2950 SE Ocean Blvd Unit 36-3 · Stuart, FL 34996

$149,000

2 bd · 2.0 ba · 1,134 sqft · Condo public records · 259 Days on market

Built 1976 $131/sqft · 9% below area Est $164k · 9% under $657/mo HOA · 26% of rent ↓ 21% since listing

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Why this score? — see what drove the B+ 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 +25.1/30.0
• ARV discount +11.5/15.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +8.2/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

FIRST FLOOR, CORNER UNIT!! This 2 Bed/2 Bath, bright and sunny, upgraded, unit is a delight. Bathrooms, Lanai and Kitchen cabinets have been upgraded. 2021 AC and newer WH. Come join the fabulous Community of Kingswood Phase 2 that is socially active and has 2 clubhouses, 2 pools and is conveniently located about 3 miles from Ocean Beaches, about 2 miles from downtown Stuart and about 1 mile from Sailfish Sands Municipal Golf Course. Location, location, location is everything!!

Key facts

• 2 clubhouses
• 2 pools
• Corner unit

Tags

• CORNER UNIT
• UPGRADED BATHROOMS
• UPGRADED KITCHEN CABINETS
• 2 CLUBHOUSES
• 2 POOLS
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• Market conditions: 251 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 36% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 26% 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 $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 8.93%
• Cash-on-cash: 9.41%
• DSCR: 1.42
• GRM: 4.9

CMA / ARV

• ARV (median comp): $163,615
• List price: $149,000
• Delta: -8.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 3.35×
• Total profit: $98,235
• Equity at exit: $134,231

10-year hold

• IRR: 26.0%
• Equity multiple: 7.64×
• Total profit: $277,191
• Equity at exit: $289,474

Cash invested: $41,720 (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 34996

• Home prices YoY: 2.1%
• Active inventory: 251
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,550 high
• Mortgage (P&I): −$781
• Tax from tax record: −$187 /mo · $2,240/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$657
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $261

Break-even live

Break-even rent $2,220

Max offer price $149,000

Occupancy floor 85%

Sensitivity live

Price	-10% $345	-5% $303	+0% $261	+5% $218	+10% $176
Rent	-10% $59	-5% $160	+0% $261	+5% $361	+10% $462
Rate	-1.0pp $336	-0.5pp $299	base $261	+0.5pp $222	+1.0pp $183

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	14d	3	0.09mi
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,900	$2.00	14d	3	0.13mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	24d	6	0.22mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	14d	8	0.22mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	24d	1	0.37mi
1196 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1309	$4,300	$3.28	24d	1	0.37mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$2,258	$2.55	14d	12	0.53mi
262 SE Monterey Ave Stuart, FL	3.0	1.0	1001	$3,500	$3.50	24d	1	0.64mi
175 SE Saint Lucie Blvd Stuart, FL	2.0	2.0–2.5	1300	$2,600	$2.00	24d	4	0.73mi
333 SE Martin Ave Unit 1F Stuart, FL	2.0	1.0	778	$1,800	$2.31	24d	1	0.78mi
150 SE Four Winds Dr Unit B303 Stuart, FL	2.0	2.0	1359	$2,500	$1.84	24d	1	0.82mi
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	24d	3	0.85mi
217 SE Coconut Ave Stuart, FL	2.0	1.0	1197	$5,000	$4.18	24d	1	1.30mi
3129 SE Indian St #3 Stuart, FL	2.0	1.5	986	$2,300	$2.33	24d	1	1.50mi

HOA detail condo

• Monthly dues: $657 · $7,884/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $149,000 Active 259 DOM
2. 2026-06-17
   days on market $149,000 Active 258 DOM
3. 2026-06-16
   days on market $149,000 Active 257 DOM
4. 2026-06-15
   days on market $149,000 Active 256 DOM
5. 2026-06-14
   days on market $149,000 Active 254 DOM
6. 2026-06-13
   days on market $149,000 Active 253 DOM
7. 2026-06-10
   days on market $149,000 Active 251 DOM
8. 2026-06-09
   days on market $149,000 Active 250 DOM
9. 2026-06-08
   days on market $149,000 Active 249 DOM
10. 2026-06-07
    days on market $149,000 Active 248 DOM
11. 2026-06-03
    days on market $149,000 Active 244 DOM
12. 2026-06-02
    days on market $149,000 Active 243 DOM
13. 2026-06-01
    days on market $149,000 Active 242 DOM
14. 2026-05-31
    days on market $149,000 Active 241 DOM
15. 2026-05-31
    days on market $149,000 Active 240 DOM
16. 2026-04-18
    status Active 482-char remark

