2187 SW Cameo Blvd · Port St. Lucie, FL 34953

$350,000

3 bd · 2.0 ba · 1,594 sqft · SingleFamily public records · 20 Days on market

Built 2005 Est $370k · 5% under

---

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).

• Cash flow +15.3/30.0
• ARV discount +9.9/15.0
• DSCR +4.7/10.0
• Schools +3.7/10.0
• 1% rule +3.2/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REMODELD HOME NEW TILES IN ALL LIVING AREAS, NEW CARPET IN BEDROOMS, FRESHLY PAINTED, SEPERATE LAUNDRY ROOM, MOVE IN READY. SEWER/ WATER ASSESSMENT IS PAID IN FULL SO TAXES WILL BE LOWER. TAKINF BACK UP OFFERS UNDER CONTRACT UNTIL 12/9/2011,5 DAYS MAX FOR INSPECTION, INFINITI TITLE FOR ESCROW AND CLOSE SELLER PAYS TITLE OR BUYER CAN PAY & CHOSE TITLE PLEASE REFLECT SUCH ON CONTRACT. VOF OR PRE-QUAL MUST ACCOMPANY OFFER. INFINITI TITLE INSURANCE AGENCY, 2833 SW BRIGHTON ST, PSL FL, 34953 PHONE [phone]

Key facts

• 2 garage spots
• Built 2005
• Listed 20 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (18.3% below list).
• Recommended offer: $286k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.9% in Port St. Lucie — 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.
• 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 flat; 768 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 40% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $10k 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 20 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask is 250% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $95k; list at $350k implies a 268% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $285,965 (18.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.82% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $369,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1971 SW Morelia Ln	0.23mi	3/2.0	1,516 (-5%)	3mo	$350,000	$231	79
2037 SW Mcallister Ln	0.14mi	3/2.0	1,443 (-10%)	2mo	$357,000	$247	76
679 SW Post Ter	0.38mi	3/2.0	1,564 (-2%)	7mo	$359,900	$230	73
702 SW Arkansas Ter	0.25mi	3/2.0	1,423 (-11%)	2mo	$330,500	$232	68
701 SW Amber Ter	0.55mi	3/2.0	1,539 (-4%)	1mo	$240,000	$156	68
331 SW Majestic Ter	0.58mi	3/2.0	1,538 (-4%)	3mo	$359,900	$234	64
674 SW Sandbar Ter SW	0.46mi	3/2.0	1,647 (+3%)	10mo	$410,000	$249	64
2014 SW Trenton Ln	0.56mi	3/2.0	1,575 (-1%)	9mo	$377,000	$239	64
742 SW Nichols Ter	0.56mi	3/2.0	1,504 (-6%)	2mo	$245,000	$163	63
782 SW Amber Ter	0.50mi	3/2.0	1,808 (+13%)	4mo	$400,000	$221	51
1751 SW Bayshore Blvd	0.74mi	3/2.0	1,735 (+9%)	1mo	$437,000	$252	50
2062 SW Idaho Ln	0.55mi	3/2.0	1,814 (+14%)	2mo	$415,000	$229	50

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 · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.42×
• Total profit: $-56,402
• Equity at exit: $52,186

10-year hold

• IRR: -13.7%
• Equity multiple: 0.29×
• Total profit: $-69,269
• Equity at exit: $30,262

Cash invested: $98,000 (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 34953

• Home prices YoY: -10.1%
• Rents YoY: 0.2%
• Active inventory: 768
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,860 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$149 /mo · $1,783/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $129

Break-even live

Break-even rent $2,696

Max offer price $350,000

Occupancy floor 90%

Sensitivity live

Price	-10% $327	-5% $228	+0% $129	+5% $30	+10% $-69
Rent	-10% $-97	-5% $16	+0% $129	+5% $242	+10% $355
Rate	-1.0pp $305	-0.5pp $218	base $129	+0.5pp $39	+1.0pp $-54

