1951 SW Palm City Rd Unit H · Stuart, FL 34994

$99,800

1 bd · 1.0 ba · 699 sqft · Condo public records · 52 Days on market

Built 1972 $143/sqft · 13% below area Est $115k · 13% under $643/mo HOA · 38% of rent

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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 +17.3/30.0
• ARV discount +13.3/15.0
• 1% rule +10.0/10.0
• DSCR +5.4/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Monterey Yacht and Country Club with UNLIMIED GOLF on Dye Family design course. The unit is close to amenities and overlooks the golf course. As you enter the unit through the glass/screen door into the foyer and close to the updated kitchen with replaced cabinets, sink was center to the window, tiled backsplash, laminated countertop plus workspace. White appliances. Tiled kitchen flooring, foyer, dining area and hall. Bathroom with tub/shower. Master bedroom has a walk-in closet and laminate flooring. Living room has laminate floor too. Sliding doors open onto the balcony which has 2 storage closets and great views. . Furniture is staying. Included is water, sewer, cable, wi

Key facts

• Tiled backsplash
• Walk-in closet
• Updated kitchen

Tags

• OVERLOOKS THE GOLF COURSE
• UPDATED KITCHEN
• TILED BACKSPLASH
• WALK-IN CLOSET
• SLIDING DOORS
• GREAT VIEWS

Property features AI

Finance

• Other: Senior community; Pets not allowed
• Financial info: Land lease: yes — $85 monthly (expires 2038-03-01)
• HOA & community: Has association; Monthly association fee; Association amenities: Billiard room, Clubhouse, Fitness center, Golf course, Hot water, On-site management, Picnic area, Shuffleboard court, Workshop area, Business center, Community room, Fishing pier, Heated pool, Internet included, Kitchen facilities, Library, Maintained community, Putting green, Recreation facilities, Manager on site; Association fee includes: Cable TV, Internet, Grounds maintenance, Structure maintenance, Sewer, Trash, Common areas, Golf, Hot water, Roof repairs, Recreation facility

Exterior

• Parking: Assigned parking; Guest parking (total 1 space)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Condominium; One level; Faces south
• Construction: Concrete block with stucco construction; Second/third floor concrete; Flat roof; Building constructed in 1951 (building name/number)
• Exterior features: Not waterfront; Other waterfront features

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric central heating (individual unit); Central individual cooling; Paddle fan(s)
• Interior features: Entrance foyer; Walk-in closet(s); Single-hung metal windows

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $73 ($880/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• Zoned schools: Stuart Middle School (math 55% / reading 55%, grade B-, #180 of 571 statewide, top 32%, 867 students, 49% FRL); Jensen Beach High School (math 53% / reading 71%, grade B-, #98 of 667 statewide, top 15%, 1,584 students, 36% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents soft (-0.7%/yr); 256 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 33% of the median local income ($63k/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 $690 of loan paydown is wiped out by about $3k 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 52 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $25k; list at $100k implies a 301% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,806 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.71% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 4.9

CMA / ARV

• ARV (median comp): $114,642
• List price: $99,800
• Delta: -12.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.42×
• Total profit: $-16,130
• Equity at exit: $14,881

10-year hold

• IRR: -25.7%
• Equity multiple: 0.08×
• Total profit: $-25,841
• Equity at exit: $8,629

Cash invested: $27,944 (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 34994

• Home prices YoY: -27.1%
• Rents YoY: -0.7%
• Active inventory: 256
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$523
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$42
• HOA: −$643
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $73

Break-even live

Break-even rent $1,619

Max offer price $99,800

Occupancy floor 91%

Sensitivity live

Price	-10% $130	-5% $102	+0% $73	+5% $45	+10% $17
Rent	-10% $-62	-5% $6	+0% $73	+5% $141	+10% $209
Rate	-1.0pp $124	-0.5pp $99	base $73	+0.5pp $47	+1.0pp $21

