80 SW Blackburn Ter #3 · Palm City, FL 34997

$275,000

2 bd · 2.5 ba · 1,512 sqft · SingleFamily public records · 129 Days on market

Built 1985 1,263 sqft lot $182/sqft · 19% below area Est $339k · 19% under $310/mo HOA · 11% of rent

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Why this score? — see what drove the C- 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 +15.6/30.0
• ARV discount +15.0/15.0
• 1% rule +5.3/10.0
• DSCR +4.8/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in a serene neighborhood, this classic townhouse offers a unique opportunity for those looking for an investment or to infuse their personal touch into a home with abundant potential. New carpeting installed in bedrooms and stairway. The area is convenient to all everyday needs including shopping, schools, medical facilities, recreational parks and boat ramps. Whether you are traveling for fun or business this location lends itself to making your commute that much easier. If extra storage appeals to you this unit comes with a garage to hold your holiday items, craft supplies or extra vehicle.

Key facts

• Recreational parks
• New carpeting
• Serene neighborhood

Tags

• SERENE NEIGHBORHOOD
• NEW CARPETING
• CONVENIENT TO SHOPPING
• MEDICAL FACILITIES
• RECREATIONAL PARKS
• BOAT RAMPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 2.6% in Palm City — 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 79/100 on livability (#140 in FL, #2,113 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• 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: Rents rising (+2.7%/yr); 588 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 44% of the median local income ($78k/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 $8k of value loss. Plan a longer hold.
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.
• Current owner paid $66k; list at $275k implies a 314% 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 $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 8.1

CMA / ARV

• ARV (median comp): $339,452
• List price: $275,000
• Delta: -18.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 SW Rustic Cir	0.43mi	3/2.0 (+1)	1,558 (+3%)	6mo	$612,900	$393	63
542 SW Timber Trl	0.48mi	3/2.0 (+1)	1,419 (-6%)	13mo	$599,000	$422	50
532 SW Timber Trl	0.46mi	3/2.0 (+1)	1,415 (-6%)	16mo	$525,000	$371	48
310 SW Harbor St	0.35mi	3/2.0 (+1)	1,639 (+8%)	24mo	$570,000	$348	43
6806 SW Chase Ct	0.60mi	3/2.0 (+1)	1,400 (-7%)	15mo	$475,000	$339	40
5800 SE Sky Blue Cir	0.59mi	3/2.0 (+1)	1,641 (+8%)	22mo	$549,000	$335	33
5826 SE Sky Blue Cir	0.57mi	3/2.0 (+1)	1,641 (+8%)	24mo	$559,000	$341	32

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 · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.51×
• Total profit: $-37,937
• Equity at exit: $41,003

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-26,302
• Equity at exit: $23,777

Cash invested: $77,000 (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 34997

• Rents YoY: 2.7%
• Active inventory: 588
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,841 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$263 /mo · $3,161/yr
• Insurance: −$115
• HOA: −$310
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $114

Break-even live

Break-even rent $2,696

Max offer price $275,000

Occupancy floor 91%

Sensitivity live

Price	-10% $270	-5% $192	+0% $114	+5% $36	+10% $-42
Rent	-10% $-110	-5% $2	+0% $114	+5% $226	+10% $339
Rate	-1.0pp $253	-0.5pp $184	base $114	+0.5pp $43	+1.0pp $-30

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
522 SW Timber Trl Stuart, FL	3.0	2.5	1979	$3,500	$1.77	24d	1	0.43mi
625 SW Salerno Rd Stuart, FL	3.0	2.0	1536	$5,000	$3.26	24d	1	0.75mi
181 SE Birch Ter Stuart, FL	3.0	2.5	2057	$3,400	$1.65	24d	1	0.79mi
404 SE Bloxham Way Stuart, FL	2.0	2.5	1532	$2,150	$1.40	24d	1	0.81mi
5372 SE Jennings Ln Stuart, FL	2.0	2.5	1296	$2,200	$1.70	24d	1	0.95mi
566 SW Glen Crest Way Stuart, FL	3.0	2.5	1590	$2,650	$1.67	24d	1	1.10mi
691 SW Glen Crest Way Stuart, FL	3.0	2.0	1704	$3,000	$1.76	24d	1	1.16mi
7522 SW Herrington Ln Stuart, FL	3.0	2.0	1700	$2,900	$1.71	21d	1	1.16mi
7534 SW Herrington Ln Stuart, FL	3.0	2.0	1700	$2,700	$1.59	21d	1	1.18mi