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2180 SW Cameo Blvd Port Saint Lucie, FL	4.0	2.0	1796	$3,400	$1.89	25d	1	0.05mi
619 SW Post Ter Port Saint Lucie, FL	3.0	2.0	1827	$2,600	$1.42	25d	1	0.25mi
1941 SW Hampshire Ln Port Saint Lucie, FL	4.0	2.0	1908	$2,600	$1.36	25d	1	0.31mi
613 SW Pueblo Ter Port Saint Lucie, FL	3.0	2.0	1209	$2,200	$1.82	16d	1	0.40mi
613 SW Pueblo Ter Port Saint Lucie, FL	3.0	2.0	1209	$2,200	$1.82	25d	1	0.40mi
481 SW Voltair Ter Port Saint Lucie, FL	3.0	2.0	1056	$3,300	$3.12	25d	1	0.40mi
2351 SW Chestnut Ln Unit N/A Port St. Lucie, FL	3.0	2.0	1510	$3,000	$1.99	25d	1	0.41mi
662 SW Sandbar Ter Port Saint Lucie, FL	4.0	2.0	1644	$2,366	$1.44	16d	1	0.47mi
2141 SW Bayshore Blvd Port Saint Lucie, FL	3.0	2.0	1918	$3,300	$1.72	16d	1	0.50mi
2078 SW Idaho Ln Port Saint Lucie, FL	3.0	2.0	1800	$2,361	$1.31	16d	1	0.53mi
1841 SW McAllister Ln Port Saint Lucie, FL	3.0	2.0	1146	$2,250	$1.96	23d	1	0.60mi
2010 SW Burlington St Port Saint Lucie, FL	3.0	2.0	1118	$2,600	$2.33	25d	1	0.62mi
1782 SW Bayshore Blvd Port Saint Lucie, FL	4.0	3.0	2094	$3,200	$1.53	25d	1	0.64mi
928 SW John Maccormack Ter Port Saint Lucie, FL	4.0	2.5	1802	$2,800	$1.55	16d	1	0.66mi
2265 SW Edison Cir Port Saint Lucie, FL	2.0	2.0	1305	$2,250	$1.72	25d	1	0.72mi
332 SW Glenwood Dr Port Saint Lucie, FL	4.0	2.0	2176	$2,400	$1.10	23d	1	0.73mi
1750 SW Hampshire Ln Port Saint Lucie, FL	3.0	2.0	1597	$2,376	$1.49	16d	1	0.77mi
279 SW Glenwood Dr Port Saint Lucie, FL	3.0	2.0	1393	$2,975	$2.14	25d	1	0.79mi
262 SW Crescent Ave Port Saint Lucie, FL	3.0	2.0	1482	$2,600	$1.75	25d	1	0.82mi
2342 SW Bayshore Blvd Port Saint Lucie, FL	3.0	2.0	1176	$2,300	$1.96	25d	1	0.82mi
233 SW Chapman Ave Port Saint Lucie, FL	3.0	2.0	1467	$1,250	$0.85	23d	1	0.89mi
1626 SW Buffum Ln Port Saint Lucie, FL	4.0	2.0	1704	$2,600	$1.53	25d	1	0.96mi
221 SW Voltair Ter Port Saint Lucie, FL	4.0	2.5	2232	$3,000	$1.34	25d	1	0.97mi
2617 SW Chestnut Ln Port Saint Lucie, FL	3.0	2.0	1457	$2,675	$1.84	25d	1	0.99mi
2617 SW Chestnut Ln Port Saint Lucie, FL	3.0	2.0	2052	$2,675	$1.30	16d	1	0.99mi
2174 SW Wayne St Port Saint Lucie, FL	3.0	2.0	1463	$2,370	$1.62	25d	1	1.00mi
210 SW Voltair Ter Port Saint Lucie, FL	3.0	2.0	1526	$2,650	$1.74	25d	1	1.01mi
1080 SW Colorado Ave Port Saint Lucie, FL	3.0	2.0	1240	$2,150	$1.73	25d	1	1.03mi
543 SW Whitmore Dr Port Saint Lucie, FL	4.0	2.0	1916	$2,950	$1.54	25d	1	1.07mi
481 SW Aster Rd Port Saint Lucie, FL	3.0	2.0	1499	$3,000	$2.00	25d	1	1.07mi
518 SW Aster Rd Port Saint Lucie, FL	4.0	2.0	1773	$3,450	$1.95	25d	1	1.09mi
161 SW Grimaldo Ter Port Saint Lucie, FL	3.0	2.0	1628	$2,300	$1.41	23d	1	1.09mi
180 SW Voltair Ter Port Saint Lucie, FL	3.0	2.0	1519	$2,500	$1.65	25d	1	1.10mi
1143 SW Estaugh Ave Port Saint Lucie, FL	4.0	3.0	1941	$2,800	$1.44	25d	1	1.19mi
992 SW College Park Rd Port Saint Lucie, FL	4.0	3.0	2078	$2,700	$1.30	25d	1	1.21mi
1273 SW Granville Ave Port St. Lucie, FL	4.0	3.0	2100	$3,500	$1.67	25d	1	1.25mi
385 SW Fairway Ave Port Saint Lucie, FL	3.0	2.0	1440	$2,800	$1.94	25d	1	1.32mi
1881 SE Airoso Blvd Port Saint Lucie, FL	3.0	2.0	1384	$2,200	$1.59	25d	1	1.35mi
2357 SW Norton St Port Saint Lucie, FL	4.0	3.0	2134	$2,800	$1.31	25d	1	1.40mi
997 SW Eureka Ave Port Saint Lucie, FL	3.0	2.0	1986	$2,600	$1.31	25d	1	1.45mi

