3212 S Lakeview Cir · Fort Pierce, FL 34949

$350,000

2 bd · 2.0 ba · 1,305 sqft · SingleFamily · 20 Days on market

Built 1982 Good condition $268/sqft · 25% below area Est $468k · 25% under ↓ 14% since listing

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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 +17.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Rent growth +5.0/5.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to coastal living. Remodeled 2-bed, 2-bath home offers the perfect blend of comfort, style, and income potential. Large open concept layout and vaulted ceilings. Enjoy private beach boardwalk access just steps away. There& apos; s an onsite marina, perfect for boating enthusiasts, and a large heated pool ideal for year-round enjoyment. Being sold furnished with all new appliances. Currently generating approximately $3,500 per month in seasonal rental income. Whether you & acirc; & euro; & trade; re looking for a coastal retreat, vacation rental, or income-producing property, this home delivers relaxed beachside living with modern upgrades and amenities.

Key facts

• Onsite marina
• Large heated pool
• Built 1982

Tags

• PRIVATE BEACH BOARDWALK ACCESS
• ONSITE MARINA
• LARGE HEATED POOL
• FURNISHED WITH NEW APPLIANCES
• OPPORTUNITY TO BUY BOAT SLIP

🏷️ Possibly a rental listed for sale. The $350,000 price doesn't fit this home's estimated sale value (~$467,794) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $216 ($3k/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 $342k (2.3% below list).
• Recommended offer: $342k (2.3% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.0% in Fort Pierce — 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 76/100 on livability (#226 in FL, #3,360 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, amenities F, employment F.
• 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 rising fast (+13.6%/yr); 501 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 119d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 43% of the median local income ($95k/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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $98k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 11567% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $341,979 (2.3% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.46%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $467,794
• List price: $350,000
• Delta: -25.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3206 S Lakeview Cir #1101	0.09mi	2/2.0	1,305 (0%)	4mo	$295,000	$226	93
3212 S Lakeview Cir #10205	0.20mi	2/2.0	1,305 (0%)	2mo	$285,000	$218	89
3268 Lakeshore Dr	0.02mi	3/2.0 (+1)	1,586 (+22%)	2mo	$450,000	$284	68
3206 S Lakeview Cir #1105	0.09mi	2/2.0	1,080 (-17%)	4mo	$250,000	$231	67
3206 S Lakeview Cir #1206	0.09mi	3/2.0 (+1)	1,494 (+14%)	1mo	$337,500	$226	66
223 River Walk #12	0.11mi	3/2.0 (+1)	1,586 (+22%)	1mo	$475,000	$299	64
3200 N Highway A1a #103	0.17mi	2/2.0	1,040 (-20%)	4mo	$300,000	$288	64
2801 N Hwy A1a Apt E	0.32mi	2/2.0	1,088 (-17%)	1mo	$259,000	$238	59
3223 S Lakeview Cir Unit 20-8	0.24mi	3/2.5 (+1)	1,516 (+16%)	1mo	$420,000	$277	56
4200 N Highway A1a #311	1.35mi	2/2.0	1,053 (-19%)	1mo	$280,000	$266	39
4200 N A1a Hwy #614	1.35mi	2/2.0	1,060 (-19%)	3mo	$350,000	$330	38
4200 N Hwy A1a Unit 812	1.35mi	2/2.0	1,053 (-19%)	3mo	$330,000	$313	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.75×
• Total profit: $-24,767
• Equity at exit: $52,186

10-year hold

• IRR: 8.6%
• Equity multiple: 1.80×
• Total profit: $78,813
• Equity at exit: $30,262

Cash invested: $98,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 3 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $350,000 ($218/sqft)
• Median days on market: 12 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +64.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34949

• Home prices YoY: -7.5%
• Rents YoY: 13.6%
• Active inventory: 501
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,420 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$718
• Net cashflow: $216

Break-even live

Break-even rent $3,146

Max offer price $350,000

Occupancy floor 89%

Sensitivity live

Price	-10% $458	-5% $337	+0% $216	+5% $95	+10% $-25
Rent	-10% $-54	-5% $81	+0% $216	+5% $351	+10% $487
Rate	-1.0pp $393	-0.5pp $305	base $216	+0.5pp $126	+1.0pp $33

