221 NE Plantation Rd #213 · Sewall's Point, FL 34996

$314,900

2 bd · 2.0 ba · 1,213 sqft · Condo public records · 102 Days on market

Built 1987 $260/sqft · 50% below area $893/mo HOA · 32% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Cash flow +4.1/30.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to Plantation Club Villas, located on Hutchinson Island, within Indian River Plantation. This is a popular island location where coastal vibes meet convenience. Casual walks on the beach, bike rides, and sunbathing at the pool can be part of your new lifestyle! Publix supermarket is less than 5 minutes away. Downtown Stuart offers great shopping and top-notch dining! This two-bedroom ensuite unit provides privacy and separation for you and your guests. The screened-in porch offers a tranquil setting to enjoy morning coffee in the sunlight, watch the birdlife and listen to the waves through the mangroves. The entire unit has been freshly painted, the ceilings are smooth (no popcorn) having level five drywall professional finish, and new LVP hardwood floors have been installed. All kitchen appliances are included (the dishwasher, range and microwave have all been replaced within the last year) as well as the stackable washer and dryer.There is an assigned covered parking spot as well as ample guest parking and a locked room for your storage needs. Cable and internet are included in the monthly association fee. With optional membership to the Ocean Club, you have access to golf, tennis, pickleball, the fitness center and the beach club. Plantation Club Villas is pet-friendly, and rentals are permitted with a 30-day minimum. Information deemed reliable but not guaranteed - buyer and buyer's agent to verify.

Key facts

• Hutchinson island
• Screened-in porch
• Freshly painted

Tags

• HUTCHINSON ISLAND
• INDIAN RIVER PLANTATION
• SCREENED-IN PORCH
• FRESHLY PAINTED
• NEW LVP HARDWOOD FLOORS
• KITCHEN APPLIANCES INCLUDED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $315k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (69.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (11.6% below list).
• Recommended offer: $96k (69.6% below list) — sets the bar for cash-flow.
• Cap rate 3.0% vs local median 0.5% in Sewall's Point — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Felix A Williams Elementary School (math 61% / reading 67%, grade B, #552 of 2,144 statewide, top 26%, 531 students, 40% FRL); Stuart Middle School (math 55% / reading 55%, grade B-, #180 of 571 statewide, top 32%, 867 students, 49% FRL); Jensen Beach High School (math 53% / reading 71%, grade B-, #98 of 667 statewide, top 15%, 1,584 students, 36% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 252 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y ago; this cycle's ask has dropped $33k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $119k; list at $315k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 32% of rent.
• 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,606 (69.6% 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 102 days. Have you received any prior offers? Is the seller open to a 70% 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. 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. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 0.88% ✗
• Cap rate: 2.96%
• Cash-on-cash: -11.90%
• DSCR: 0.47
• GRM: 9.4

CMA / ARV

• ARV (median comp): $632,759
• List price: $314,900
• Delta: -50.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.2%
• Equity multiple: 2.02×
• Total profit: $89,522
• Equity at exit: $283,687

10-year hold

• IRR: 12.8%
• Equity multiple: 4.75×
• Total profit: $330,472
• Equity at exit: $611,781

Cash invested: $88,172 (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: 252
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,785 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$398 /mo · $4,780/yr
• Insurance: −$131
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$893
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $-1,301

Break-even live

Break-even rent $4,431

Max offer price $95,606

Occupancy floor —

Sensitivity live

Price	-10% $-1,122	-5% $-1,211	+0% $-1,301	+5% $-1,390	+10% $-1,479
Rent	-10% $-1,521	-5% $-1,411	+0% $-1,301	+5% $-1,191	+10% $-1,081
Rate	-1.0pp $-1,142	-0.5pp $-1,221	base $-1,301	+0.5pp $-1,382	+1.0pp $-1,465

