 Active 26 DOM
16. 2026-05-31
    days on market $139,900 Active 25 DOM
17. 2026-05-05
    price $139,900 592-char remark
18. 2026-04-30
    listed $1,399,000 Active 592-char remark
19. 2019-07-10
    soldstatus $110,000
20. 2016-12-20
    soldstatus $80,000
21. 2016-12-15
    soldstatus $80,000 Closed 794-char remark

    Show marketing remark (794 chars)

    Lovely, bright, fully furnished, 1st floor end unit with washer & dryer right outside front door. Corian counters in kitchen, All appliances & AC are 2 years new. Very spacious with large lanai with pull down shades to block the afternoon sun. This condo is in a very quiet spot and borders a wooded area on the side & large green space behind. Large walk-in closet in Master. Master bath is shower only. Master bedroom sliders open to lanai, as well. Very active community with pool, shuffleboard, billiard room, exercise room, library, dance floor, clubhouse. Condo association fee covers insurance on the bldg, roof, basic cable, water and sewer. 7-10 minutes to beach or fishing with shopping, doctors, library and hospital close by All measurement of rooms is estimated.

22. 2016-11-03
    status Pending 794-char remark

    Show marketing remark (794 chars)

    Lovely, bright, fully furnished, 1st floor end unit with washer & dryer right outside front door. Corian counters in kitchen, All appliances & AC are 2 years new. Very spacious with large lanai with pull down shades to block the afternoon sun. This condo is in a very quiet spot and borders a wooded area on the side & large green space behind. Large walk-in closet in Master. Master bath is shower only. Master bedroom sliders open to lanai, as well. Very active community with pool, shuffleboard, billiard room, exercise room, library, dance floor, clubhouse. Condo association fee covers insurance on the bldg, roof, basic cable, water and sewer. 7-10 minutes to beach or fishing with shopping, doctors, library and hospital close by All measurement of rooms is estimated.

23. 2016-10-28
    status Active 794-char remark

    Show marketing remark (794 chars)

    Lovely, bright, fully furnished, 1st floor end unit with washer & dryer right outside front door. Corian counters in kitchen, All appliances & AC are 2 years new. Very spacious with large lanai with pull down shades to block the afternoon sun. This condo is in a very quiet spot and borders a wooded area on the side & large green space behind. Large walk-in closet in Master. Master bath is shower only. Master bedroom sliders open to lanai, as well. Very active community with pool, shuffleboard, billiard room, exercise room, library, dance floor, clubhouse. Condo association fee covers insurance on the bldg, roof, basic cable, water and sewer. 7-10 minutes to beach or fishing with shopping, doctors, library and hospital close by All measurement of rooms is estimated.

24. 2016-09-22
    historical Contingent 794-char remark

    Show marketing remark (794 chars)

    Lovely, bright, fully furnished, 1st floor end unit with washer & dryer right outside front door. Corian counters in kitchen, All appliances & AC are 2 years new. Very spacious with large lanai with pull down shades to block the afternoon sun. This condo is in a very quiet spot and borders a wooded area on the side & large green space behind. Large walk-in closet in Master. Master bath is shower only. Master bedroom sliders open to lanai, as well. Very active community with pool, shuffleboard, billiard room, exercise room, library, dance floor, clubhouse. Condo association fee covers insurance on the bldg, roof, basic cable, water and sewer. 7-10 minutes to beach or fishing with shopping, doctors, library and hospital close by All measurement of rooms is estimated.

25. 2016-09-09
    listed $85,000 Active 794-char remark

    Show marketing remark (794 chars)

    Lovely, bright, fully furnished, 1st floor end unit with washer & dryer right outside front door. Corian counters in kitchen, All appliances & AC are 2 years new. Very spacious with large lanai with pull down shades to block the afternoon sun. This condo is in a very quiet spot and borders a wooded area on the side & large green space behind. Large walk-in closet in Master. Master bath is shower only. Master bedroom sliders open to lanai, as well. Very active community with pool, shuffleboard, billiard room, exercise room, library, dance floor, clubhouse. Condo association fee covers insurance on the bldg, roof, basic cable, water and sewer. 7-10 minutes to beach or fishing with shopping, doctors, library and hospital close by All measurement of rooms is estimated.

26. 1997-08-04
    soldstatus $47,500
27. 1988-06-01
    soldstatus $53,000

ⓘ 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: $2,321 · $193/mo
• Projected year-2 tax: $2,321 · $193/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 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: $31,104
• − Mortgage interest: −$7,837
• − Property taxes: −$2,321
• − Insurance: −$1,497
• − Repairs & maintenance: −$2,488
• − Management: −$2,488
• − HOA: −$6,708
• − Depreciation: −$4,070
• Taxable income: $3,695
• Est. tax owed @ 24.0%: −$887
• After-tax cash flow: $4,356/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

+164.0% since first listed

11 events — show timeline

• 2026-05-05 Price Changed $139,900 MCRTC
• 2026-04-30 Listed $1,399,000 MCRTC
• 2019-07-10 Sold (Public Records) $110,000 Public Records
• 2016-12-20 Sold (Public Records) $80,000 Public Records
• 2016-12-15 Sold (MLS) $80,000 Beaches MLS
• 2016-11-03 Pending — Beaches MLS
• 2016-10-28 Relisted — Beaches MLS
• 2016-09-22 Contingent — Beaches MLS
• 2016-09-09 Listed $85,000 Beaches MLS
• 1997-08-04 Sold (Public Records) $47,500 Public Records
• 1988-06-01 Sold (Public Records) $53,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,321 · -6.1% YoY. Source: county tax records.