8175 Cobblestone Dr · Fort Pierce, FL 34945

$289,000

3 bd · 2.5 ba · 1,463 sqft · Townhouse · 23 Days on market

Built 2026 Good condition 2,207 sqft lot 1-car garage $198/sqft · at area comps Est $295k · at est. $193/mo HOA · 8% of rent

---

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 +10.3/30.0
• ARV discount +8.4/15.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Pearson townhome combines style, functionality, and modern finishes in a layout designed for today's lifestyle. Offering 3 bedrooms, 2.5 baths, and 1,464 square feet of living space, this home is perfect for families, professionals, or anyone seeking low-maintenance living with high-quality design. On the first floor, an inviting foyer opens into a spacious living and dining area that flows seamlessly into the kitchen. The kitchen features quartz countertops, stainless steel appliances, and a convenient pantry, making it both practical and elegant. A private patio extends your living space outdoors, perfect for relaxing or entertaining.

Key facts

• $193 HOA
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $289k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-586 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (29.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (11.0% below list).
• Recommended offer: $204k (29.3% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: 155 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 42% of the median local income ($73k/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 $9k 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 23 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,241 (29.3% 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. 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. 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: 0.89% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.89
• GRM: 9.4

CMA / ARV

• ARV (median comp): $294,990
• List price: $289,000
• Delta: -2.03%
• 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
8164 Cobblestone Dr	0.03mi	3/2.5	1,463 (0%)	0mo	$299,000	$204	98
8172 Cobblestone Dr	0.03mi	3/2.5	1,463 (0%)	1mo	$289,000	$198	98
8144 Cobblestone Dr	0.05mi	3/2.5	1,463 (0%)	2mo	$299,990	$205	96
8140 Cobblestone Dr	0.05mi	3/2.5	1,463 (0%)	2mo	$289,990	$198	96
8136 Cobblestone Dr	0.05mi	3/2.5	1,463 (0%)	2mo	$289,985	$198	96
8139 Cobblestone Dr	0.04mi	3/2.5	1,463 (0%)	3mo	$274,000	$187	96
8132 Cobblestone Dr	0.05mi	3/2.5	1,463 (0%)	2mo	$289,990	$198	96
8128 Cobblestone Dr	0.06mi	3/2.5	1,463 (0%)	2mo	$289,990	$198	96
8135 Cobblestone Dr	0.04mi	3/2.5	1,463 (0%)	3mo	$309,990	$212	95
8112 Cobblestone Dr	0.07mi	3/2.5	1,464 (+0%)	6mo	$294,990	$201	92
8116 Cobblestone Dr	0.07mi	3/2.5	1,464 (+0%)	6mo	$294,990	$201	92
8108 Cobblestone Dr	0.08mi	3/2.5	1,464 (+0%)	6mo	$303,660	$207	91

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -31.4%
• Equity multiple: -0.03×
• Total profit: $-83,718
• Equity at exit: $43,091

10-year hold

• IRR: -34.0%
• Equity multiple: -0.47×
• Total profit: $-119,234
• Equity at exit: $24,987

Cash invested: $80,920 (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: 22 active
• Months of supply: 13.2 mo (8%/mo absorbed)
• Median asking: $299,000 ($204/sqft)
• Median days on market: 117 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: -1.3% vs current asking $/sqft

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

ZIP-level market 34945

• Home prices YoY: -16.0%
• Active inventory: 155
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,571 medium
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$193
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-586

Break-even live

Break-even rent $3,312

Max offer price $204,241

Occupancy floor —

Sensitivity live

Price	-10% $-386	-5% $-486	+0% $-586	+5% $-686	+10% $-785
Rent	-10% $-789	-5% $-687	+0% $-586	+5% $-484	+10% $-383
Rate	-1.0pp $-440	-0.5pp $-512	base $-586	+0.5pp $-661	+1.0pp $-737

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: $72,250
• Closing costs: $8,670
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8172 Cobblestone Dr Fort Pierce, FL	3.0	2.5	1463	$2,570	$1.76	5d	1	0.05mi
9511 Potomac Dr Fort Pierce, FL	4.0	2.0	1828	$2,575	$1.41	119d	1	0.37mi

Property features AI

Finance

• Financial info: Listing is active with a list price of $298,140

Exterior

• Parking: 1-car garage (1 parking space total)
• Home design: Single-family style spec home (Pearson Interior Unit)Address: 8175 Cobblestone Dr, Fort Pierce, FL 34945
• Exterior features: Living area approximately 1,464

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec new-construction Pearson Interior Unit