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 NE Plantation Rd Stuart, FL	2.0	2.0	1296	$4,350	$3.36	25d	3	0.04mi
5799 NE Island Cove Way Unit 1546190P Stuart, FL	2.0	2.0	1270	$2,029	$1.60	15d	1	0.11mi
5750 NE Island Cove Way #3302 Stuart, FL	2.0	2.0	1204	$2,450	$2.03	15d	1	0.11mi
5800 NE Island Cove Way #2207 Stuart, FL	2.0	2.0	1204	$3,500	$2.91	25d	1	0.11mi
40 NE Plantation Rd #410 Stuart, FL	2.0	2.0	1039	$5,200	$5.00	25d	1	0.14mi
40 NE Plantation Rd #208 Stuart, FL	2.0	2.0	1039	$5,100	$4.91	25d	1	0.14mi
40 NE Plantation Rd #203 Stuart, FL	2.0	2.0	1039	$5,900	$5.68	15d	1	0.14mi
40 NE Plantation Rd #110 Stuart, FL	2.0	2.0	1039	$6,500	$6.26	25d	1	0.14mi
40 NE Plantation Rd #209 Stuart, FL	2.0	2.0	1039	$6,000	$5.77	25d	1	0.14mi
40 NE Plantation Rd #304 Stuart, FL	2.0	2.0	1039	$2,700	$2.60	25d	1	0.14mi
40 NE Plantation Rd #301 Stuart, FL	1.0	1.5	740	$2,250	$3.04	25d	1	0.14mi
40 NE Plantation Rd #309 Stuart, FL	2.0	2.0	1039	$1,800	$1.73	25d	1	0.14mi
20 NE Plantation Rd #306 Stuart, FL	2.0	2.0	1306	$3,500	$2.68	25d	1	0.17mi
20 NE Plantation Rd #205 Stuart, FL	2.0	2.0	1306	$2,900	$2.22	25d	1	0.17mi
391 NE Plantation Rd #215 Stuart, FL	2.0	2.0	1253	$4,000	$3.19	25d	1	0.20mi
391 NE Plantation Rd #226 Stuart, FL	2.0	2.0	1300	$4,500	$3.46	25d	1	0.20mi
391 NE Plantation Rd #228 Stuart, FL	2.0	2.0	1274	$2,200	$1.73	25d	1	0.20mi
411 NE Plantation Rd #526 Stuart, FL	2.0	2.0	1274	$6,000	$4.71	25d	1	0.21mi
411 NE Plantation Rd #511 Stuart, FL	2.0	2.0	1253	$7,500	$5.99	25d	1	0.21mi
484 NE Plantation Rd #4103 Stuart, FL	2.0	2.0	971	$6,000	$6.18	25d	1	0.24mi
484 NE Plantation Rd #4108 Stuart, FL	2.0	2.0	1000	$5,500	$5.50	25d	1	0.24mi
245 NE MacArthur Blvd Stuart, FL	2.0	2.5	1310	$7,750	$5.92	25d	2	0.26mi
5596 NE Gulfstream Way Stuart, FL	2.0	2.0	873	$5,900	$6.76	25d	1	0.29mi
5593 NE Gulfstream Way Stuart, FL	2.0	2.0	873	$2,300	$2.63	25d	1	0.29mi
185 NE Edgewater Dr #5105 Stuart, FL	2.0	2.0	1366	$6,500	$4.76	25d	1	0.29mi
554 NE Plantation Rd #4804 Stuart, FL	2.0	2.0	871	$3,250	$3.73	25d	1	0.32mi
5563 NE Gulfstream Way Stuart, FL	2.0	2.0	873	$1,800	$2.06	25d	1	0.32mi
5553 NE Gulfstream Way Stuart, FL	2.0	2.0	873	$7,000	$8.02	15d	1	0.32mi
5602 NE Gulfstream Way Stuart, FL	2.0	2.0	873	$6,000	$6.87	25d	1	0.32mi
5601 NE Gulfstream Way Stuart, FL	2.0	2.0	873	$6,500	$7.45	15d	1	0.32mi
5564 NE Gulfstream Way Stuart, FL	2.0	2.0	1100	$5,000	$4.55	25d	1	0.32mi
5565 NE Gulfstream Way Stuart, FL	1.0	1.0	750	$1,700	$2.27	25d	1	0.32mi
310 Golfview Cir Unit 310 Stuart, FL	3.0	3.0	1150	$2,000	$1.74	15d	1	0.32mi
311 NE Golfview Cir Stuart, FL	2.0	2.0	961	$3,500	$3.64	25d	1	0.32mi
233 NE Edgewater Dr Stuart, FL	2.0–3.0	2.0–3.0	1534	$2,200	$1.43	25d	3	0.35mi
324 Golfview Cir #324 Stuart, FL	3.0	3.0	1150	$7,000	$6.09	25d	1	0.37mi
271 NE Edgewater Dr #271 Stuart, FL	3.0	3.0	1437	$8,000	$5.57	25d	1	0.39mi
669 NE Plantation Rd Stuart, FL	2.0	2.0	1400	$8,250	$5.89	25d	2	0.39mi
264 NE Edgewater Dr #102 Stuart, FL	1.0	1.0	911	$2,100	$2.31	25d	1	0.41mi
350 NE Edgewater Dr #202 Stuart, FL	2.0	2.0	970	$2,500	$2.58	25d	1	0.47mi

HOA detail condo

• Monthly dues: $893 · $10,716/yr
• Likely covers: internetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $314,900 Active 102 DOM
2. 2026-06-18
   days on market $314,900 Active 99 DOM
3. 2026-06-17
   days on market $314,900 Active 98 DOM
4. 2026-06-16
   days on market $314,900 Active 97 DOM
5. 2026-06-15
   days on market $314,900 Active 96 DOM
6. 2026-06-14
   days on market $314,900 Active 94 DOM
7. 2026-06-13
   days on market $314,900 Active 93 DOM
8. 2026-06-10
   days on market $314,900 Active 91 DOM
9. 2026-06-09
   days on market $314,900 Active 90 DOM
10. 2026-06-08
    days on market $314,900 Active 89 DOM
11. 2026-06-07
    days on market $314,900 Active 88 DOM
12. 2026-06-03
    days on market $314,900 Active 84 DOM
13. 2026-06-02
    days on market $314,900 Active 83 DOM
14. 2026-06-01
    days on market $314,900 Active 82 DOM
15. 2026-05-31
    days on market $314,900 Active 81 DOM
16. 2026-05-31
    pricedays on market $314,900 Active 80 DOM
17. 2026-03-16
    price $329,900 1441-char remark