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: $24,950
• Closing costs: $2,994
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 S Kanner Hwy Stuart, FL	1.0–2.0	1.5–2.0	890	$1,650	$1.85	14d	3	0.41mi
400 SE Central Pkwy Stuart, FL	1.0–2.0	1.0–2.0	918	$1,895	$2.06	14d	16	0.62mi
950 S Kanner Hwy Stuart, FL	1.0–2.0	1.0–2.0	850	$1,495	$1.76	14d	4	0.76mi
1041 SE Monterey Rd Unit 2-4 Stuart, FL	1.0	1.0	424	$1,375	$3.24	22d	1	1.04mi
1081 SE Monterey Rd Unit 3-31 Stuart, FL	1.0	1.0	424	$1,200	$2.83	24d	1	1.05mi
633 SW Cleveland Ave Stuart, FL	1.0	1.0	548	$2,100	$3.83	14d	1	1.09mi
524 SW St Lucie Cres Stuart, FL	1.0	1.0	610	$1,925	$3.16	14d	5	1.18mi
2104 SE Edler Dr Stuart, FL	1.0	1.0	726	$1,500	$2.07	24d	1	1.22mi
906 SE Tarpon Ave Unit B Stuart, FL	1.0	1.0	600	$1,350	$2.25	24d	1	1.25mi
41 SW Seminole St Stuart, FL	3.0	1.0–2.5	1353	$8,333	$6.16	24d	3	1.45mi
3800 S Kanner Hwy Stuart, FL	3.0	1.0–2.0	970	$2,265	$2.34	14d	21	1.49mi

HOA detail condo

• Monthly dues: $643 · $7,716/yr
• Likely covers: watersewercable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $99,800 Active 52 DOM
2. 2026-06-17
   days on market $99,800 Active 51 DOM
3. 2026-06-16
   days on market $99,800 Active 50 DOM
4. 2026-06-15
   days on market $99,800 Active 49 DOM
5. 2026-06-14
   days on market $99,800 Active 47 DOM
6. 2026-06-13
   days on market $99,800 Active 46 DOM
7. 2026-06-10
   days on market $99,800 Active 44 DOM
8. 2026-06-09
   days on market $99,800 Active 43 DOM
9. 2026-06-08
   days on market $99,800 Active 42 DOM
10. 2026-06-07
    days on market $99,800 Active 41 DOM
11. 2026-06-03
    days on market $99,800 Active 37 DOM
12. 2026-06-02
    days on market $99,800 Active 36 DOM
13. 2026-06-01
    days on market $99,800 Active 35 DOM
14. 2026-05-31
    days on market $99,800 Active 34 DOM
15. 2026-05-31
    days on market $99,800 Active 33 DOM
16. 2026-04-26
    listed $99,800 Active 793-char remark
17. 2024-06-09
    historical
18. 2023-12-08
    listed $114,500 Active
19. 2000-04-17
    soldstatus $24,900
20. 1996-02-16
    soldstatus $24,000
21. 1985-04-01
    soldstatus $35,000

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $849 · $71/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 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: $20,537
• − Mortgage interest: −$5,590
• − Property taxes: −$849
• − Insurance: −$499
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − HOA: −$7,716
• − Depreciation: −$2,903
• Taxable loss: −$307
• Est. tax savings @ 24.0%: +$74
• After-tax cash flow: $953/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

• County: Martin County · 165,223 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 18,737
• Household income: $62,533
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 1408.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 21% Two or more races 12% Black 11%
• Hispanic origin (detail): Mexican 6% Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% Russian/Polish/Slavic 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: ▼ -130.08%
• Current HPI: 349.7061
• Rent YoY: ▼ -0.69%
• 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

+185.1% since first listed

6 events — show timeline

• 2026-04-26 Listed $99,800 Beaches MLS
• 2024-06-09 Listing Removed — Beaches MLS
• 2023-12-08 Listed $114,500 Beaches MLS
• 2000-04-17 Sold (Public Records) $24,900 Public Records
• 1996-02-16 Sold (Public Records) $24,000 Public Records
• 1985-04-01 Sold (Public Records) $35,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $849 · -13.3% YoY. Source: county tax records.