2929 SE Ocean Blvd Unit 117-7 · Stuart, FL 34996

$100,000

1 bd · 1.5 ba · 696 sqft · Condo public records · 223 Days on market

Built 1971 $144/sqft · 7% below area Est $107k · 7% under $418/mo HOA · 22% of rent

---

Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +10.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Light, bright, and airy 2nd-floor 1BR/1.5BA condo in a desirable 55+ community. This charming residence offers low-maintenance living with vinyl and tile flooring—no carpet! The spacious bedroom features two walk-in closets plus additional linen and hallway storage. Enjoy a well-equipped kitchen with newer appliances and a private screened patio, with new screens and framing, overlooking a serene, landscaped setting . Community amenities include a pool, clubhouse, shuffleboard, and grilling area. Conveniently located near shopping, dining, beaches, and hospital. Maintenance fee covers cable, common areas, lawn care, parking, and laundry facilities—perfect for easy Florida living!

Key facts

• Community amenities
• Walk in closets
• Landscaped setting

Tags

• LOW MAINTENANCE LIVING
• WALK IN CLOSETS
• WELL EQUIPPED KITCHEN
• PRIVATE SCREENED PATIO
• LANDSCAPED SETTING
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 4.1% in Stuart — 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 84/100 on livability (#39 in FL, #790 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: crime C-, employment C-, amenities D.
• 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.
• Market conditions: 251 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.94% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.59%
• DSCR: 1.78
• GRM: 4.3

CMA / ARV

• ARV (median comp): $107,380
• List price: $100,000
• Delta: -6.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 37.4%
• Equity multiple: 3.89×
• Total profit: $80,896
• Equity at exit: $90,088

10-year hold

• IRR: 32.3%
• Equity multiple: 8.79×
• Total profit: $218,257
• Equity at exit: $194,278

Cash invested: $28,000 (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: 251
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,941 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$139 /mo · $1,671/yr
• Insurance: −$42
• HOA: −$418
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $410

Break-even live

Break-even rent $1,422

Max offer price $100,000

Occupancy floor 74%

Sensitivity live

Price	-10% $467	-5% $439	+0% $410	+5% $382	+10% $354
Rent	-10% $257	-5% $334	+0% $410	+5% $487	+10% $564
Rate	-1.0pp $461	-0.5pp $436	base $410	+0.5pp $384	+1.0pp $358

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$1,450	$1.79	14d	8	0.16mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$1,500	$1.85	24d	6	0.16mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$1,789	$2.02	14d	12	0.22mi

HOA detail condo

• Monthly dues: $418 · $5,016/yr
• Likely covers: cablelandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $100,000 Active 223 DOM
2. 2026-06-17
   days on market $100,000 Active 222 DOM
3. 2026-06-16
   days on market $100,000 Active 221 DOM
4. 2026-06-15
   days on market $100,000 Active 220 DOM
5. 2026-06-14
   days on market $100,000 Active 218 DOM
6. 2026-06-13
   days on market $100,000 Active 217 DOM
7. 2026-06-10
   days on market $100,000 Active 215 DOM
8. 2026-06-09
   days on market $100,000 Active 214 DOM
9. 2026-06-08
   days on market $100,000 Active 213 DOM
10. 2026-06-07
    days on market $100,000 Active 212 DOM
11. 2026-06-03
    days on market $100,000 Active 208 DOM
12. 2026-06-02
    remarks 693-char remark
13. 2026-06-02
    days on market $100,000 Active 207 DOM
14. 2026-06-01
    days on market $100,000 Active 206 DOM
15. 2026-05-31
    days on market $100,000 Active 205 DOM
16. 2026-05-31
    days on market $100,000 Active 204 DOM
17. 2026-03-18
    price $100,000 700-char remark

    Show marketing remark (700 chars)

    Light, bright, and airy 2nd-floor 1BR/1.5BA condo in a desirable 55+ community. This charming residence offers low-maintenance living with vinyl and tile flooring—no carpet! The spacious bedroom features two walk-in closets plus additional linen and hallway storage. Enjoy a well-equipped kitchen with newer appliances and a private screened patio, with new screens and framing, overlooking a serene, landscaped setting . Community amenities include a pool, clubhouse, shuffleboard, and grilling area. Conveniently located near shopping, dining, beaches, and hospital. Maintenance fee covers cable, common areas, lawn care, parking, and laundry facilities—perfect for easy Florida living!

