1203 S Lakes End Dr Unit E-2 · Fort Pierce, FL 34982

$98,000

2 bd · 2.0 ba · 1,186 sqft · Condo public records · 171 Days on market

Built 1987 $590/mo HOA · 34% of rent

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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 +22.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 2 bedroom 2 bath condo in this 55+ well kept community, and enjoy life viewing the preserve from the bonus Florida room. New 2017 water heater. Lots of storage, big walk-in closet. This community offers beautiful landscaping, heated pool, tennis, bocce, shuffle board, guard gate 24/7. Close to beaches.

Key facts

• Tiled showers
• Updated kitchen
• Glass doors

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• TILED SHOWERS
• GLASS DOORS
• UPDATED FLOORING

Property features AI

Finance

• Other: Large community with 812 units; Designed as a senior community
• HOA & community: Association-managed community; Monthly HOA with amenities included; Community amenities: pool, clubhouse, billiard room, community room, library, jogging path, tennis courts, pickleball courts, shuffleboard court, bocce ball, management and on-site manager, internet included; Pets allowed (pet restrictions possible)

Exterior

• Parking: Assigned parking; Guest parking; One open parking space
• Security: Closed-circuit cameras; Fire alarm; Gated community with guard
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available; Underground utilities; Water and sewer available
• Home design: Condominium; Multi/split levels; Resale property; Faces north
• Construction: Concrete, stucco, and CBS construction; Composition shingle roof; Building has 2 stories
• Exterior features: Glass-enclosed porch; Porch; Paved road frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning; Ceiling paddle fans
• Interior features: Walk-in closets; Split bedroom layout; Blinds on windows
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $98k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.

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: Weatherbee Elementary School (math 32% / reading 32%, grade F, #1,797 of 2,144 statewide, top 86%, 672 students, 90% FRL); Dan Mccarty Middle School (math 23% / reading 23%, grade F, #542 of 571 statewide, top 95%, 747 students, 88% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL) — zoned schools average 80% FRL vs 59% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 44% district-wide (-16 pts) — the specific schools serving this property underperform the St. Lucie average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.4%/yr); 336 active listings in the ZIP; 25 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $27k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $98k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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?
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: 1.79% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.54%
• DSCR: 1.34
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.42% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.13×
• Total profit: $3,601
• Equity at exit: $14,612

10-year hold

• IRR: 18.3%
• Equity multiple: 3.02×
• Total profit: $55,357
• Equity at exit: $8,473

Cash invested: $27,440 (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 34982

• Home prices YoY: -33.4%
• Rents YoY: 7.4%
• Active inventory: 336
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$514
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$41
• HOA: −$590
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $172

