Gloria Plan · Port St. Lucie, FL 34984

$482,990

3 bd · 2.0 ba · 1,914 sqft · SingleFamily · 120 Days on market

Excellent condition $248/mo HOA · 9% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.8/5.0
• Rent growth +3.6/5.0
• Cash flow +3.5/30.0
• Livability +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Gloria, located in Mosaic, features a thoughtfully designed open-concept layout with a centrally located Kitchen that seamlessly connects to the Dining area and expansive Great Room—perfect for both everyday living and entertaining. Tucked toward the rear of the home, the Owner's Suite offers a private retreat with convenient access to the Laundry room, while the front of the home includes a secondary Bedroom and Bath, ideal for guests or additional privacy. Highlights of the Owner's Suite include a spacious walk-in closet, elegant tray ceiling, and a well-appointed bath with dual vanities.

Key facts

• 2 parking spots
• Listed 119 days

🏗️ New construction. The $482,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $513,067.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $483k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (42.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (41.4% below list).
• Recommended offer: $278k (42.4% below list) — sets the bar for cash-flow.
• Cap rate 2.7% vs local median 4.0% in Port St. Lucie — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: Rents rising fast (+4.5%/yr); 421 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 94% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 42% of the median local income ($81k/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 $4k of loan paydown is wiped out by about $15k 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 120 days — a 9% lower offer ($440k) is reasonable based on typical stale-listing flexibility.

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 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $278,073 (42.4% 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 120 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.55% ✗
• Cap rate: 2.65%
• Cash-on-cash: -13.01%
• DSCR: 0.42
• GRM: 15.1

CMA / ARV

• ARV (median comp): $513,067
• List price: $482,990
• Delta: -5.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1561 SE Crosswood Way	0.23mi	3/2.0	1,757 (-8%)	4mo	$375,000	$213	72
13849 SE Land Grv St	0.36mi	3/2.0	1,758 (-8%)	2mo	$375,000	$213	68
1761 SE Crosswood Way	0.33mi	3/2.0	1,758 (-8%)	4mo	$363,005	$206	68
1769 SE Crosswood Way	0.34mi	3/2.0	1,758 (-8%)	4mo	$349,842	$199	67
516 SE Villandry Way	0.58mi	4/2.0 (+1)	1,849 (-3%)	5mo	$475,000	$257	58
1308 SE Woodbine Rd	0.66mi	3/3.0	2,032 (+6%)	2mo	$464,163	$228	53
361 SE Filoli Dr	0.57mi	3/2.0	1,695 (-11%)	3mo	$445,000	$263	52
373 SE Filoli Dr	0.57mi	3/2.0	1,662 (-13%)	1mo	$438,000	$264	50
519 SE Villandry Way	0.57mi	3/2.0	1,671 (-13%)	2mo	$440,000	$263	50
1356 SE Woodbine Rd	0.69mi	3/2.0	1,694 (-12%)	3mo	$416,000	$246	46
13623 SE Grovewood Dr	0.51mi	3/3.0	2,196 (+15%)	3mo	$650,000	$296	45
781 SE Courances Dr	0.67mi	3/3.0	2,131 (+11%)	4mo	$520,000	$244	43

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 · 4.54% rent growth · sell at horizon

5-year hold

• IRR: -39.9%
• Equity multiple: -0.27×
• Total profit: $-181,883
• Equity at exit: $76,500

10-year hold

• IRR: -51.0%
• Equity multiple: -0.89×
• Total profit: $-271,751
• Equity at exit: $44,361

Cash invested: $143,659 (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: 44 active · 14 under contract
• Months of supply: 11.0 mo (9%/mo absorbed)
• Median asking: $505,995 ($252/sqft)
• Median days on market: 80 d
• This list price: 30% of active listings are priced below it
• ARV vs active asking: +6.3% vs current asking $/sqft

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

ZIP-level market 34984

• Home prices YoY: -24.5%
• Rents YoY: 4.5%
• Active inventory: 421
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,831 high
• Mortgage (P&I): −$2,691
• Tax est. 1.5%: −$641 /mo · $7,696/yr
• Insurance: −$214
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$248
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $-1,624

