1701 SW Cashmere Blvd · Port St. Lucie, FL 34953

$317,000

3 bd · 2.0 ba · 1,358 sqft · SingleFamily public records · 5 Days on market

Built 1989 0.26 ac lot Est $346k · 8% under

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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 +15.9/30.0
• ARV discount +11.3/15.0
• DSCR +4.9/10.0
• Schools +3.7/10.0
• 1% rule +3.2/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEAR ST LUCIE WEST ON HIGH CORNER LOT. NEWLY PAINTED AND CARPETED. GE APPLIANCES INCLUDE WASHER, DRYER. WILL BE AVAILABLE AT END OF THE MONTH. CULLIGAN WATER CONDITIONER. SLIDERS FROM KITCHEN AND DINING ROOMS TO LARGE

Key facts

• Newer ac
• Split bedroom design
• Inviting living area

Tags

• SPACIOUS CORNER PARCEL
• BRIGHT AND AIRY LAYOUT
• VAULTED CEILINGS
• SPLIT BEDROOM DESIGN
• INVITING LIVING AREA
• NEWER AC

Property features AI

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $317k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/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 $260k (17.8% below list).
• Recommended offer: $260k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Manatee Academy K-8 (math 53% / reading 51%, grade C-, #990 of 2,144 statewide, top 48%, 1,664 students, 65% FRL); Southern Oaks Middle School (math 39% / reading 43%, grade F, #353 of 571 statewide, top 63%, 894 students, 76% 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 flat; 768 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 36% 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 25y 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 $168k; list at $317k implies a 89% 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 $260,482 (17.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.82% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $346,290
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1057 SW Bellevue Ave	0.23mi	3/2.0	1,304 (-4%)	13mo	$330,000	$253	72
1937 SW Aguero St	0.55mi	3/2.0	1,400 (+3%)	9mo	$375,000	$268	62
1131 SW Gardena Ave	0.52mi	3/2.0	1,410 (+4%)	15mo	$360,000	$255	57
950 SW Connecticut Ter	0.54mi	3/2.0	1,412 (+4%)	14mo	$393,000	$278	57
1801 SW Beeker St	0.72mi	3/2.0	1,284 (-5%)	7mo	$305,000	$238	51
1910 SW Dorado Ln	0.41mi	3/2.0	1,510 (+11%)	16mo	$385,000	$255	49
1353 SW Gastador Ave	0.56mi	3/2.0	1,160 (-15%)	2mo	$370,000	$319	48
819 SW Duncan Ter	0.72mi	3/2.0	1,302 (-4%)	14mo	$340,000	$261	47
881 SW Butterfly Ter	0.59mi	3/2.0	1,478 (+9%)	14mo	$329,000	$223	46
1913 SW Idaho Ln	0.58mi	3/3.0	1,200 (-12%)	11mo	$337,700	$281	41
873 SW Rocky Bayou Ter	0.73mi	3/2.0	1,552 (+14%)	3mo	$335,000	$216	40
833 SW Rocky Bayou Ter	0.67mi	3/2.0	1,552 (+14%)	16mo	$320,000	$206	32

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: -15.9%
• Equity multiple: 0.45×
• Total profit: $-48,923
• Equity at exit: $47,266

10-year hold

• IRR: -12.5%
• Equity multiple: 0.34×
• Total profit: $-58,217
• Equity at exit: $27,408

Cash invested: $88,760 (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: 768
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,605 high
• Mortgage (P&I): −$1,662
• Tax from tax record: −$112 /mo · $1,338/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $152

Break-even live

Break-even rent $2,413

Max offer price $317,000

Occupancy floor 89%

Sensitivity live

Price	-10% $331	-5% $242	+0% $152	+5% $62	+10% $-28
Rent	-10% $-54	-5% $49	+0% $152	+5% $255	+10% $358
Rate	-1.0pp $311	-0.5pp $232	base $152	+0.5pp $70	+1.0pp $-14

