1500 SE Royal Green Cir #203 · Port St. Lucie, FL 34952

$155,000

2 bd · 2.0 ba · 886 sqft · Condo public records · 102 Days on market

Built 1985 $364/mo HOA · 19% of rent

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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 +12.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT INVESTMENT OPPORTUNITY! AVAILABLE TO RENT IMMEDIATELY! ONLY 3% DOWN WITH CONVENTIONAL LOAN! Great move in ready 2/2 condo east of US1 close to the beach, shopping, dining and hospital. Updated light and bright kitchen over looks the dining room and large living room. New tile throughout living areas and master bedroom. Screened patio off the living room for extra space. In unit washer-dryer! Community includes pool and club house.

Key facts

• Prime location
• $364 HOA
• Parking

Tags

• PRIME LOCATION
• DIVERSE RANGE OF SHOPPING
• DIVERSE RANGE OF DINING
• DIVERSE RANGE OF ENTERTAINMENT
• WASHER AND DRYER IN UNIT

Property features AI

Finance

• Other: Resale condition
• Financial info: Pets allowed with breed restrictions
• HOA & community: On-site management (Midport Place); Clubhouse; Community pool; Parking; Monthly HOA (~$364) covering cable TV, grounds maintenance, sewer, trash, water, common areas, recreation facility, and pool service

Exterior

• Parking: Assigned parking; Guest parking (1 total parking space listed)
• Security: Security system
• Utilities: Public water; Public sewer; Cable available; Underground utilities; Water available; Sewer available
• Home design: Condominium; One living level; Second floor entry; Building A; 2-story building
• Construction: CBS construction; Permanent foundation
• Exterior features: Second-floor entry; Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Disposal; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms (main level)
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Security system; Unfurnished
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-26 ($-312/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (3.0% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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: Savanna Ridge Elementary School (math 40% / reading 45%, grade F, #1,383 of 2,144 statewide, top 65%, 452 students, 75% FRL); Southern Oaks Middle School (math 39% / reading 43%, grade F, #353 of 571 statewide, top 63%, 894 students, 76% FRL); Port St. Lucie High School (math 21% / reading 43%, grade F, #415 of 667 statewide, top 63%, 1,748 students, 67% FRL).
• Market conditions: Rents rising (+1.9%/yr); 645 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 37% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 102 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask is 9294% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $125k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $141,050 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.21% ✓
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-28,496
• Equity at exit: $23,111

10-year hold

• IRR: -14.4%
• Equity multiple: 0.22×
• Total profit: $-33,854
• Equity at exit: $13,402

Cash invested: $43,400 (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 34952

• Home prices YoY: -29.6%
• Rents YoY: 1.9%
• Active inventory: 645
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,883 high
• Mortgage (P&I): −$813
• Tax from tax record: −$272 /mo · $3,262/yr
• Insurance: −$65
• HOA: −$364
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-26

Break-even live

Break-even rent $1,916

Max offer price $150,408

Occupancy floor 96%

Sensitivity live

Price	-10% $62	-5% $18	+0% $-26	+5% $-70	+10% $-114
Rent	-10% $-175	-5% $-100	+0% $-26	+5% $48	+10% $123
Rate	-1.0pp $52	-0.5pp $13	base $-26	+0.5pp $-66	+1.0pp $-107