Break-even live

Break-even rent $1,536

Max offer price $98,000

Occupancy floor 85%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 Colony Ln Unit C Fort Pierce, FL	1.0	1.5	816	$1,375	$1.69	23d	1	0.10mi
1219 S Lakes End Dr Unit 2 Fort Pierce, FL	2.0	2.0	1186	$1,500	$1.26	14d	1	0.16mi
916 Savannas Point Dr Fort Pierce, FL	2.0	2.0	1120	$2,100	$1.88	14d	1	0.38mi
1829 Sandhill Crane Dr Unit B2 Fort Pierce, FL	2.0	2.0	1334	$2,000	$1.50	23d	1	0.47mi
3300 S 7th St Unit B Fort Pierce, FL	2.0	1.0	800	$1,595	$1.99	23d	1	0.59mi
4166 Gator Trace Villas Cir Unit B Fort Pierce, FL	3.0	2.0	1336	$2,200	$1.65	23d	1	0.62mi
1739 N Dovetail Dr Fort Pierce, FL	2.0	2.0	1230	$1,750	$1.42	23d	1	0.62mi
1804 Blue Heron Ln Unit C Fort Pierce, FL	2.0	2.0	1286	$1,900	$1.48	23d	1	0.63mi
1747 N Dovetail Dr Unit A Fort Pierce, FL	2.0	2.0	1286	$2,100	$1.63	23d	1	0.65mi
1772 N Dovetail Dr Unit C Fort Pierce, FL	2.0	2.0	1230	$2,100	$1.71	23d	1	0.67mi
928 Fra Mar Pl Fort Pierce, FL	3.0	1.0	1440	$2,000	$1.39	23d	1	0.73mi
802 N Lake Dr Unit B Fort Pierce, FL	2.0	1.0	1000	$1,550	$1.55	23d	1	0.75mi
4215 Gator Trace Ave Unit G Fort Pierce, FL	2.0	2.0	1200	$2,200	$1.83	23d	1	0.76mi
3200 S US Highway 1 Fort Pierce, FL	2.0–3.0	1.0–2.0	1144	$1,509	$1.32	14d	1	0.77mi
947 Fra Mar Pl Fort Pierce, FL	2.0	1.0	768	$1,700	$2.21	23d	1	0.77mi
800 Kanner Dr Unit B Fort Pierce, FL	2.0	1.0	900	$1,550	$1.72	14d	1	0.94mi
3030 S US Highway 1 Fort Pierce, FL	3.0	2.0	1184	$1,774	$1.50	14d	1	0.96mi
4591 Whispering Pines Ln Fort Pierce, FL	2.0	1.0–2.0	576	$1,850	$3.21	23d	1	1.04mi
4210 Gator Trace Cir Fort Pierce, FL	2.0	2.0	1316	$2,100	$1.60	14d	1	1.11mi
605 Ixoria Ave Fort Pierce, FL	2.0	2.0	744	$1,450	$1.95	14d	2	1.21mi
605 Ixoria Ave #15 Fort Pierce, FL	2.0	2.0	744	$1,500	$2.02	23d	1	1.24mi
617 Ixoria Ave Unit 2A Fort Pierce, FL	2.0	2.5	764	$1,500	$1.96	23d	1	1.28mi
410 Palm Ave Apt B Fort Pierce, FL	2.0	1.0	800	$1,400	$1.75	14d	1	1.33mi
2902 Oleander Blvd Fort Pierce, FL	3.0	2.0	1276	$2,700	$2.12	23d	1	1.34mi
699 W Weatherbee Rd Fort Pierce, FL	2.0	1.5	1100	$1,875	$1.70	23d	1	1.38mi

HOA detail condo

• Monthly dues: $590 · $7,080/yr
• Likely covers: waterlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-18
   days on market $98,000 Active 171 DOM
2. 2026-06-17
   days on market $98,000 Active 170 DOM
3. 2026-06-16
   days on market $98,000 Active 169 DOM
4. 2026-06-15
   days on market $98,000 Active 168 DOM
5. 2026-06-14
   days on market $98,000 Active 166 DOM
6. 2026-06-13
   days on market $98,000 Active 165 DOM
7. 2026-06-10
   days on market $98,000 Active 163 DOM
8. 2026-06-09
   days on market $98,000 Active 162 DOM
9. 2026-06-08
   days on market $98,000 Active 161 DOM
10. 2026-06-07
    days on market $98,000 Active 160 DOM
11. 2026-06-05
    pricedays on market $98,000 Active 157 DOM
12. 2026-06-03
    days on market $105,000 Active 156 DOM
13. 2026-06-02
    days on market $105,000 Active 155 DOM
14. 2026-06-01
    days on market $105,000 Active 154 DOM
15. 2026-05-31
    days on market $105,000 Active 153 DOM
16. 2026-05-30
    days on market $105,000 Active 152 DOM
17. 2026-04-17
    price $105,000
18. 2026-02-26
    price $112,000
19. 2025-12-29
    listed $125,000 Active
20. 2018-07-13
    soldstatus $60,000
21. 2018-07-12
    soldstatus $60,000 Closed 320-char remark

    Show marketing remark (320 chars)

    Well maintained 2 bedroom 2 bath condo in this 55+ well kept community, and enjoy life viewing the preserve from the bonus Florida room. New 2017 water heater. Lots of storage, big walk-in closet. This community offers beautiful landscaping, heated pool, tennis, bocce, shuffle board, guard gate 24/7. Close to beaches.