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: $87,500
• Closing costs: $10,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3206 S Lakeview Cir #1105 Hutchinson Island, FL	2.0	2.0	1080	$2,500	$2.31	117d	1	0.08mi
3150 North Highway A1A Fort Pierce, FL	3.0	2.0	1867	$3,800	$2.04	6d	1	0.13mi
3150 North Highway A1A Apt 1101N Fort Pierce, FL	2.0	2.0	1800	$3,700	$2.06	119d	1	0.13mi
3150 N Highway A1A #902 Hutchinson Island, FL	3.0	2.0	1867	$3,800	$2.04	119d	1	0.13mi
3120 N Highway A1A #1302 Hutchinson Island, FL	3.0	2.0	1867	$6,000	$3.21	6d	1	0.15mi
3120 N Highway A1A #1302 Hutchinson Island, FL	3.0	2.0	1867	$6,000	$3.21	119d	1	0.15mi
3207 S Lakeview Cir Fort Pierce, FL	2.0	2.0	1305	$2,750	$2.11	6d	1	0.16mi
3100 North Highway A1A Unit Pco5 Fort Pierce, FL	2.0	2.0	1207	$3,200	$2.65	6d	1	0.16mi
3200 N Highway A1A #209 Hutchinson Island, FL	2.0	2.0	1040	$2,800	$2.69	119d	1	0.17mi
3200 N Highway A1A #1208 Hutchinson Island, FL	2.0	2.0	1040	$3,200	$3.08	119d	1	0.17mi
3100 N Highway A1A Hutchinson Island, FL	2.0	2.0	1415	$5,000	$3.53	0d	3	0.19mi
2800 N Highway A1A Hutchinson Island, FL	2.0	2.0	1306	$3,100	$2.37	0d	4	0.34mi
2800 N Highway A1A Hutchinson Island, FL	2.0	2.0	1373	$3,972	$2.89	119d	6	0.34mi
2711 N Highway A1A Unit I Hutchinson Island, FL	2.0	1.5	1088	$2,100	$1.93	6d	1	0.35mi
2700 N Highway A1A Hutchinson Island, FL	2.0	2.0	1402	$4,845	$3.46	2d	3	0.40mi
2700 N Highway A1A Hutchinson Island, FL	2.0	2.0	1470	$3,750	$2.55	109d	3	0.40mi
1002 Shorewinds Dr Apt B Fort Pierce, FL	2.0	2.5	1088	$2,250	$2.07	119d	1	0.44mi
2319 Tamarind Dr Fort Pierce, FL	2.0	1.0	975	$2,150	$2.21	6d	1	0.83mi
3870 Jimmy Buffett Memorial Hwy Unit 906 Fort Pierce, FL	2.0	2.0	1239	$3,500	$2.82	119d	1	0.91mi
3870 North Highway A1A Ph 6 Fort Pierce, FL	2.0	2.0	1395	$4,200	$3.01	6d	1	0.92mi
3870 N Highway A1A #304 Hutchinson Island, FL	2.0	2.0	1187	$5,500	$4.63	119d	1	0.92mi
3870 N Highway A1A #102 Hutchinson Island, FL	2.0	2.0	1187	$3,350	$2.82	119d	1	0.92mi
3870 N Highway A1A #405 Hutchinson Island, FL	2.0	2.0	1187	$4,500	$3.79	6d	1	0.92mi
3870 N Highway A1A #604 Hutchinson Island, FL	2.0	2.0	1187	$5,000	$4.21	119d	1	0.92mi
3870 N Highway A1A #202 Fort Pierce, FL	2.0	2.0	1187	$3,000	$2.53	119d	1	0.92mi
3870 N Highway A1A #301 Fort Pierce, FL	2.0	2.0	1239	$2,600	$2.10	119d	1	0.92mi
3880 N Highway A1A #102 Hutchinson Island, FL	2.0	2.0	1405	$2,900	$2.06	6d	1	0.93mi
3880 N Highway A1A #802 Hutchinson Island, FL	2.0	2.0	1405	$4,500	$3.20	119d	1	0.93mi
4200 N Highway A1A #511 Hutchinson Island, FL	2.0	2.0	1053	$3,500	$3.32	6d	1	1.36mi
4200 N Highway A1A #1111 Hutchinson Island, FL	2.0	2.0	1053	$3,800	$3.61	119d	1	1.36mi
4200 N Highway A1A #413 Hutchinson Island, FL	2.0	2.0	1053	$3,000	$2.85	119d	1	1.36mi
4200 N Highway A1A #215 Hutchinson Island, FL	2.0	2.0	1053	$2,100	$1.99	6d	1	1.36mi
4200 N Highway A1A #1111 Hutchinson Island, FL	2.0	2.0	1053	$3,800	$3.61	6d	1	1.36mi
4200 N Highway A1A #711 Hutchinson Island, FL	2.0	2.0	1053	$2,800	$2.66	6d	1	1.36mi
4225 N Highway A1A #18 Hutchinson Island, FL	2.0	1.5	1234	$2,400	$1.94	119d	1	1.39mi
4225 N Highway A1A #17 Hutchinson Island, FL	2.0	1.5	1234	$2,500	$2.03	119d	1	1.39mi
4225 N Highway A1A #20 Hutchinson Island, FL	2.0	1.5	1234	$2,850	$2.31	6d	1	1.39mi
4225 N Highway A1A #20 Hutchinson Island, FL	2.0	1.5	1234	$3,000	$2.43	119d	1	1.39mi
4250 N Highway A1A #805 Fort Pierce, FL	2.0	2.0	1053	$3,300	$3.13	119d	1	1.40mi
4250 N Highway A1A #302 Hutchinson Island, FL	2.0	2.0	1053	$2,300	$2.18	6d	1	1.40mi