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1503 SE Royal Green Cir Unit V104 Port St. Lucie, FL	2.0	2.0	865	$1,750	$2.02	25d	1	0.06mi
1565 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,595	$2.26	15d	1	0.10mi
1550 SE Royal Green Cir Port St. Lucie, FL	2.0	2.0	782	$1,850	$2.37	15d	1	0.11mi
1520 SE Royal Green Cir Unit K-203 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	25d	1	0.11mi
1524 SE Royal Green Cir Unit Q102 Port St. Lucie, FL	2.0	2.0	865	$1,800	$2.08	15d	1	0.11mi
1562 SE Royal Green Cir Unit T-204 Port St. Lucie, FL	2.0	2.0	782	$1,900	$2.43	25d	1	0.12mi
1516 SE Royal Green Cir #202 Port St Lucie, FL	3.0	2.0	921	$2,100	$2.28	25d	1	0.14mi
1566 SE Royal Green Cir #203 Port St Lucie, FL	2.0	2.0	782	$2,000	$2.56	15d	1	0.18mi
1537 SE Royal Green Cir Unit E204 Port St. Lucie, FL	2.0	2.0	886	$1,750	$1.98	15d	1	0.20mi
1536 SE Royal Green Cir #101 Port St Lucie, FL	2.0	2.0	782	$1,750	$2.24	25d	1	0.24mi
1550 SE Royal Green Cir Unit P-203 Port St. Lucie, FL	2.0	2.0	782	$1,750	$2.24	25d	1	0.25mi
1548 SE Royal Green Cir Unit M-103 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	25d	1	0.28mi
1548 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,650	$2.34	15d	1	0.28mi
1455 SE Colchester Cir Port Saint Lucie, FL	2.0	2.0	921	$1,795	$1.95	15d	1	0.38mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	15d	6	0.52mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	15d	7	0.52mi
1500 SE Tiffany Club Pl Port Saint Lucie, FL	1.0–3.0	1.0–2.0	895	$1,922	$2.15	15d	7	0.63mi
9905 S US Highway 1 Port Saint Lucie, FL	1.0–2.0	1.0–2.0	966	$2,239	$2.32	15d	15	0.66mi
1456 SE Rivergreen Cir Port Saint Lucie, FL	2.0	2.0	921	$1,825	$1.98	15d	1	0.76mi
1350 SE La Haven Ct Port Saint Lucie, FL	2.0	2.0	1041	$2,100	$2.02	25d	1	0.78mi
2051 SE Hillmoor Dr Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1014	$2,539	$2.50	25d	15	0.87mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	25d	1	0.98mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	15d	15	1.32mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	25d	1	1.42mi

HOA detail condo

• Monthly dues: $364 · $4,368/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-21
   days on market $155,000 Active 102 DOM
2. 2026-06-18
   days on market $155,000 Active 99 DOM
3. 2026-06-17
   days on market $155,000 Active 98 DOM
4. 2026-06-16
   days on market $155,000 Active 97 DOM
5. 2026-06-15
   price $155,000 Active 96 DOM
6. 2026-06-15
   days on market $160,000 Active 96 DOM
7. 2026-06-14
   days on market $160,000 Active 94 DOM
8. 2026-06-13
   days on market $160,000 Active 93 DOM
9. 2026-06-10
   days on market $160,000 Active 91 DOM
10. 2026-06-09
    days on market $160,000 Active 90 DOM
11. 2026-06-08
    days on market $160,000 Active 89 DOM
12. 2026-06-07
    days on market $160,000 Active 88 DOM
13. 2026-06-05
    days on market $160,000 Active 85 DOM
14. 2026-06-03
    days on market $160,000 Active 84 DOM
15. 2026-06-02
    days on market $160,000 Active 83 DOM
16. 2026-06-01
    days on market $160,000 Active 82 DOM
17. 2026-05-31
    days on market $160,000 Active 81 DOM
18. 2026-05-30
    days on market $160,000 Active 80 DOM
19. 2026-05-21
    listed $1,650
20. 2026-05-21
    historical $1,650
21. 2026-05-13
    listed $1,650
22. 2026-04-06
    price $160,000
23. 2026-03-03
    listed $165,000 Active
24. 2026-02-08
    historical
25. 2025-07-25
    price $179,900
26. 2025-07-07
    listed $188,000 Active
27. 2024-02-09
    historical $1,600
28. 2024-01-27
    price $1,600
29. 2024-01-13
    listed $1,650
30. 2020-10-21
    soldstatus $125,000
31. 2020-10-16
    soldstatus $125,000 Closed 440-char remark

    Show marketing remark (440 chars)

    GREAT INVESTMENT OPPORTUNITY! AVAILABLE TO RENT IMMEDIATELY! ONLY 3% DOWN WITH CONVENTIONAL LOAN! Great move in ready 2/2 condo east of US1 close to the beach, shopping, dining and hospital. Updated light and bright kitchen over looks the dining room and large living room. New tile throughout living areas and master bedroom. Screened patio off the living room for extra space. In unit washer-dryer! Community includes pool and club house.

