9417 S Ocean Dr #37 · Hutchinson Island South, FL 34957

$320,999

2 bd · 1.5 ba · 1,270 sqft · SingleFamily public records · 205 Days on market

Built 1983 652 sqft lot Est $469k · 32% under $650/mo HOA · 17% of rent

---

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 +21.7/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +6.9/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• $650 HOA
• 2 parking spots
• Pool

Property features AI

Finance

• Other: Pets allowed (cats and dogs; restrictions on number/size may apply)
• Financial info: No land lease
• HOA & community: Part of Island Village HOA (managed by Coastal Property Management); Monthly HOA fee of $650; HOA covers cable TV, insurance, internet, grounds & structure maintenance, pest control, security, sewer, trash, water, common areas, reserve funds, roof repairs and pool service; Community amenities include beach access, pool (heated), sauna, tennis courts, pickleball courts, bike storage, community room, kitchen facilities, maintained community, street lights and parking

Exterior

• Parking: 2 total parking spaces; Open, attached parking on asphalt; shared/common parking
• Security: Closed-circuit cameras; Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available
• Home design: Townhouse; Updated/remodeled resale; Entry on first floor; Faces south; 2 stories
• Construction: Concrete/CBS/block construction (no stucco); Block foundation; Metal roof; Building area approximately 1,500 (based on plans)
• Exterior features: Covered patio; Screened patio/porch; Patio and porch areas; Deeded beach access; Ocean access; Private fenced, heated in-ground pool

Interior

• Kitchen: Disposal; Dishwasher; Electric range / electric cooktop; Microwave; Refrigerator; Water softener
• Bedrooms: No main-level bedrooms
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bath; 1 half bath (2 total bathrooms)
• Heating & cooling: Central electric heating; Ceiling fans; Reverse cycle cooling
• Interior features: Built-in features; Split bedroom layout; Moisture control for improved indoor air quality; Air purifier
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $321k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $321k).
• Recommended offer: $282k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 1.9% in Hutchinson Island South — 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 61/100 on livability (#783 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing B; Watch: cost of living C-, schools D, amenities 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.
• Market conditions: Rents rising (+1.0%/yr); 536 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $3,836/mo this rent would consume 65% of the median local household income ($70k/yr) (locally 946% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• It's been on market 205 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y ago; this cycle's ask has dropped $59k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $321k implies a 453% gain — meaningful room to come down on a strong offer.

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 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $282,479 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.19% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $468,630
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Nettles Blvd	0.60mi	2/1.5	1,275 (+0%)	14mo	$525,000	$412	60
196 Nettles Blvd	0.71mi	2/2.0	1,195 (-6%)	15mo	$419,000	$351	43
350 Nettles Blvd	0.63mi	2/2.0	1,450 (+14%)	14mo	$535,000	$369	33

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 · 1.0% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.64×
• Total profit: $-32,270
• Equity at exit: $47,862

10-year hold

• IRR: -4.1%
• Equity multiple: 0.76×
• Total profit: $-21,940
• Equity at exit: $27,754

Cash invested: $89,880 (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 34957

• Rents YoY: 1.0%
• Active inventory: 536
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,836 high
• Mortgage (P&I): −$1,683
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$134
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$650
• Vacancy / Maint / Mgmt: −$806
• Net cashflow: $424

Break-even live

Break-even rent $3,299

Max offer price $320,999

Occupancy floor 84%

Sensitivity live

Price	-10% $606	-5% $515	+0% $424	+5% $333	+10% $243
Rent	-10% $121	-5% $273	+0% $424	+5% $576	+10% $727
Rate	-1.0pp $586	-0.5pp $506	base $424	+0.5pp $341	+1.0pp $256