Listing history 18 events

1. 2026-06-15
   days on market $350,000 Active 20 DOM
2. 2026-06-14
   days on market $350,000 Active 18 DOM
3. 2026-06-13
   days on market $350,000 Active 17 DOM
4. 2026-06-10
   days on market $350,000 Active 15 DOM
5. 2026-06-09
   days on market $350,000 Active 14 DOM
6. 2026-06-08
   days on market $350,000 Active 13 DOM
7. 2026-06-07
   days on market $350,000 Active 12 DOM
8. 2026-06-05
   days on market $350,000 Active 9 DOM
9. 2026-06-03
   days on market $350,000 Active 8 DOM
10. 2026-06-02
    days on market $350,000 Active 7 DOM
11. 2026-06-01
    days on market $350,000 Active 6 DOM
12. 2026-05-31
    days on market $350,000 Active 5 DOM
13. 2026-05-30
    days on market $350,000 Active 4 DOM
14. 2026-05-26
    listed $350,000 Active
15. 2024-07-19
    historical $3,000
16. 2024-06-27
    listed $3,000
17. 2024-02-03
    historical $3,500
18. 2024-02-02
    listed $3,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥106°F today · 29 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: $41,037
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$2,548
• − Repairs & maintenance: −$3,283
• − Management: −$3,283
• − Depreciation: −$10,182
• Taxable loss: −$3,113
• Est. tax savings @ 24.0%: +$747
• After-tax cash flow: $3,344/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $6,525–$19,575 screening

This remodeled 2-bedroom, 2-bathroom home offers a good condition with modern upgrades and amenities, making it an attractive investment for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Rental HVAC maintenance — Ensures comfort and reduces utility costs ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Chester A. Moore Elementary School F FL #1,969/2,144 Nat'l #28,475/41,679 Middle Dan Mccarty Middle School F FL #542/571 Nat'l #11,007/14,009 High Treasure Coast High School F FL #312/667 Nat'l #8,724/17,239

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

B Composite livability gradescore 76/100

Livability — Fort Pierce

• Score: 76/100
• State rank: #226
• US rank: #3360

Category grades

Amenities F Commute A+ Cost of living A+ Crime D+ Employment F Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Lucie County · 338,016 people
• City population: 78,556
• Metro: Port St. Lucie, FL
• Population (ZIP): 7,470
• Household income: $94,949
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Cuban 3%
• Common ancestry: Romanian 7% Lithuanian 6% Italian 5%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 4% German/W. Germanic 1% Russian/Polish/Slavic 1%

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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: ▼ -48.89%
• Current HPI: 601.12
• Rent YoY: ▲ 13.64%
• Metro: Port St. Lucie, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

-14.3% since first listed

4 events — show timeline

• 2024-07-19 Rental Removed $3,000 RMLSFL
• 2024-06-27 Listed for Rent $3,000 RMLSFL
• 2024-02-03 Rental Removed $3,500 RMLSFL
• 2024-02-02 Listed for Rent $3,500 RMLSFL