32. 2020-08-28
    historical Contingent 440-char remark

    Show marketing remark (440 chars)

    GREAT INVESTMENT OPPORTUNITY! AVAILABLE TO RENT IMMEDIATELY! ONLY 3% DOWN WITH CONVENTIONAL LOAN! Great move in ready 2/2 condo east of US1 close to the beach, shopping, dining and hospital. Updated light and bright kitchen over looks the dining room and large living room. New tile throughout living areas and master bedroom. Screened patio off the living room for extra space. In unit washer-dryer! Community includes pool and club house.

33. 2020-08-24
    listed $129,900 Active 440-char remark

    Show marketing remark (440 chars)

    GREAT INVESTMENT OPPORTUNITY! AVAILABLE TO RENT IMMEDIATELY! ONLY 3% DOWN WITH CONVENTIONAL LOAN! Great move in ready 2/2 condo east of US1 close to the beach, shopping, dining and hospital. Updated light and bright kitchen over looks the dining room and large living room. New tile throughout living areas and master bedroom. Screened patio off the living room for extra space. In unit washer-dryer! Community includes pool and club house.

34. 2020-08-18
    historical
35. 2020-08-03
    price $131,500
36. 2020-07-06
    price $133,000
37. 2020-06-30
    price $136,000
38. 2020-06-10
    listed $138,000 Active
39. 2004-04-01
    soldstatus $88,900
40. 2001-09-11
    soldstatus $45,000

ⓘ 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: $3,262 · $272/mo
• Projected year-2 tax: $3,262 · $272/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $22,592
• − Mortgage interest: −$8,682
• − Property taxes: −$3,262
• − Insurance: −$775
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − HOA: −$4,368
• − Depreciation: −$4,509
• Taxable loss: −$2,620
• Est. tax savings @ 24.0%: +$629
• After-tax cash flow: $317/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): 42,655
• Household income: $61,628
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 1759.0

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 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 19% Two or more races 14% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Hispanic 1%
• Foreign-born: 18% · Canada, Jamaica, China
• Languages at home: 76% English-only · Spanish 16% French/Haitian/Cajun 3% Tagalog/Filipino 2%

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: ▼ -155.80%
• Current HPI: 371.0573
• Rent YoY: ▲ 1.92%
• 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

-96.3% since first listed

22 events — show timeline

• 2026-05-21 Listed for Rent $1,650 RMLSFL
• 2026-05-21 Rental Removed $1,650 GFLMLS
• 2026-05-13 Listed for Rent $1,650 GFLMLS
• 2026-04-06 Price Changed $160,000 Beaches MLS
• 2026-03-03 Listed $165,000 Beaches MLS
• 2026-02-08 Listing Removed — Beaches MLS
• 2025-07-25 Price Changed $179,900 Beaches MLS
• 2025-07-07 Listed $188,000 Beaches MLS
• 2024-02-09 Rental Removed $1,600 GFLMLS
• 2024-01-27 Price Changed $1,600 GFLMLS
• 2024-01-13 Listed for Rent $1,650 GFLMLS
• 2020-10-21 Sold (Public Records) $125,000 Public Records
• 2020-10-16 Sold (MLS) $125,000 Beaches MLS
• 2020-08-28 Contingent — Beaches MLS
• 2020-08-24 Listed $129,900 Beaches MLS
• 2020-08-18 Listing Removed — Beaches MLS
• 2020-08-03 Price Changed $131,500 Beaches MLS
• 2020-07-06 Price Changed $133,000 Beaches MLS
• 2020-06-30 Price Changed $136,000 Beaches MLS
• 2020-06-10 Listed $138,000 Beaches MLS
• 2004-04-01 Sold (Public Records) $88,900 Public Records
• 2001-09-11 Sold (Public Records) $45,000 Public Records

Property tax history

+11.3%/yr

Latest (2025): $3,262 · +4.9% YoY. Source: county tax records.