    Show marketing remark (1441 chars)

    Welcome to Plantation Club Villas, located on Hutchinson Island, within Indian River Plantation. This is a popular island location where coastal vibes meet convenience. Casual walks on the beach, bike rides, and sunbathing at the pool can be part of your new lifestyle! Publix supermarket is less than 5 minutes away. Downtown Stuart offers great shopping and top-notch dining! This two-bedroom ensuite unit provides privacy and separation for you and your guests. The screened-in porch offers a tranquil setting to enjoy morning coffee in the sunlight, watch the birdlife and listen to the waves through the mangroves. The entire unit has been freshly painted, the ceilings are smooth (no popcorn) having level five drywall professional finish, and new LVP hardwood floors have been installed. All kitchen appliances are included (the dishwasher, range and microwave have all been replaced within the last year) as well as the stackable washer and dryer.There is an assigned covered parking spot as well as ample guest parking and a locked room for your storage needs. Cable and internet are included in the monthly association fee. With optional membership to the Ocean Club, you have access to golf, tennis, pickleball, the fitness center and the beach club. Plantation Club Villas is pet-friendly, and rentals are permitted with a 30-day minimum. Information deemed reliable but not guaranteed - buyer and buyer's agent to verify.

18. 2026-02-28
    listed $347,900 Active 1441-char remark

    Show marketing remark (1441 chars)

    Welcome to Plantation Club Villas, located on Hutchinson Island, within Indian River Plantation. This is a popular island location where coastal vibes meet convenience. Casual walks on the beach, bike rides, and sunbathing at the pool can be part of your new lifestyle! Publix supermarket is less than 5 minutes away. Downtown Stuart offers great shopping and top-notch dining! This two-bedroom ensuite unit provides privacy and separation for you and your guests. The screened-in porch offers a tranquil setting to enjoy morning coffee in the sunlight, watch the birdlife and listen to the waves through the mangroves. The entire unit has been freshly painted, the ceilings are smooth (no popcorn) having level five drywall professional finish, and new LVP hardwood floors have been installed. All kitchen appliances are included (the dishwasher, range and microwave have all been replaced within the last year) as well as the stackable washer and dryer.There is an assigned covered parking spot as well as ample guest parking and a locked room for your storage needs. Cable and internet are included in the monthly association fee. With optional membership to the Ocean Club, you have access to golf, tennis, pickleball, the fitness center and the beach club. Plantation Club Villas is pet-friendly, and rentals are permitted with a 30-day minimum. Information deemed reliable but not guaranteed - buyer and buyer's agent to verify.

19. 2026-01-16
    historical
20. 2025-11-04
    price $349,900
21. 2025-10-11
    listed $359,500 Active
22. 2023-05-13
    historical
23. 2023-04-11
    price $439,000
24. 2023-02-16
    listed $484,800 Active
25. 2023-02-13
    listed $484,800 Active
26. 1998-04-03
    soldstatus $119,000
27. 1998-03-31
    soldstatus $119,000
28. 1998-03-31
    soldstatus $119,000
29. 1998-02-17
    listed $124,500
30. 1998-02-17
    listed $124,500
31. 1988-04-01
    soldstatus $129,900

ⓘ 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: $4,780 · $398/mo
• Projected year-2 tax: $4,780 · $398/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $33,416
• − Mortgage interest: −$17,639
• − Property taxes: −$4,780
• − Insurance: −$6,693
• − Repairs & maintenance: −$2,673
• − Management: −$2,673
• − HOA: −$10,716
• − Depreciation: −$9,161
• Taxable loss: −$20,920
• Est. tax savings @ 24.0%: +$5,021
• After-tax cash flow: $-10,586/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 — Sewall's Point

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

Census & demographics

• County: Martin County · 165,223 people
• City population: 65,812
• 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

+154.0% since first listed

15 events — show timeline

• 2026-03-16 Price Changed $329,900 Beaches MLS
• 2026-02-28 Listed $347,900 Beaches MLS
• 2026-01-16 Listing Removed — Beaches MLS
• 2025-11-04 Price Changed $349,900 Beaches MLS
• 2025-10-11 Listed $359,500 Beaches MLS
• 2023-05-13 Listing Removed — MCRTC
• 2023-04-11 Price Changed $439,000 MCRTC
• 2023-02-16 Listed $484,800 MCRTC
• 2023-02-13 Listed $484,800 MCRTC
• 1998-04-03 Sold (Public Records) $119,000 Public Records
• 1998-03-31 Sold (MLS) $119,000 MCRTC
• 1998-03-31 Sold (MLS) $119,000 MCRTC
• 1998-02-17 Listed $124,500 MCRTC
• 1998-02-17 Listed $124,500 MCRTC
• 1988-04-01 Sold (Public Records) $129,900 Public Records

Property tax history

+3.7%/yr

Latest (2025): $4,780 · +0.4% YoY. Source: county tax records.