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: $80,250
• Closing costs: $9,630
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9403 S Ocean Dr Unit 3D Jensen Beach, FL	2.0	2.0	1328	$1,800	$1.36	24d	1	0.04mi
9425 S Ocean Dr #67 Jensen Beach, FL	2.0	1.5	1270	$2,400	$1.89	22d	1	0.07mi
9400 S Ocean Dr Unit 706B Jensen Beach, FL	2.0	2.0	1053	$3,500	$3.32	24d	1	0.13mi
9400 S Ocean Dr Unit 608B Jensen Beach, FL	2.0	2.0	1112	$6,500	$5.85	24d	1	0.13mi
9400 S Ocean Dr #307 Jensen Beach, FL	2.0	2.0	1053	$2,500	$2.37	24d	1	0.13mi
9400 S Ocean Dr #707 Jensen Beach, FL	2.0	2.0	1053	$3,000	$2.85	24d	1	0.13mi
9400 S Ocean Dr #202 Jensen Beach, FL	2.0	2.0	1053	$5,600	$5.32	24d	1	0.13mi
9400 S Ocean Dr Unit 604B Jensen Beach, FL	2.0	2.0	1053	$5,400	$5.13	24d	1	0.14mi
9400 S Ocean Dr Unit 504B Jensen Beach, FL	2.0	2.0	1053	$2,400	$2.28	24d	1	0.14mi
9400 S Ocean Dr Unit 1003B Jensen Beach, FL	2.0	2.0	1053	$2,700	$2.56	24d	1	0.14mi
9490 S Ocean Dr Unit 113 A Jensen Beach, FL	2.0	2.0	1053	$4,200	$3.99	24d	1	0.16mi
9490 S Ocean Dr #611 Jensen Beach, FL	2.0	2.0	1053	$2,750	$2.61	14d	1	0.18mi
9490 S Ocean Dr #213 Jensen Beach, FL	2.0	2.0	1053	$2,600	$2.47	24d	1	0.18mi
9490 S Ocean Dr Unit 912-A Jensen Beach, FL	2.0	2.0	1053	$3,200	$3.04	24d	1	0.18mi
9490 S Ocean Dr Unit 615A Jensen Beach, FL	2.0	2.0	1100	$2,900	$2.64	24d	1	0.18mi
9500 S Ocean Dr #9 Jensen Beach, FL	2.0	2.0	1228	$4,950	$4.03	24d	1	0.22mi
9500 S Ocean Dr #201 Jensen Beach, FL	2.0	2.0	1437	$5,400	$3.76	24d	1	0.22mi
9500 S Ocean Dr #1307 Jensen Beach, FL	2.0	2.0	1228	$3,000	$2.44	14d	1	0.22mi
9500 S Ocean Dr #10 Jensen Beach, FL	2.0	2.0	1437	$4,000	$2.78	24d	1	0.22mi
9500 S Ocean Dr #809 Jensen Beach, FL	2.0	2.0	1228	$5,500	$4.48	24d	1	0.22mi
9500 S Ocean Dr #1310 Jensen Beach, FL	2.0	2.0	1437	$6,000	$4.18	24d	1	0.22mi
9500 S Ocean Dr Unit 9500PH10 Jensen Beach, FL	2.0	2.0	1437	$6,500	$4.52	24d	1	0.22mi
9500 S Ocean Dr #1308 Jensen Beach, FL	2.0	2.0	1224	$3,100	$2.53	24d	1	0.22mi
9550 S Ocean Dr #4 Jensen Beach, FL	2.0	2.0	1228	$6,500	$5.29	14d	1	0.29mi
9550 S Ocean Dr #705 Jensen Beach, FL	3.0	2.0	1544	$7,000	$4.53	24d	1	0.29mi
9550 S Ocean Dr #4 Jensen Beach, FL	2.0	2.0	1228	$6,500	$5.29	24d	1	0.29mi
9600 S Ocean Dr Jensen Beach, FL	2.0–4.0	2.0–3.5	2051	$2,500	$1.22	24d	3	0.38mi
8880 S Ocean Dr #1102 Jensen Beach, FL	1.0	2.0	1011	$5,200	$5.14	24d	1	0.45mi
8800 S Ocean Dr #102 Jensen Beach, FL	2.0	2.0	1228	$3,200	$2.61	24d	1	0.56mi
8800 S Ocean Dr #1201 Jensen Beach, FL	3.0	2.0	1587	$6,500	$4.10	24d	1	0.56mi
8800 S Ocean Dr #806 Jensen Beach, FL	3.0	2.0	1485	$6,000	$4.04	24d	1	0.56mi
9900 S Ocean Dr Jensen Beach, FL	1.0–2.0	2.0	1009	$3,500	$3.47	24d	5	0.66mi
1333 Nettles Blvd Unit 1546511P Jensen Beach, FL	2.0	2.0	1797	$3,122	$1.74	14d	1	0.68mi
8750 S Ocean Dr #1134 Jensen Beach, FL	2.0	2.0	1377	$6,000	$4.36	22d	1	0.68mi
9940 S Ocean Dr Jensen Beach, FL	1.0–2.0	1.5–2.0	1009	$3,500	$3.47	14d	5	0.76mi
9950 S Ocean Dr #4 Jensen Beach, FL	2.0	2.0	1411	$3,500	$2.48	24d	1	0.84mi
9960 S Ocean Dr #5 Jensen Beach, FL	2.0	2.0	1703	$5,000	$2.94	24d	1	0.86mi
9960 S Ocean Dr #502 Jensen Beach, FL	2.0	2.0	1434	$3,000	$2.09	24d	1	0.90mi
10000 S Ocean Dr #206 Jensen Beach, FL	2.0	2.0	1264	$5,100	$4.03	24d	1	0.97mi
10044 S Ocean Dr Jensen Beach, FL	2.0–3.0	2.0	1305	$2,500	$1.91	24d	6	1.05mi