18. 2025-11-07
    listed $120,000 Active 700-char remark

    Show marketing remark (700 chars)

    Light, bright, and airy 2nd-floor 1BR/1.5BA condo in a desirable 55+ community. This charming residence offers low-maintenance living with vinyl and tile flooring—no carpet! The spacious bedroom features two walk-in closets plus additional linen and hallway storage. Enjoy a well-equipped kitchen with newer appliances and a private screened patio, with new screens and framing, overlooking a serene, landscaped setting . Community amenities include a pool, clubhouse, shuffleboard, and grilling area. Conveniently located near shopping, dining, beaches, and hospital. Maintenance fee covers cable, common areas, lawn care, parking, and laundry facilities—perfect for easy Florida living!

19. 2022-03-16
    soldstatus $127,500
20. 2022-03-14
    soldstatus $127,500 Closed 542-char remark

    Show marketing remark (542 chars)

    2nd floor 1 bedroom 1.5 bathroom condo in 55+ community! Unit is light, bright and airy, flooring is vinyl and tile - no carpet, Unit has plenty of storage with 2 walk in closets in bedroom, linen and hallway closet. Kitchen has a mobile cabinet/island with new butcher block top and can be moved to any location in the unit. Condo offers a private patio overlooking a scenic and serene landscape setting. Complex features include pool, clubhouse, shuffleboard and grilling area. Convenient to shopping, dining, beaches, hospital and more. .

21. 2022-02-21
    status Pending 542-char remark

    Show marketing remark (542 chars)

    2nd floor 1 bedroom 1.5 bathroom condo in 55+ community! Unit is light, bright and airy, flooring is vinyl and tile - no carpet, Unit has plenty of storage with 2 walk in closets in bedroom, linen and hallway closet. Kitchen has a mobile cabinet/island with new butcher block top and can be moved to any location in the unit. Condo offers a private patio overlooking a scenic and serene landscape setting. Complex features include pool, clubhouse, shuffleboard and grilling area. Convenient to shopping, dining, beaches, hospital and more. .

22. 2022-02-12
    listed $127,500 Active 542-char remark

    Show marketing remark (542 chars)

    2nd floor 1 bedroom 1.5 bathroom condo in 55+ community! Unit is light, bright and airy, flooring is vinyl and tile - no carpet, Unit has plenty of storage with 2 walk in closets in bedroom, linen and hallway closet. Kitchen has a mobile cabinet/island with new butcher block top and can be moved to any location in the unit. Condo offers a private patio overlooking a scenic and serene landscape setting. Complex features include pool, clubhouse, shuffleboard and grilling area. Convenient to shopping, dining, beaches, hospital and more. .

23. 2022-02-07
    historical $127,500 542-char remark

    Show marketing remark (542 chars)

    2nd floor 1 bedroom 1.5 bathroom condo in 55+ community! Unit is light, bright and airy, flooring is vinyl and tile - no carpet, Unit has plenty of storage with 2 walk in closets in bedroom, linen and hallway closet. Kitchen has a mobile cabinet/island with new butcher block top and can be moved to any location in the unit. Condo offers a private patio overlooking a scenic and serene landscape setting. Complex features include pool, clubhouse, shuffleboard and grilling area. Convenient to shopping, dining, beaches, hospital and more. .

24. 2020-01-30
    soldstatus $65,500
25. 2020-01-24
    soldstatus $65,500 Closed
26. 2020-01-10
    status Pending
27. 2019-10-14
    listed $65,000 Active
28. 1979-09-01
    soldstatus $37,900

ⓘ 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: $1,671 · $139/mo
• Projected year-2 tax: $1,671 · $139/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 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥106°F today · 27 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: $23,297
• − Mortgage interest: −$5,602
• − Property taxes: −$1,671
• − Insurance: −$500
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − HOA: −$5,016
• − Depreciation: −$2,909
• Taxable income: $3,872
• Est. tax owed @ 24.0%: −$929
• After-tax cash flow: $3,996/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 — Stuart

• Score: 84/100
• State rank: #39
• US rank: #790

Category grades

Amenities D Commute A+ Cost of living A- Crime C- Employment C- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

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

+163.9% since first listed

12 events — show timeline

• 2026-03-18 Price Changed $100,000 Beaches MLS
• 2025-11-07 Listed $120,000 Beaches MLS
• 2022-03-16 Sold (Public Records) $127,500 Public Records
• 2022-03-14 Sold (MLS) $127,500 Beaches MLS
• 2022-02-21 Pending — Beaches MLS
• 2022-02-12 Listed $127,500 Beaches MLS
• 2022-02-07 Coming Soon $127,500 Beaches MLS
• 2020-01-30 Sold (Public Records) $65,500 Public Records
• 2020-01-24 Sold (MLS) $65,500 MCRTC
• 2020-01-10 Pending — MCRTC
• 2019-10-14 Listed $65,000 MCRTC
• 1979-09-01 Sold (Public Records) $37,900 Public Records

Property tax history

+12.8%/yr

Latest (2025): $1,671 · -2.2% YoY. Source: county tax records.