    Show marketing remark (482 chars)

    FIRST FLOOR, CORNER UNIT!! This 2 Bed/2 Bath, bright and sunny, upgraded, unit is a delight. Bathrooms, Lanai and Kitchen cabinets have been upgraded. 2021 AC and newer WH. Come join the fabulous Community of Kingswood Phase 2 that is socially active and has 2 clubhouses, 2 pools and is conveniently located about 3 miles from Ocean Beaches, about 2 miles from downtown Stuart and about 1 mile from Sailfish Sands Municipal Golf Course. Location, location, location is everything!!

17. 2026-04-06
    status Pending 482-char remark

    Show marketing remark (482 chars)

    FIRST FLOOR, CORNER UNIT!! This 2 Bed/2 Bath, bright and sunny, upgraded, unit is a delight. Bathrooms, Lanai and Kitchen cabinets have been upgraded. 2021 AC and newer WH. Come join the fabulous Community of Kingswood Phase 2 that is socially active and has 2 clubhouses, 2 pools and is conveniently located about 3 miles from Ocean Beaches, about 2 miles from downtown Stuart and about 1 mile from Sailfish Sands Municipal Golf Course. Location, location, location is everything!!

18. 2026-02-18
    price $149,000 482-char remark

    Show marketing remark (482 chars)

    FIRST FLOOR, CORNER UNIT!! This 2 Bed/2 Bath, bright and sunny, upgraded, unit is a delight. Bathrooms, Lanai and Kitchen cabinets have been upgraded. 2021 AC and newer WH. Come join the fabulous Community of Kingswood Phase 2 that is socially active and has 2 clubhouses, 2 pools and is conveniently located about 3 miles from Ocean Beaches, about 2 miles from downtown Stuart and about 1 mile from Sailfish Sands Municipal Golf Course. Location, location, location is everything!!

19. 2025-09-19
    listed $189,000 Active 482-char remark

    Show marketing remark (482 chars)

    FIRST FLOOR, CORNER UNIT!! This 2 Bed/2 Bath, bright and sunny, upgraded, unit is a delight. Bathrooms, Lanai and Kitchen cabinets have been upgraded. 2021 AC and newer WH. Come join the fabulous Community of Kingswood Phase 2 that is socially active and has 2 clubhouses, 2 pools and is conveniently located about 3 miles from Ocean Beaches, about 2 miles from downtown Stuart and about 1 mile from Sailfish Sands Municipal Golf Course. Location, location, location is everything!!

ⓘ 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: $2,240 · $187/mo
• Projected year-2 tax: $2,240 · $187/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 7/10 Severe 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,597
• − Mortgage interest: −$8,346
• − Property taxes: −$2,240
• − Insurance: −$1,542
• − Repairs & maintenance: −$2,448
• − Management: −$2,448
• − HOA: −$7,884
• − Depreciation: −$4,335
• Taxable income: $1,353
• Est. tax owed @ 24.0%: −$325
• After-tax cash flow: $2,803/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

• Census place: Stuart, FL
• County: Martin County · 165,223 people
• City population: 10,875
• Metro: Port St. Lucie, FL
• Population (ZIP): 10,653
• Household income: $83,929
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 247.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 3% Romanian 3% Slovak 3%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▲ 13.71%
• Current HPI: 658.96
• Rent YoY: —
• 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

-21.2% since first listed

4 events — show timeline

• 2026-04-18 Relisted — MCRTC
• 2026-04-06 Pending — MCRTC
• 2026-02-18 Price Changed $149,000 MCRTC
• 2025-09-19 Listed $189,000 MCRTC

Property tax history

+9.2%/yr

Latest (2025): $2,240 · -1.3% YoY. Source: county tax records.