2600 SE Ocean Blvd Unit W5 · Stuart, FL 34996

$114,000

1 bd · 1.5 ba · 814 sqft · Condo public records · 20 Days on market

Built 1972 $520/mo HOA · 28% of rent

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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 +21.5/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to Vista Pines, a desirable 55+ community in a convenient South Florida location. This bright first-floor end unit offers privacy and easy access, featuring 1 bedroom, 1 bathroom, and a comfortable open layout filled with natural light. The home also includes a brand-new A/C for added comfort and peace of mind. Residents enjoy access to a clubhouse, community pool, shuffleboard courts, and beautifully maintained grounds, all just minutes from shopping, dining, and more!

Key facts

• Brand-new a/c
• Shuffleboard courts
• Clubhouse

Tags

• FIRST-FLOOR END UNIT
• BRAND-NEW A/C
• CLUBHOUSE
• COMMUNITY POOL
• SHUFFLEBOARD COURTS
• BEAUTIFULLY MAINTAINED GROUNDS

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Association (Advantage Property M) with on-site manager; Monthly association fee; Association amenities include pool, clubhouse, community room, business center, billiard/game room, library, picnic area, jogging path, shuffleboard, workshop area, parking, laundry, management

Exterior

• Parking: Assigned parking; Guest parking; One open parking space (total 1)
• Utilities: Public water; Public sewer; Cable available; Underground utilities; Water available; Sewer available
• Home design: Condominium; Multi/split levels; Single-story entry level living; Northwest facing
• Construction: Block and concrete construction; Built-up and mansard roof
• Exterior features: Covered patio; Screened patio; Open porch; Enclosed glass porch

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Blinds; Furnished
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $114k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $112k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• Zoned schools: 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; 11 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 $12k of equity ($788 loan paydown + $11k 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 28% of rent.
• Climate carrying-cost: major flood risk; 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 $112,290 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.64% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.2%
• Equity multiple: 3.16×
• Total profit: $69,099
• Equity at exit: $102,700

10-year hold

• IRR: 23.9%
• Equity multiple: 7.24×
• Total profit: $199,053
• Equity at exit: $221,477

Cash invested: $31,920 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$598
• Tax from tax record: −$145 /mo · $1,735/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$520
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $104

Break-even live

Break-even rent $1,742

Max offer price $114,000

Occupancy floor 89%

Sensitivity live

Price	-10% $168	-5% $136	+0% $104	+5% $72	+10% $39
Rent	-10% $-44	-5% $30	+0% $104	+5% $178	+10% $252
Rate	-1.0pp $161	-0.5pp $133	base $104	+0.5pp $74	+1.0pp $44

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,500	$1.58	15d	3	0.07mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$1,500	$1.85	24d	6	0.27mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$1,450	$1.79	15d	8	0.27mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	15d	3	0.27mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	24d	1	0.34mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$1,789	$2.02	15d	12	0.42mi
333 SE Martin Ave Unit 1F Stuart, FL	2.0	1.0	778	$1,800	$2.31	24d	1	0.61mi
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	24d	3	0.93mi
906 SE Tarpon Ave Unit B Stuart, FL	1.0	1.0	600	$1,350	$2.25	24d	1	1.44mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$1,900	$2.28	22d	1	1.47mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$3,800	$4.57	24d	1	1.47mi

HOA detail condo

• Monthly dues: $520 · $6,240/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-21
   days on market $114,000 Active 20 DOM
2. 2026-06-18
   days on market $114,000 Active 17 DOM
3. 2026-06-17
   days on market $114,000 Active 16 DOM
4. 2026-06-16
   days on market $114,000 Active 15 DOM
5. 2026-06-15
   days on market $114,000 Active 14 DOM
6. 2026-06-14
   days on market $114,000 Active 12 DOM
7. 2026-06-13
   days on market $114,000 Active 11 DOM
8. 2026-06-10
   days on market $114,000 Active 9 DOM
9. 2026-06-09
   days on market $114,000 Active 8 DOM
10. 2026-06-08
    days on market $114,000 Active 7 DOM
11. 2026-06-07
    days on market $114,000 Active 6 DOM
12. 2026-06-03
    days on market $114,000 Active 2 DOM
13. 2026-06-02
    remarks 482-char remark
14. 2026-06-02
    listed $114,000 Active 1 DOM

ⓘ 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: $1,735 · $145/mo
• Projected year-2 tax: $1,735 · $145/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 7/10 Severe FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,486
• − Mortgage interest: −$6,386
• − Property taxes: −$1,735
• − Insurance: −$1,368
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − HOA: −$6,240
• − Depreciation: −$3,316
• Taxable loss: −$156
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $1,285/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

• Census place: Stuart, FL
• 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

+185.0% since first listed

6 events — show timeline

• 2026-06-01 Listed $114,000 Beaches MLS
• 2025-02-24 Sold (Public Records) $111,000 Public Records
• 2014-05-12 Sold (Public Records) $38,950 Public Records
• 2002-12-10 Sold (Public Records) $59,900 Public Records
• 1997-10-20 Sold (Public Records) $30,000 Public Records
• 1982-04-01 Sold (Public Records) $40,000 Public Records

Property tax history

+25.7%/yr

Latest (2025): $1,735 · -6.2% YoY. Source: county tax records.