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: $79,250
• Closing costs: $9,510
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1292 SW Bellevue Ave Port Saint Lucie, FL	3.0	2.0	1200	$2,300	$1.92	15d	1	0.38mi
1280 SW Jacqueline Ave #1280 Port St. Lucie, FL	3.0	2.0	1416	$3,000	$2.12	25d	1	0.46mi
1331 SW Bellevue Ave Port Saint Lucie, FL	3.0	2.0	1328	$2,249	$1.69	25d	1	0.49mi
1080 SW Colorado Ave Port Saint Lucie, FL	3.0	2.0	1240	$2,150	$1.73	25d	1	0.62mi
1902 SW Aladdin St Port St Lucie, FL	3.0	2.0	1383	$2,350	$1.70	25d	1	0.81mi
2073 SW Capeador St Port Saint Lucie, FL	3.0	2.0	1250	$2,500	$2.00	25d	1	0.87mi
458 SW Talquin Ln Port Saint Lucie, FL	3.0	2.0	1370	$2,400	$1.75	15d	1	0.90mi
1750 SW Hampshire Ln Port Saint Lucie, FL	3.0	2.0	1597	$2,376	$1.49	15d	1	0.90mi
928 SW John Maccormack Ter Port Saint Lucie, FL	4.0	2.5	1802	$2,800	$1.55	15d	1	0.97mi
1402 SW Crest Ave Port Saint Lucie, FL	4.0	2.0	1827	$2,495	$1.37	25d	1	0.97mi
1829 SW California Blvd Port Saint Lucie, FL	3.0	2.0	1412	$2,116	$1.50	25d	1	0.99mi
1841 SW McAllister Ln Port Saint Lucie, FL	3.0	2.0	1146	$2,250	$1.96	23d	1	0.99mi
1341 SW Oriole Ln Port Saint Lucie, FL	3.0	2.0	1698	$2,300	$1.35	25d	1	1.05mi
1773 SW Cannon Ave Port Saint Lucie, FL	4.0	2.0	1833	$2,336	$1.27	15d	1	1.10mi
2078 SW Idaho Ln Port Saint Lucie, FL	3.0	2.0	1800	$2,361	$1.31	15d	1	1.11mi
1050 SW Fenway Rd Port Saint Lucie, FL	2.0	2.0	1035	$2,000	$1.93	25d	1	1.19mi
1813 SW Altman Ave Port Saint Lucie, FL	3.0	2.0	912	$2,200	$2.41	15d	1	1.21mi
615 SW Saint Thomas Cv Port Saint Lucie, FL	3.0	2.0	1672	$2,600	$1.56	15d	1	1.29mi
1626 SW Buffum Ln Port Saint Lucie, FL	4.0	2.0	1704	$2,600	$1.53	25d	1	1.30mi
708 SW Saint Vincent Cv Port St Lucie, FL	2.0	2.0	1327	$2,200	$1.66	15d	1	1.35mi
481 SW Voltair Ter Port Saint Lucie, FL	3.0	2.0	1056	$3,300	$3.12	25d	1	1.36mi
2325 SW Pamona St Port Saint Lucie, FL	2.0	1.0	912	$1,900	$2.08	15d	1	1.36mi
2180 SW Cameo Blvd Port Saint Lucie, FL	4.0	2.0	1796	$3,400	$1.89	25d	1	1.42mi
619 SW Post Ter Port Saint Lucie, FL	3.0	2.0	1827	$2,600	$1.42	25d	1	1.45mi
613 SW Pueblo Ter Port Saint Lucie, FL	3.0	2.0	1209	$2,200	$1.82	15d	1	1.48mi
613 SW Pueblo Ter Port Saint Lucie, FL	3.0	2.0	1209	$2,200	$1.82	25d	1	1.48mi

Listing history 17 events

1. 2026-06-03
   status $317,000 Pending 5 DOM
2. 2026-06-02
   days on market $317,000 Active 5 DOM
3. 2026-06-01
   days on market $317,000 Active 4 DOM
4. 2026-05-31
   days on market $317,000 Active 3 DOM
5. 2026-05-30
   days on market $317,000 Active 2 DOM
6. 2026-05-28
   listed $317,000 Active
7. 2022-06-20
   historical
8. 2022-05-24
   listed $325,000 Active
9. 2022-05-03
   historical
10. 2004-09-21
    soldstatus $167,500
11. 2002-03-08
    soldstatus $85,000
12. 2002-02-11
    soldstatus $85,000 217-char remark

    Show marketing remark (217 chars)

    NEAR ST LUCIE WEST ON HIGH CORNER LOT. NEWLY PAINTED AND CARPETED. GE APPLIANCES INCLUDE WASHER, DRYER. WILL BE AVAILABLE AT END OF THE MONTH. CULLIGAN WATER CONDITIONER. SLIDERS FROM KITCHEN AND DINING ROOMS TO LARGE

13. 2002-01-26
    historical 217-char remark

    Show marketing remark (217 chars)

    NEAR ST LUCIE WEST ON HIGH CORNER LOT. NEWLY PAINTED AND CARPETED. GE APPLIANCES INCLUDE WASHER, DRYER. WILL BE AVAILABLE AT END OF THE MONTH. CULLIGAN WATER CONDITIONER. SLIDERS FROM KITCHEN AND DINING ROOMS TO LARGE

14. 2001-11-02
    historical
15. 2001-06-21
    listed $89,900 217-char remark

    Show marketing remark (217 chars)

    NEAR ST LUCIE WEST ON HIGH CORNER LOT. NEWLY PAINTED AND CARPETED. GE APPLIANCES INCLUDE WASHER, DRYER. WILL BE AVAILABLE AT END OF THE MONTH. CULLIGAN WATER CONDITIONER. SLIDERS FROM KITCHEN AND DINING ROOMS TO LARGE

16. 2001-06-05
    listed $92,000
17. 1989-08-15
    soldstatus $84,000

ⓘ 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: $1,338 · $112/mo
• Projected year-2 tax: $2,631 · $219/mo
• Expected delta: +$1,293/yr (+$108/mo · 96.6%)

ⓘ 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: $31,258
• − Mortgage interest: −$17,757
• − Property taxes: −$1,338
• − Insurance: −$1,585
• − Repairs & maintenance: −$2,501
• − Management: −$2,501
• − Depreciation: −$9,222
• Taxable loss: −$3,645
• Est. tax savings @ 24.0%: +$875
• After-tax cash flow: $2,697/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

+277.4% since first listed

12 events — show timeline

• 2026-05-28 Listed $317,000 Beaches MLS
• 2022-06-20 Listing Removed — Beaches MLS
• 2022-05-24 Listed $325,000 Beaches MLS
• 2022-05-03 Coming Soon — Beaches MLS
• 2004-09-21 Sold (Public Records) $167,500 Public Records
• 2002-03-08 Sold (Public Records) $85,000 Public Records
• 2002-02-11 Sold (MLS) $85,000 Beaches MLS
• 2002-01-26 Listing Removed — Beaches MLS
• 2001-11-02 Listing Removed — Beaches MLS
• 2001-06-21 Listed $89,900 Beaches MLS
• 2001-06-05 Listed $92,000 Beaches MLS
• 1989-08-15 Sold (Public Records) $84,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,338 · +3.0% YoY. Source: county tax records.