3717 Harborside Ave · Fort Pierce, FL 34946

$274,982

2 bd · 2.0 ba · 1,308 sqft · Townhouse · 84 Days on market

Built 2026 Good condition Garage $210/sqft · at area comps Est $282k · at est.

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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 +12.3/30.0
• ARV discount +8.7/15.0
• Appreciation +8.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0

Listing remarks

This single-story home provides the convenience of having everything you need on one level. The inviting Great Room is ideal for relaxing or entertaining, with an open layout that connects effortlessly to the kitchen and covered deck. The owner's suite is equipped with a private bathroom and a walk-in closet, while the secondary bedroom at the front is great for extra space or overnight guests.

Key facts

• Covered deck
• Walk-in closet
• Private bathroom

Tags

• PRIVATE BATHROOM
• WALK-IN CLOSET
• COVERED DECK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-51 ($-608/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (14.9% below list).
• Recommended offer: $234k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 183 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $2,341/mo this rent would consume 69% of the median local household income ($40k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $18k of equity ($2k loan paydown + $16k appreciation (5.9% local appreciation)).
• St. Lucie County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.

Recommended offer $234,137 (14.9% 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 84 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.85% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $282,453
• List price: $274,982
• Delta: -2.65%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3772 Spanish Cedar Pl	0.10mi	2/2.0	1,308 (0%)	10mo	$287,000	$219	87
3757 Spanish Cedar Pl	0.04mi	2/2.0	1,308 (0%)	16mo	$279,990	$214	85
3751 Spanish Cedar Pl	0.04mi	2/2.0	1,308 (0%)	16mo	$275,000	$210	84
3736 Spanish Cedar Pl	0.08mi	2/2.0	1,308 (0%)	16mo	$280,000	$214	83
3706 Spanish Cedar Pl	0.07mi	2/2.0	1,308 (0%)	16mo	$260,000	$199	83
3802 Spanish Cedar Pl	0.11mi	2/2.0	1,308 (0%)	14mo	$279,990	$214	83
3775 Spanish Cedar Pl	0.06mi	2/2.0	1,308 (0%)	17mo	$280,000	$214	83
3823 Spanish Cedar Pl	0.08mi	2/2.0	1,308 (0%)	16mo	$275,000	$210	83
3838 Spanish Cedar Pl	0.12mi	3/2.0 (+1)	1,308 (0%)	11mo	$282,630	$216	80
3835 Spanish Cedar Pl	0.09mi	3/2.0 (+1)	1,436 (+10%)	11mo	$310,000	$216	65
3724 Spanish Cedar Pl	0.07mi	3/2.0 (+1)	1,436 (+10%)	16mo	$300,000	$209	62
3856 Spanish Cedar Pl	0.12mi	3/2.0 (+1)	1,436 (+10%)	14mo	$289,000	$201	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.97×
• Total profit: $74,908
• Equity at exit: $171,488

10-year hold

• IRR: 14.8%
• Equity multiple: 3.90×
• Total profit: $223,276
• Equity at exit: $309,804

Cash invested: $76,995 (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 →

Active competition Active MLS

• For sale now: 12 active
• Median asking: $284,868 ($212/sqft)
• Median days on market: 52 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +1.9% vs current asking $/sqft

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

ZIP-level market 34946

• Home prices YoY: 1.7%
• Active inventory: 183
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,341 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-51

Break-even live

Break-even rent $2,405

Max offer price $267,652

Occupancy floor 97%

Sensitivity live

Price	-10% $139	-5% $44	+0% $-51	+5% $-146	+10% $-241
Rent	-10% $-236	-5% $-143	+0% $-51	+5% $42	+10% $134
Rate	-1.0pp $88	-0.5pp $19	base $-51	+0.5pp $-122	+1.0pp $-194

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: $68,746
• Closing costs: $8,249
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3766 Harborside Ave Fort Pierce, FL	2.0	2.0	1308	$2,160	$1.65	63d	1	0.05mi
2066 5th Ct SE Vero Beach, FL	2.0	2.0	1415	$3,850	$2.72	70d	1	0.93mi
335 Hawthorne Ln Vero Beach, FL	2.0	2.0	1587	$1,800	$1.13	70d	1	1.18mi
254 Hawthorne Ln Vero Beach, FL	3.0	2.0	1703	$2,900	$1.70	70d	1	1.25mi
5642 Sunberry Cir Fort Pierce, FL	3.0	2.0	1377	$1,950	$1.42	72d	1	1.32mi
2320 Water Oaks Ln Unit 111 Vero Beach, FL	3.0	2.0	1811	$3,500	$1.93	70d	1	1.34mi