Listing history 14 events

1. 2026-06-21
   days on market $350,000 Coming Soon 20 DOM
2. 2026-06-18
   days on market $350,000 Coming Soon 17 DOM
3. 2026-06-17
   days on market $350,000 Coming Soon 16 DOM
4. 2026-06-16
   days on market $350,000 Coming Soon 15 DOM
5. 2026-06-15
   days on market $350,000 Coming Soon 14 DOM
6. 2026-06-14
   days on market $350,000 Coming Soon 12 DOM
7. 2026-06-13
   days on market $350,000 Coming Soon 11 DOM
8. 2026-06-10
   days on market $350,000 Coming Soon 9 DOM
9. 2026-06-09
   days on market $350,000 Coming Soon 8 DOM
10. 2026-06-08
    days on market $350,000 Coming Soon 7 DOM
11. 2026-06-07
    days on market $350,000 Coming Soon 6 DOM
12. 2026-06-05
    days on market $350,000 Coming Soon 3 DOM
13. 2026-06-03
    days on market $350,000 Coming Soon 2 DOM
14. 2026-06-02
    listed $350,000 Coming Soon 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: $1,783 · $149/mo
• Projected year-2 tax: $2,905 · $242/mo
• Expected delta: +$1,122/yr (+$93/mo · 62.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 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: $34,316
• − Mortgage interest: −$19,605
• − Property taxes: −$1,783
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,745
• − Management: −$2,745
• − Depreciation: −$10,182
• Taxable loss: −$4,495
• Est. tax savings @ 24.0%: +$1,079
• After-tax cash flow: $2,630/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 — 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 · 337,150 people
• City population: 221,051
• Metro: Port St. Lucie, FL
• Population (ZIP): 86,875
• Household income: $85,667
• Rent vs Own: 13.1% rent · 86.9% own
• Severe rent burden: 857.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 42% Hispanic / Latino 28% Black 23% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Cuban 4% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 2% Estonian 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 69% English-only · Spanish 19% French/Haitian/Cajun 6% Other Indo-European 3%

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: ▼ -44.19%
• Current HPI: 392.7681
• Rent YoY: ▲ 0.22%
• 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

+288.9% since first listed

11 events — show timeline

• 2026-06-01 Coming Soon $350,000 RAIRCMLS
• 2011-12-19 Sold (Public Records) $95,000 Public Records
• 2011-12-09 Sold (MLS) $95,000 Beaches MLS
• 2011-08-11 Listed $100,000 Beaches MLS
• 2011-06-27 Sold (Public Records) $76,000 Public Records
• 2011-06-27 Sold (Public Records) $66,000 Public Records
• 2011-06-16 Sold (MLS) $77,000 Beaches MLS
• 2011-06-10 Listing Removed — Beaches MLS
• 2009-08-26 Listed $79,900 Beaches MLS
• 2005-01-28 Sold (Public Records) $45,000 Public Records
• 2004-08-13 Sold (Public Records) $90,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,783 · +4.3% YoY. Source: county tax records.