22. 2018-05-20
    status Pending 320-char remark

    Show marketing remark (320 chars)

    Well maintained 2 bedroom 2 bath condo in this 55+ well kept community, and enjoy life viewing the preserve from the bonus Florida room. New 2017 water heater. Lots of storage, big walk-in closet. This community offers beautiful landscaping, heated pool, tennis, bocce, shuffle board, guard gate 24/7. Close to beaches.

23. 2018-03-28
    price $69,900 320-char remark

    Show marketing remark (320 chars)

    Well maintained 2 bedroom 2 bath condo in this 55+ well kept community, and enjoy life viewing the preserve from the bonus Florida room. New 2017 water heater. Lots of storage, big walk-in closet. This community offers beautiful landscaping, heated pool, tennis, bocce, shuffle board, guard gate 24/7. Close to beaches.

24. 2018-03-08
    listed $79,900 Active 320-char remark

    Show marketing remark (320 chars)

    Well maintained 2 bedroom 2 bath condo in this 55+ well kept community, and enjoy life viewing the preserve from the bonus Florida room. New 2017 water heater. Lots of storage, big walk-in closet. This community offers beautiful landscaping, heated pool, tennis, bocce, shuffle board, guard gate 24/7. Close to beaches.

25. 2014-12-16
    historical
26. 2014-10-16
    soldstatus $35,000
27. 2014-10-15
    soldstatus $35,000
28. 2014-10-07
    historical
29. 2014-09-22
    historical
30. 2014-09-08
    historical
31. 2014-09-08
    listed $39,900
32. 2014-02-20
    listed $39,900
33. 2013-02-19
    listed $39,900
34. 2008-06-20
    listed $77,500
35. 2004-12-22
    soldstatus $80,000
36. 1989-05-24
    soldstatus $50,000

ⓘ 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: $828 · $69/mo
• Projected year-2 tax: $828 · $69/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $21,054
• − Mortgage interest: −$5,490
• − Property taxes: −$828
• − Insurance: −$490
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − HOA: −$7,080
• − Depreciation: −$2,851
• Taxable income: $947
• Est. tax owed @ 24.0%: −$227
• After-tax cash flow: $1,840/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 — 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

• Census place: Fort Pierce, FL
• County: Saint Lucie County · 337,150 people
• City population: 78,556
• Metro: Port St. Lucie, FL
• Population (ZIP): 31,143
• Household income: $54,082
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1086.0

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 22% Two or more races 12% Black 12%
• Hispanic origin (detail): Mexican 10% Puerto Rican 3% Cuban 3%
• Common ancestry: Italian 7% Hispanic 2% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% French/Haitian/Cajun 3%

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: ▼ -199.47%
• Current HPI: 397.2649
• Rent YoY: ▲ 7.42%
• 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

+110.0% since first listed

20 events — show timeline

• 2026-04-17 Price Changed $105,000 Beaches MLS
• 2026-02-26 Price Changed $112,000 Beaches MLS
• 2025-12-29 Listed $125,000 Beaches MLS
• 2018-07-13 Sold (Public Records) $60,000 Public Records
• 2018-07-12 Sold (MLS) $60,000 Beaches MLS
• 2018-05-20 Pending — Beaches MLS
• 2018-03-28 Price Changed $69,900 Beaches MLS
• 2018-03-08 Listed $79,900 Beaches MLS
• 2014-12-16 Listing Removed — Beaches MLS
• 2014-10-16 Sold (Public Records) $35,000 Public Records
• 2014-10-15 Sold (MLS) $35,000 Beaches MLS
• 2014-10-07 Listing Removed — Beaches MLS
• 2014-09-22 Listing Removed — Beaches MLS
• 2014-09-08 Listing Removed — Beaches MLS
• 2014-09-08 Listed $39,900 Beaches MLS
• 2014-02-20 Listed $39,900 Beaches MLS
• 2013-02-19 Listed $39,900 Beaches MLS
• 2008-06-20 Listed $77,500 Beaches MLS
• 2004-12-22 Sold (Public Records) $80,000 Public Records
• 1989-05-24 Sold (Public Records) $50,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $828 · +3.7% YoY. Source: county tax records.