HOA detail

• Monthly dues: $650 · $7,800/yr

Listing history 32 events

1. 2026-06-18
   days on market $320,999 Active 205 DOM
2. 2026-06-17
   days on market $320,999 Active 204 DOM
3. 2026-06-16
   days on market $320,999 Active 203 DOM
4. 2026-06-15
   days on market $320,999 Active 202 DOM
5. 2026-06-14
   days on market $320,999 Active 200 DOM
6. 2026-06-13
   days on market $320,999 Active 199 DOM
7. 2026-06-10
   days on market $320,999 Active 197 DOM
8. 2026-06-09
   days on market $320,999 Active 196 DOM
9. 2026-06-08
   days on market $320,999 Active 195 DOM
10. 2026-06-07
    days on market $320,999 Active 194 DOM
11. 2026-06-05
    days on market $320,999 Active 191 DOM
12. 2026-06-03
    days on market $320,999 Active 190 DOM
13. 2026-06-02
    days on market $320,999 Active 189 DOM
14. 2026-06-01
    days on market $320,999 Active 188 DOM
15. 2026-05-31
    days on market $320,999 Active 187 DOM
16. 2026-05-30
    days on market $320,999 Active 186 DOM
17. 2026-02-09
    price $320,999
18. 2026-02-09
    price $34,499
19. 2026-02-09
    price $34,500
20. 2026-02-09
    price $3,499
21. 2025-11-25
    listed $379,900 Active
22. 2024-06-30
    historical
23. 2023-12-28
    listed $395,000 Active
24. 2016-06-26
    historical
25. 2016-06-26
    historical
26. 2014-10-10
    historical
27. 2007-08-17
    listed $179,111
28. 2007-08-14
    listed $179,111
29. 1999-11-09
    soldstatus $58,000
30. 1999-10-29
    soldstatus $58,000
31. 1998-03-12
    listed $65,500
32. 1997-09-11
    listed $70,500

ⓘ 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: $871 · $73/mo
• Projected year-2 tax: $2,664 · $222/mo
• Expected delta: +$1,794/yr (+$149/mo · 206.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 96% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,030
• − Mortgage interest: −$17,981
• − Property taxes: −$871
• − Insurance: −$2,402
• − Repairs & maintenance: −$3,682
• − Management: −$3,682
• − HOA: −$7,800
• − Depreciation: −$9,338
• Taxable income: $273
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $5,025/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 — Hutchinson Island South

• Score: 61/100
• State rank: #783
• US rank: #17768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hutchinson Island South, FL
• County: Martin County · 165,223 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 23,462
• Household income: $70,403
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 946.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 6% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% Tagalog/Filipino 1%

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: ▼ -319.66%
• Current HPI: 340.0172
• Rent YoY: ▲ 1.00%
• 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

+355.3% since first listed

16 events — show timeline

• 2026-02-09 Price Changed $320,999 Beaches MLS
• 2026-02-09 Price Changed $34,499 Beaches MLS
• 2026-02-09 Price Changed $34,500 Beaches MLS
• 2026-02-09 Price Changed $3,499 Beaches MLS
• 2025-11-25 Listed $379,900 Beaches MLS
• 2024-06-30 Listing Removed — MCRTC
• 2023-12-28 Listed $395,000 MCRTC
• 2016-06-26 Listing Removed — MCRTC
• 2016-06-26 Listing Removed — MCRTC
• 2014-10-10 Listing Removed — Beaches MLS
• 2007-08-17 Listed $179,111 MCRTC
• 2007-08-14 Listed $179,111 Beaches MLS
• 1999-11-09 Sold (Public Records) $58,000 Public Records
• 1999-10-29 Sold (MLS) $58,000 MCRTC
• 1998-03-12 Listed $65,500 MCRTC
• 1997-09-11 Listed $70,500 MCRTC

Property tax history

-5.7%/yr

Latest (2025): $871 · +5.9% YoY. Source: county tax records.