1186 SW Tropical Ter · Stuart, FL 34997

$259,900

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 24 Days on market

Built 1998 7,405 sqft lot Est $210k · 24% over

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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 +16.6/30.0
• DSCR +5.1/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• 1% rule +3.8/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable mobile home in Tropical Farms! 1999, 3 bedroom 2 bath, 1100 sf home located on . 17 acre lot. Needs some cosmetic TLC, and appliances. 6' x 8' metal shed on property.

Key facts

• 7,405 sq ft lot
• 5 parking spots
• Built 1998

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK, no restrictions)
• Financial info: No land lease

Exterior

• Parking: Unpaved parking with 5 open spaces
• Utilities: Well water; Septic tank; 150 amp electric service; Sewer and water available
• Home design: Manufactured home (double wide); Single-story; Faces north; Entry level: One
• Construction: Vinyl siding and wood frame construction; Modular double-wide structure; Rolled/hot mop roof; Block raised foundation; Skirt: Other; Mobile dimensions approximately 48' x 24'
• Exterior features: Shed(s); Interior lot; Asphalt road frontage (public maintained road)

Interior

• Kitchen: Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat strip); Central air conditioning with ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Roman tub; Negotiable furnishings; Single-hung metal windows
• Laundry & utility: In-unit laundry room with washer and dryer hookups (electric dryer hookup, washer hookup); Water softener (owned)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $157 ($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 $228k (12.3% below list).
• Recommended offer: $228k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.5% 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: Crystal Lake Elementary School (math 51% / reading 58%, grade C, #892 of 2,144 statewide, top 44%, 441 students, 38% FRL); Dr. David L. Anderson Middle School (math 51% / reading 46%, grade C-, #274 of 571 statewide, top 50%, 1,035 students, 63% FRL); South Fork High School (math 36% / reading 48%, grade F, #275 of 667 statewide, top 42%, 1,810 students, 51% FRL).
• Market conditions: Rents rising (+2.7%/yr); 595 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 35% 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 $2k of loan paydown is wiped out by about $8k 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 24 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 2 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 $22k; list at $260k implies a 1081% 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 $227,946 (12.3% 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. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $209,664
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1228 SW Buckskin Trl	0.07mi	3/2.0 (+1)	1,170 (+2%)	15mo	$184,200	$157	77
1177 SW Buckskin Trl	0.02mi	3/2.0 (+1)	1,295 (+12%)	8mo	$240,000	$185	67
8088 SW Wildwood Dr	0.14mi	2/2.0	1,014 (-12%)	16mo	$185,000	$182	60
1713 SW College St	0.46mi	1/1.0 (-1)	1,008 (-12%)	2mo	$175,000	$174	46

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-32,866
• Equity at exit: $38,752

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-18,725
• Equity at exit: $22,471

Cash invested: $72,772 (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: 595
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,279 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$173 /mo · $2,076/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $157

Break-even live

Break-even rent $2,081

Max offer price $259,900

Occupancy floor 88%

Sensitivity live

Price	-10% $304	-5% $230	+0% $157	+5% $83	+10% $9
Rent	-10% $-24	-5% $67	+0% $157	+5% $247	+10% $337
Rate	-1.0pp $287	-0.5pp $223	base $157	+0.5pp $89	+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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
626 SW Rustic Cir Stuart, FL	3.0	1.0	870	$3,500	$4.02	24d	1	1.45mi

Listing history 23 events

1. 2026-06-21
   statusdays on market $259,900 Active Under Contract 24 DOM
2. 2026-06-18
   days on market $259,900 Active 21 DOM
3. 2026-06-17
   days on market $259,900 Active 20 DOM
4. 2026-06-16
   days on market $259,900 Active 19 DOM
5. 2026-06-15
   days on market $259,900 Active 18 DOM
6. 2026-06-14
   days on market $259,900 Active 16 DOM
7. 2026-06-13
   days on market $259,900 Active 15 DOM
8. 2026-06-10
   days on market $259,900 Active 13 DOM
9. 2026-06-09
   days on market $259,900 Active 12 DOM
10. 2026-06-08
    days on market $259,900 Active 11 DOM
11. 2026-06-07
    days on market $259,900 Active 10 DOM
12. 2026-06-03
    days on market $259,900 Active 6 DOM
13. 2026-06-02
    days on market $259,900 Active 5 DOM
14. 2026-06-01
    days on market $259,900 Active 4 DOM
15. 2026-05-31
    days on market $259,900 Active 3 DOM
16. 2026-05-31
    days on market $259,900 Active 2 DOM
17. 2026-05-28
    listed $259,900 Active
18. 2026-05-21
    price $259,900
19. 2016-01-11
    price $22,000 178-char remark

    Show marketing remark (178 chars)

    Affordable mobile home in Tropical Farms! 1999, 3 bedroom 2 bath, 1100 sf home located on . 17 acre lot. Needs some cosmetic TLC, and appliances. 6' x 8' metal shed on property.

20. 2011-05-06
    price $32,900 178-char remark

    Show marketing remark (178 chars)

    Affordable mobile home in Tropical Farms! 1999, 3 bedroom 2 bath, 1100 sf home located on . 17 acre lot. Needs some cosmetic TLC, and appliances. 6' x 8' metal shed on property.

21. 2011-05-06
    soldstatus $22,000 178-char remark

    Show marketing remark (178 chars)

    Affordable mobile home in Tropical Farms! 1999, 3 bedroom 2 bath, 1100 sf home located on . 17 acre lot. Needs some cosmetic TLC, and appliances. 6' x 8' metal shed on property.

22. 2010-09-27
    listed $32,900 178-char remark

    Show marketing remark (178 chars)

    Affordable mobile home in Tropical Farms! 1999, 3 bedroom 2 bath, 1100 sf home located on . 17 acre lot. Needs some cosmetic TLC, and appliances. 6' x 8' metal shed on property.

23. 1994-06-01
    soldstatus $32,000

ⓘ 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: $2,076 · $173/mo
• Projected year-2 tax: $2,157 · $180/mo
• Expected delta: +$81/yr (+$7/mo · 3.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $27,354
• − Mortgage interest: −$14,558
• − Property taxes: −$2,076
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,188
• − Management: −$2,188
• − Depreciation: −$7,561
• Taxable loss: −$2,518
• Est. tax savings @ 24.0%: +$604
• After-tax cash flow: $2,483/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
• City population: 65,812
• 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

+712.2% since first listed

7 events — show timeline

• 2026-05-28 Listed $259,900 Beaches MLS
• 2026-05-21 Price Changed $259,900 Beaches MLS
• 2016-01-11 Price Changed $22,000 MCRTC
• 2011-05-06 Sold (MLS) $22,000 MCRTC
• 2011-05-06 Price Changed $32,900 MCRTC
• 2010-09-27 Listed $32,900 MCRTC
• 1994-06-01 Sold (Public Records) $32,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,076 · +1.6% YoY. Source: county tax records.