Property features AI

Exterior

• Parking: 1 covered parking space (garage)
• Home design: New construction, plan name LarkspurSpec inventory type
• Exterior features: Living area of 1,308

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: 2 total bathrooms2 total bedrooms

Listing history 36 events

1. 2026-07-12
   days on market $274,982 Active 84 DOM
2. 2026-07-11
   days on market $274,982 Active 83 DOM
3. 2026-07-10
   days on market $274,982 Active 82 DOM
4. 2026-07-09
   days on market $274,982 Active 81 DOM
5. 2026-07-08
   days on market $274,982 Active 80 DOM
6. 2026-07-07
   pricedays on market $274,982 Active 79 DOM
7. 2026-07-06
   days on market $272,470 Active 78 DOM
8. 2026-07-05
   days on market $272,470 Active 77 DOM
9. 2026-07-04
   days on market $272,470 Active 76 DOM
10. 2026-07-03
    days on market $272,470 Active 75 DOM
11. 2026-07-02
    days on market $272,470 Active 74 DOM
12. 2026-07-01
    days on market $272,470 Active 73 DOM
13. 2026-06-30
    days on market $272,470 Active 72 DOM
14. 2026-06-29
    days on market $272,470 Active 71 DOM
15. 2026-06-28
    days on market $272,470 Active 70 DOM
16. 2026-06-28
    days on market $272,470 Active 69 DOM
17. 2026-06-27
    days on market $272,470 Active 68 DOM
18. 2026-06-25
    days on market $272,470 Active 66 DOM
19. 2026-06-23
    days on market $272,470 Active 64 DOM
20. 2026-06-21
    days on market $272,470 Active 63 DOM
21. 2026-06-18
    days on market $272,470 Active 60 DOM
22. 2026-06-17
    days on market $272,470 Active 59 DOM
23. 2026-06-16
    days on market $272,470 Active 58 DOM
24. 2026-06-15
    days on market $272,470 Active 57 DOM
25. 2026-06-14
    days on market $272,470 Active 55 DOM
26. 2026-06-13
    days on market $272,470 Active 54 DOM
27. 2026-06-10
    days on market $272,470 Active 52 DOM
28. 2026-06-09
    days on market $272,470 Active 51 DOM
29. 2026-06-08
    days on market $272,470 Active 50 DOM
30. 2026-06-07
    days on market $272,470 Active 49 DOM
31. 2026-06-05
    days on market $272,470 Active 46 DOM
32. 2026-06-03
    days on market $272,470 Active 45 DOM
33. 2026-06-02
    days on market $272,470 Active 44 DOM
34. 2026-06-01
    days on market $272,470 Active 43 DOM
35. 2026-05-31
    days on market $272,470 Active 42 DOM
36. 2026-05-30
    days on market $272,470 Active 41 DOM

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

Taxation est. · year 1

• Rental income: $28,096
• − Mortgage interest: −$15,403
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$7,999
• Taxable loss: −$5,301
• Est. tax savings @ 24.0%: +$1,272
• After-tax cash flow: $664/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 80/100 None rehab

This single-story townhouse is in excellent condition with no visible repairs needed. It offers a good ROI with updates focusing on curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhances curb appeal and can attract more potential buyers ↑
• Both Window treatments — Improves energy efficiency and adds a finished look ↑

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Lakewood Park Elementary School F FL #1,684/2,144 Nat'l #22,764/41,679 Middle Dan Mccarty Middle School F FL #542/571 Nat'l #11,007/14,009 High Fort Pierce Central High School F FL #441/667 Nat'l #10,947/17,239

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: St. Lucie · 338,016 people
• City population: 78,556
• Metro: Port St. Lucie, FL
• Population (ZIP): 6,588
• Household income: $40,488
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 14% 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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Black 36% Hispanic / Latino 34% White 26% Two or more races 18% Native American 4% Asian 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2% Cuban 2% Salvadoran 1%
• Common ancestry: Lithuanian 1% Slovak 1% Portuguese 1%
• Foreign-born: 25% · Canada, Dominican Republic
• Languages at home: 70% English-only · Spanish 28% Other Indo-European 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: ▲ 5.92%
• Current HPI: 351.3324
• Rent YoY: —
• Metro: —
• 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

Property features AI

Exterior

• Parking: 1 covered parking space (garage)
• Home design: New construction, plan name LarkspurSpec inventory type
• Exterior features: Living area of 1,308

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: 2 total bathrooms2 total bedrooms