HOA detail

• Monthly dues: $310 · $3,720/yr

Listing history 26 events

1. 2026-06-18
   days on market $275,000 Active 129 DOM
2. 2026-06-17
   days on market $275,000 Active 128 DOM
3. 2026-06-16
   days on market $275,000 Active 127 DOM
4. 2026-06-15
   days on market $275,000 Active 126 DOM
5. 2026-06-14
   days on market $275,000 Active 124 DOM
6. 2026-06-13
   days on market $275,000 Active 123 DOM
7. 2026-06-10
   days on market $275,000 Active 121 DOM
8. 2026-06-09
   days on market $275,000 Active 120 DOM
9. 2026-06-08
   days on market $275,000 Active 119 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    days on market $275,000 Active 118 DOM
12. 2026-06-03
    days on market $275,000 Active 114 DOM
13. 2026-06-02
    days on market $275,000 Active 113 DOM
14. 2026-06-01
    days on market $275,000 Active 112 DOM
15. 2026-05-31
    days on market $275,000 Active 111 DOM
16. 2026-05-31
    days on market $275,000 Active 110 DOM
17. 2026-02-05
    listed $275,000 Active 607-char remark

    Show marketing remark (607 chars)

    Nestled in a serene neighborhood, this classic townhouse offers a unique opportunity for those looking for an investment or to infuse their personal touch into a home with abundant potential. New carpeting installed in bedrooms and stairway. The area is convenient to all everyday needs including shopping, schools, medical facilities, recreational parks and boat ramps. Whether you are traveling for fun or business this location lends itself to making your commute that much easier. If extra storage appeals to you this unit comes with a garage to hold your holiday items, craft supplies or extra vehicle.

18. 2025-05-10
    historical
19. 2025-03-17
    price $285,000
20. 2025-02-10
    listed $297,000 Active
21. 2024-03-11
    historical
22. 2024-02-11
    price $325,000
23. 2024-02-11
    listed $300,000 Active
24. 2024-02-09
    historical
25. 1988-01-06
    soldstatus $66,400
26. 1988-01-01
    soldstatus $66,400

ⓘ 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: $3,161 · $263/mo
• Projected year-2 tax: $3,161 · $263/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,089
• − Mortgage interest: −$15,404
• − Property taxes: −$3,161
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,727
• − Management: −$2,727
• − HOA: −$3,720
• − Depreciation: −$8,000
• Taxable loss: −$3,025
• Est. tax savings @ 24.0%: +$726
• After-tax cash flow: $2,095/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 — Palm City

• Score: 79/100
• State rank: #140
• US rank: #2113

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ 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
• Metro: Port St. Lucie, FL
• Population (ZIP): 47,075
• Household income: $78,136
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 1323.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 9% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -319.78%
• Current HPI: 336.7717
• Rent YoY: ▲ 2.71%
• 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

+314.2% since first listed

10 events — show timeline

• 2026-02-05 Listed $275,000 MCRTC
• 2025-05-10 Listing Removed — MCRTC
• 2025-03-17 Price Changed $285,000 MCRTC
• 2025-02-10 Listed $297,000 MCRTC
• 2024-03-11 Listing Removed — MCRTC
• 2024-02-11 Price Changed $325,000 MCRTC
• 2024-02-11 Listed $300,000 MCRTC
• 2024-02-09 Coming Soon — MCRTC
• 1988-01-06 Sold (Public Records) $66,400 Public Records
• 1988-01-01 Sold (Public Records) $66,400 Public Records

Property tax history

+19.7%/yr

Latest (2025): $3,161 · +1.1% YoY. Source: county tax records.