24 Azul · Lakewood Park, FL 34951

$172,000

2 bd · 2.0 ba · 1,689 sqft · SingleFamily public records · 194 Days on market

Built 2013 4,962 sqft lot Est $314k · 45% under ↓ 6% since listing

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Why this score? — see what drove the B 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced for a quick sale! One of a kind home, with beautiful lake view, close to the clubhouse, tile through the main area, carpet in the bedrooms, fabulous location well maintained!

Key facts

• Lakefront
• Durable metal roof
• Accordion shutters

Tags

• LAKEFRONT
• FULLY ENCLOSED PORCH
• DURABLE METAL ROOF
• ACCORDION SHUTTERS
• PLANTATION SHUTTERS
• NEW VINYL FLOORING

Property features AI

Finance

• Other: Senior community
• HOA & community: Association with community amenities including pool, clubhouse, fitness center, tennis courts, pickleball courts, bocce ball, shuffleboard court, golf course, dog park, cabana, billiard room, game room, workshop area, library, community room, manager on site, on-site management

Exterior

• Parking: Garage with garage door opener; 1 garage space; 1 covered space
• Utilities: Three-phase electric
• Home design: Single family residence; One-story; Resale condition; Faces east
• Construction: CBS construction; Built by Wynne Building Corporation; Shingle roof not specified
• Exterior features: Waterfront property (no specific waterfront features listed)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceilings; Walk-in closet(s); Split bedroom layout; French doors
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $692 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $151k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 5.7% in Lakewood Park — 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 63/100 on livability (#719 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• 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 Westwood Academy The W.E.S.T. Prep Magnet (math 16% / reading 36%, grade F, #494 of 667 statewide, top 75%, 2,010 students, 75% FRL) — zoned schools average 85% FRL vs 59% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 44% district-wide (-17 pts) — the specific schools serving this property underperform the St. Lucie average; the district grade overstates school quality for this exact location.
• Market conditions: 292 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 42% of the median local income ($63k/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 $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: 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 $151,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.29% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.23%
• DSCR: 1.77
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $314,154
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Villa Blanca	0.09mi	2/2.5	1,840 (+9%)	1mo	$180,000	$98	78
65 Lavilla Way	0.50mi	2/2.0	1,687 (-0%)	6mo	$299,000	$177	71
5902 Walnut Park Ln	0.40mi	3/2.0 (+1)	1,766 (+5%)	1mo	$399,900	$226	68
16 Danzar	0.23mi	2/2.0	1,439 (-15%)	4mo	$165,000	$115	61
44 Ecuador Way	0.29mi	3/2.0 (+1)	1,767 (+5%)	15mo	$225,000	$127	61
5817 Spanish River Rd	0.45mi	3/2.0 (+1)	1,766 (+5%)	16mo	$325,000	$184	53
5704 Spanish River Rd	0.59mi	3/2.0 (+1)	1,609 (-5%)	11mo	$331,500	$206	50
18 Montoya	0.47mi	2/2.0	1,446 (-14%)	5mo	$289,000	$200	50
6505 Citrus Park Blvd	0.63mi	3/2.0 (+1)	1,548 (-8%)	9mo	$345,000	$223	44
6136 Spring Lake Ter	0.36mi	3/2.0 (+1)	1,437 (-15%)	11mo	$300,000	$209	44
21 Lavilla Way	0.62mi	2/2.0	1,446 (-14%)	7mo	$269,000	$186	41
5707 Eagle Dr	0.66mi	3/2.0 (+1)	1,535 (-9%)	14mo	$260,000	$169	38

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: 8.5%
• Equity multiple: 1.34×
• Total profit: $16,134
• Equity at exit: $25,646

10-year hold

• IRR: 17.7%
• Equity multiple: 2.47×
• Total profit: $70,586
• Equity at exit: $14,871

Cash invested: $48,160 (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 34951

• Home prices YoY: -23.6%
• Active inventory: 292
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,216 high
• Mortgage (P&I): −$902
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $692