Break-even live

Break-even rent $4,886

Max offer price $278,073

Occupancy floor —

Sensitivity live

Price	-10% $-1,269	-5% $-1,447	+0% $-1,624	+5% $-1,801	+10% $-1,979
Rent	-10% $-1,848	-5% $-1,736	+0% $-1,624	+5% $-1,512	+10% $-1,400
Rate	-1.0pp $-1,366	-0.5pp $-1,493	base $-1,624	+0.5pp $-1,757	+1.0pp $-1,892

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: $128,267
• Closing costs: $15,392
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1769 SE Crosswood Way Port Saint Lucie, FL	3.0	2.0	1758	$2,235	$1.27	72d	1	0.36mi
13885 SE Riversway St Port Saint Lucie, FL	3.0	3.0	2032	$3,150	$1.55	72d	1	0.57mi
13456 Harbour Ridge Blvd Unit 4A Palm City, FL	2.0	2.0	1618	$8,000	$4.94	72d	1	0.59mi
845 SE Courances Dr Port Saint Lucie, FL	4.0	2.0	2468	$3,600	$1.46	15d	1	0.79mi
471 SE Vallarta Dr Port Saint Lucie, FL	4.0	2.0	1914	$3,400	$1.78	63d	1	0.86mi
13226 Harbour Ridge Blvd Unit 5B Palm City, FL	2.0	2.0	1618	$8,000	$4.94	72d	1	0.88mi
13268 Harbour Ridge Blvd Unit 2A Palm City, FL	3.0	2.0	1749	$8,500	$4.86	63d	1	0.98mi
2108 NW Greenbriar Ln Palm City, FL	3.0	2.0	1955	$8,950	$4.58	72d	1	1.10mi
13009 Harbour Ridge Blvd Palm City, FL	3.0	2.5	1756	$9,500	$5.41	63d	1	1.22mi
2371 SW Carriage Hill Ter #103 Palm City, FL	2.0	2.0	1600	$2,500	$1.56	72d	1	1.29mi
2371 SW Carriage Hill Ter #202 Palm City, FL	2.0	2.0	1926	$2,950	$1.53	72d	1	1.29mi
540 SE Monet Dr Port Saint Lucie, FL	3.0	2.0	2020	$3,500	$1.73	63d	1	1.33mi
90 SE Collins Ln Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1003	$2,749	$2.74	63d	13	1.43mi
410 SE Crossoak Ln Port Saint Lucie, FL	3.0	2.5	1632	$2,250	$1.38	72d	1	1.46mi
652 SE Lake Falls St Port Saint Lucie, FL	3.0	2.5	1635	$2,400	$1.47	63d	1	1.49mi
503 SE Rivergrass St Port Saint Lucie, FL	3.0	2.5	1821	$2,500	$1.37	72d	1	1.49mi

Property features AI

Finance

• Other: Inventory type: Plan
• Financial info: List price of 482,990
• HOA & community: Association fee of 248

Exterior

• Parking: 2 parking spaces
• Home design: Gloria plan (new construction plan)Active listing
• Exterior features: Address: 2309 SE Mosaic Blvd, Port Saint Lucie, FL 34984