Listing history 50 events

1. 2026-09-23
   days on market $289,000 Active 23 DOM
2. 2026-09-22
   days on market $289,000 Active 22 DOM
3. 2026-09-21
   days on market $289,000 Active 21 DOM
4. 2026-09-20
   days on market $289,000 Active 20 DOM
5. 2026-09-19
   days on market $289,000 Active 19 DOM
6. 2026-09-18
   days on market $289,000 Active 18 DOM
7. 2026-09-17
   days on market $289,000 Active 17 DOM
8. 2026-09-16
   days on market $289,000 Active 16 DOM
9. 2026-09-15
   days on market $289,000 Active 15 DOM
10. 2026-09-14
    days on market $289,000 Active 14 DOM
11. 2026-09-13
    days on market $289,000 Active 13 DOM
12. 2026-09-12
    days on market $289,000 Active 12 DOM
13. 2026-09-11
    days on market $289,000 Active 11 DOM
14. 2026-09-05
    days on market $289,000 Active 5 DOM
15. 2026-09-04
    days on market $289,000 Active 4 DOM
16. 2026-09-03
    days on market $289,000 Active 3 DOM
17. 2026-08-31
    pricedays on marketlisting id $289,000 Active 1 DOM
18. 2026-08-30
    days on market $301,810 Active 121 DOM
19. 2026-08-29
    days on market $301,810 Active 120 DOM
20. 2026-08-28
    days on market $301,810 Active 119 DOM
21. 2026-08-27
    days on market $301,810 Active 118 DOM
22. 2026-08-26
    days on market $301,810 Active 117 DOM
23. 2026-08-25
    days on market $301,810 Active 116 DOM
24. 2026-08-24
    days on market $301,810 Active 115 DOM
25. 2026-08-23
    days on market $301,810 Active 114 DOM
26. 2026-08-22
    days on market $301,810 Active 113 DOM
27. 2026-08-21
    days on market $301,810 Active 112 DOM
28. 2026-08-20
    days on market $301,810 Active 111 DOM
29. 2026-08-19
    days on market $301,810 Active 110 DOM
30. 2026-08-18
    days on market $301,810 Active 109 DOM
31. 2026-08-17
    days on market $301,810 Active 108 DOM
32. 2026-08-16
    days on market $301,810 Active 107 DOM
33. 2026-08-15
    days on market $301,810 Active 106 DOM
34. 2026-08-14
    days on market $301,810 Active 105 DOM
35. 2026-08-13
    days on market $301,810 Active 104 DOM
36. 2026-08-12
    days on market $301,810 Active 103 DOM
37. 2026-08-11
    days on market $301,810 Active 102 DOM
38. 2026-08-10
    days on market $301,810 Active 101 DOM
39. 2026-08-09
    days on market $301,810 Active 100 DOM
40. 2026-08-08
    days on market $301,810 Active 99 DOM
41. 2026-08-07
    days on market $301,810 Active 98 DOM
42. 2026-08-06
    days on market $301,810 Active 97 DOM
43. 2026-08-05
    days on market $301,810 Active 96 DOM
44. 2026-08-04
    days on market $301,810 Active 95 DOM
45. 2026-08-03
    days on market $301,810 Active 94 DOM
46. 2026-07-31
    days on market $301,810 Active 91 DOM
47. 2026-07-30
    days on market $301,810 Active 90 DOM
48. 2026-07-29
    days on market $301,810 Active 89 DOM
49. 2026-07-27
    days on market $301,810 Active 87 DOM
50. 2026-07-25
    days on market $301,810 Active 85 DOM

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,851
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$6,564
• − Repairs & maintenance: −$2,468
• − Management: −$2,468
• − HOA: −$2,316
• − Depreciation: −$8,407
• Taxable loss: −$11,896
• Est. tax savings @ 24.0%: +$2,855
• After-tax cash flow: $-4,174/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 · 2 photos

Good 80/100 None rehab

This Pearson townhome is in excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with minimal updates needed.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — A well-maintained yard can improve curb appeal and attract potential buyers ↑
• Both Lighting — Upgrading lighting can make the home more inviting and energy-efficient ↑

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Lawnwood Elementary School F FL #1,609/2,144 Nat'l #21,438/41,679 Middle Forest Grove Middle School F FL #388/571 Nat'l #6,571/14,009 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): 6,214
• Household income: $72,941
• Rent vs Own: 8.6% rent · 91.4% own
• Severe rent burden: 4% of renters

---

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 18% Black 12%
• Hispanic origin (detail): Mexican 13% Puerto Rican 3% Cuban 2%
• Common ancestry: Italian 3% Slovak 3% Iranian 2%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 15% French/Haitian/Cajun 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: ▼ -76.85%
• Current HPI: 402.2457
• Rent YoY: —
• Metro: —
• 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

Property features AI

Finance

• Financial info: Listing is active with a list price of $298,140

Exterior

• Parking: 1-car garage (1 parking space total)
• Home design: Single-family style spec home (Pearson Interior Unit)Address: 8175 Cobblestone Dr, Fort Pierce, FL 34945
• Exterior features: Living area approximately 1,464

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec new-construction Pearson Interior Unit