Break-even live

Break-even rent $1,340

Max offer price $172,000

Occupancy floor 64%

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5642 Sunberry Cir Fort Pierce, FL	3.0	2.0	1377	$1,950	$1.42	23d	1	0.36mi
6906 Ocala Ave Fort Pierce, FL	3.0	2.0	1175	$1,955	$1.66	13d	1	0.73mi
5510 Shannon Dr Fort Pierce, FL	3.0	2.0	1594	$2,350	$1.47	13d	1	0.94mi
2450 8th Ave SW Vero Beach, FL	3.0	2.0	1388	$2,100	$1.51	21d	1	0.98mi
7403 Winter Garden Pkwy Fort Pierce, FL	3.0	2.0	1372	$2,200	$1.60	21d	1	1.05mi
7500 Pensacola Rd Fort Pierce, FL	3.0	2.0	1125	$2,150	$1.91	13d	1	1.06mi
2320 Water Oaks Ln Unit 111 Vero Beach, FL	3.0	2.0	1811	$3,500	$1.93	21d	1	1.13mi
7503 Paso Robles Blvd Fort Pierce, FL	3.0	2.0	1260	$2,000	$1.59	23d	1	1.17mi
985 23rd Pl SW Vero Beach, FL	3.0	2.0	1176	$2,200	$1.87	21d	1	1.19mi
3766 Harborside Ave Fort Pierce, FL	2.0	2.0	1308	$2,160	$1.65	13d	1	1.23mi
7704 Pacific Ave Fort Pierce, FL	3.0	2.0	1719	$2,500	$1.45	13d	1	1.30mi
6602 Palomar Pkwy Unit A Fort Pierce, FL	3.0	1.0	1200	$2,000	$1.67	23d	1	1.41mi
5010 Killarney Ave Unit A Fort Pierce, FL	2.0	1.0	1720	$1,500	$0.87	23d	1	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $172,000 Active 194 DOM
2. 2026-06-17
   days on market $172,000 Active 193 DOM
3. 2026-06-16
   days on market $172,000 Active 192 DOM
4. 2026-06-15
   days on market $172,000 Active 191 DOM
5. 2026-06-14
   days on market $172,000 Active 189 DOM
6. 2026-06-13
   pricedays on market $172,000 Active 188 DOM
7. 2026-06-10
   days on market $174,500 Active 186 DOM
8. 2026-06-09
   days on market $174,500 Active 185 DOM
9. 2026-06-08
   days on market $174,500 Active 184 DOM
10. 2026-06-07
    days on market $174,500 Active 183 DOM
11. 2026-06-05
    days on market $174,500 Active 180 DOM
12. 2026-06-03
    days on market $174,500 Active 179 DOM
13. 2026-06-02
    days on market $174,500 Active 178 DOM
14. 2026-06-01
    days on market $174,500 Active 177 DOM
15. 2026-05-31
    days on market $174,500 Active 176 DOM
16. 2026-05-30
    days on market $174,500 Active 175 DOM
17. 2026-03-24
    price $174,500
18. 2026-03-18
    status Active
19. 2026-02-21
    historical Active Under Contract
20. 2025-12-05
    listed $175,000 Active
21. 2023-12-18
    soldstatus $182,500
22. 2023-12-01
    soldstatus $185,000 Closed 181-char remark

    Show marketing remark (181 chars)

    Priced for a quick sale! One of a kind home, with beautiful lake view, close to the clubhouse, tile through the main area, carpet in the bedrooms, fabulous location well maintained!

23. 2023-10-23
    status Pending 181-char remark

    Show marketing remark (181 chars)

    Priced for a quick sale! One of a kind home, with beautiful lake view, close to the clubhouse, tile through the main area, carpet in the bedrooms, fabulous location well maintained!

24. 2023-10-21
    listed $185,000 Active 181-char remark

    Show marketing remark (181 chars)

    Priced for a quick sale! One of a kind home, with beautiful lake view, close to the clubhouse, tile through the main area, carpet in the bedrooms, fabulous location well maintained!

ⓘ 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: $1,022 · $85/mo
• Projected year-2 tax: $1,428 · $119/mo
• Expected delta: +$406/yr (+$34/mo · 39.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,589
• − Mortgage interest: −$9,635
• − Property taxes: −$1,022
• − Insurance: −$860
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − Depreciation: −$5,004
• Taxable income: $5,815
• Est. tax owed @ 24.0%: −$1,396
• After-tax cash flow: $6,904/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 — Lakewood Park

• Score: 63/100
• State rank: #719
• US rank: #15407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakewood Park, FL
• County: Saint Lucie County · 337,150 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 17,148
• Household income: $63,122
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 140.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 3% Vietnamese 1%

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: ▼ -106.06%
• Current HPI: 343.1376
• 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

-5.7% since first listed

8 events — show timeline

• 2026-03-24 Price Changed $174,500 Beaches MLS
• 2026-03-18 Relisted — Beaches MLS
• 2026-02-21 Contingent — Beaches MLS
• 2025-12-05 Listed $175,000 Beaches MLS
• 2023-12-18 Sold (Public Records) $182,500 Public Records
• 2023-12-01 Sold (MLS) $185,000 Beaches MLS
• 2023-10-23 Pending — Beaches MLS
• 2023-10-21 Listed $185,000 Beaches MLS

Property tax history

+2.0%/yr

Latest (2025): $1,022 · -66.4% YoY. Source: county tax records.