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1,914

Listing history 50 events

1. 2026-08-08
   days on market $482,990 Active 120 DOM
2. 2026-08-07
   days on market $482,990 Active 119 DOM
3. 2026-08-06
   days on market $482,990 Active 118 DOM
4. 2026-08-05
   days on market $482,990 Active 117 DOM
5. 2026-08-04
   days on market $482,990 Active 116 DOM
6. 2026-08-03
   days on market $482,990 Active 115 DOM
7. 2026-07-31
   days on market $482,990 Active 112 DOM
8. 2026-07-30
   days on market $482,990 Active 111 DOM
9. 2026-07-29
   days on market $482,990 Active 110 DOM
10. 2026-07-27
    days on market $482,990 Active 108 DOM
11. 2026-07-25
    days on market $482,990 Active 106 DOM
12. 2026-07-24
    days on market $482,990 Active 105 DOM
13. 2026-07-23
    days on market $482,990 Active 104 DOM
14. 2026-07-22
    days on market $482,990 Active 103 DOM
15. 2026-07-21
    days on market $482,990 Active 102 DOM
16. 2026-07-18
    days on market $482,990 Active 99 DOM
17. 2026-07-16
    days on market $482,990 Active 97 DOM
18. 2026-07-16
    days on market $482,990 Active 96 DOM
19. 2026-07-14
    days on market $482,990 Active 95 DOM
20. 2026-07-13
    days on market $482,990 Active 94 DOM
21. 2026-07-12
    days on market $482,990 Active 93 DOM
22. 2026-07-11
    days on market $482,990 Active 92 DOM
23. 2026-07-10
    days on market $482,990 Active 91 DOM
24. 2026-07-09
    days on market $482,990 Active 90 DOM
25. 2026-07-08
    days on market $482,990 Active 89 DOM
26. 2026-07-07
    days on market $482,990 Active 88 DOM
27. 2026-07-06
    days on market $482,990 Active 87 DOM
28. 2026-07-05
    days on market $482,990 Active 86 DOM
29. 2026-07-04
    days on market $482,990 Active 85 DOM
30. 2026-07-03
    days on market $482,990 Active 84 DOM
31. 2026-07-02
    days on market $482,990 Active 83 DOM
32. 2026-07-01
    days on market $482,990 Active 82 DOM
33. 2026-06-30
    days on market $482,990 Active 81 DOM
34. 2026-06-29
    days on market $482,990 Active 80 DOM
35. 2026-06-28
    days on market $482,990 Active 79 DOM
36. 2026-06-28
    days on market $482,990 Active 78 DOM
37. 2026-06-27
    days on market $482,990 Active 77 DOM
38. 2026-06-25
    days on market $482,990 Active 75 DOM
39. 2026-06-23
    days on market $482,990 Active 73 DOM
40. 2026-06-21
    days on market $482,990 Active 72 DOM
41. 2026-06-18
    days on market $482,990 Active 69 DOM
42. 2026-06-17
    days on market $482,990 Active 68 DOM
43. 2026-06-16
    days on market $482,990 Active 67 DOM
44. 2026-06-15
    days on market $482,990 Active 66 DOM
45. 2026-06-14
    days on market $482,990 Active 64 DOM
46. 2026-06-13
    days on market $482,990 Active 63 DOM
47. 2026-06-10
    days on market $482,990 Active 61 DOM
48. 2026-06-09
    days on market $482,990 Active 60 DOM
49. 2026-06-08
    days on market $482,990 Active 59 DOM
50. 2026-06-07
    days on market $482,990 Active 58 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥106°F today · 19 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: $33,967
• − Mortgage interest: −$28,740
• − Property taxes: −$7,696
• − Insurance: −$3,363
• − Repairs & maintenance: −$2,717
• − Management: −$2,717
• − HOA: −$2,976
• − Depreciation: −$14,926
• Taxable loss: −$29,168
• Est. tax savings @ 24.0%: +$7,000
• After-tax cash flow: $-12,488/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 · 8 photos

Excellent 95/100 None rehab

The Gloria home is in excellent condition with no visible repairs or maintenance needed. It offers a well-designed floor plan and a clean, inviting exterior. Potential value-adding updates include painting the exterior and enhancing the landscaping.

Value-add opportunities

• Both Painting the exterior — A fresh coat of paint can enhance curb appeal and the home's value. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and attract more potential buyers or renters. ↑
• Both Interior updates (paint, fixtures, etc.) — Updating the interior can make the home more appealing and increase its value for both resale and rental purposes. ↑

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Morningside Elementary School A- FL #364/2,144 Nat'l #3,487/41,679 Middle Southport Middle School D+ FL #300/571 Nat'l #4,433/14,009 High St. Lucie West Centennial High F FL #351/667 Nat'l #9,347/17,239

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

Livability — Port St. Lucie

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Port St. Lucie, FL
• County: Saint Lucie County · 338,016 people
• City population: 221,051
• Metro: Port St. Lucie, FL
• Population (ZIP): 20,151
• Household income: $80,725
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 22% 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 0.62)
• Race & ethnicity: White 55% Black 20% Hispanic / Latino 18% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8% Cuban 3%
• Common ancestry: Hispanic 2% Romanian 1% Scotch-Irish 1%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 77% English-only · Spanish 15% French/Haitian/Cajun 5% 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: ▼ -121.06%
• Current HPI: 373.9523
• Rent YoY: ▲ 4.54%
• Metro: Port St. Lucie, FL
• 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

Finance

• Other: Inventory type: Plan
• Financial info: List price of 482,990
• HOA & community: Association fee of 248

Exterior

• Parking: 2 parking spaces
• Home design: Gloria plan (new construction plan)Active listing
• Exterior features: Address: 2309 SE Mosaic Blvd, Port Saint Lucie, FL 34984

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1,914