7162 SE Sweetwood Ter · Port Salerno, FL 34997

$99,900

2 bd · 2.0 ba · 1,508 sqft · Manufactured · 127 Days on market

Built 1990 Fair condition $66/sqft · 6% below area Est $106k · 6% under

---

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 +10.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you're looking for a large home, this is the one for you. One of the largest in the community and the private location, backing to a greenbelt, make this house very desireable. Home features new flooring in living/dining room, full set of accordion hurricane shutters, metal roof and 4 year old ac unit with transferable 10 year warranty. Home is in the process of being painted. Lot rent covers all amenities, trash removal and taxes.

Key facts

• Private location
• 2 parking spots
• Community pool

Tags

• PRIVATE LOCATION
• BACKING TO A GREENBELT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/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 20.2% vs local median 3.1% in Port Salerno — 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 70/100 on livability (#440 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A; Watch: schools D, amenities F, commute 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; 19 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 36% 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.34% ✓
• Cap rate: 20.17%
• Cash-on-cash: 49.57%
• DSCR: 3.21
• GRM: 3.6

CMA / ARV

• ARV (median comp): $106,500
• List price: $99,900
• Delta: -6.20%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4596 SE Basswood Ter	0.10mi	2/2.0	1,561 (+4%)	10mo	$147,000	$94	81
4440 SE Sweetwood Way	0.29mi	2/2.0	1,440 (-4%)	1mo	$117,500	$82	78
7252 SE Sweetwood Ter	0.10mi	2/2.0	1,372 (-9%)	3mo	$103,000	$75	78
4492 SE Cottonwood Ter	0.28mi	2/2.0	1,456 (-3%)	7mo	$135,000	$93	75
4280 SE Sweetwood Way	0.27mi	3/2.0 (+1)	1,560 (+3%)	5mo	$110,000	$71	73
7117 SE Birchwood Ln	0.16mi	3/2.0 (+1)	1,568 (+4%)	13mo	$116,000	$74	70
4466 Heartwood Trl	0.49mi	2/2.0	1,500 (-0%)	8mo	$95,000	$63	70
7044 SE Birchwood Ln	0.35mi	3/2.0 (+1)	1,470 (-2%)	8mo	$139,000	$95	67
4478 Heartwood Trl	0.48mi	3/2.0 (+1)	1,612 (+7%)	4mo	$78,000	$48	58
4379 SE Sweetwood Way	0.38mi	3/2.0 (+1)	1,440 (-4%)	15mo	$150,000	$104	57
4474 SE Heartwood Trl	0.48mi	2/2.0	1,344 (-11%)	6mo	$79,000	$59	55
6920 SE Princewood Ln	0.41mi	3/2.0 (+1)	1,680 (+11%)	6mo	$115,000	$68	52

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: 46.9%
• Equity multiple: 3.03×
• Total profit: $56,762
• Equity at exit: $14,895

10-year hold

• IRR: 52.5%
• Equity multiple: 6.06×
• Total profit: $141,562
• Equity at exit: $8,638

Cash invested: $27,972 (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: 3.6×

Monthly cashflow live

• Estimated rent: $2,337 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $1,156

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 46%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7073 SE Birchwood Ln Stuart, FL	2.0	2.0	1150	$1,750	$1.52	14d	1	0.29mi
4987 SE Mariner Garden Cir Stuart, FL	3.0	2.5	1434	$2,650	$1.85	23d	1	0.45mi
5064 SE Mariner Garden Cir Stuart, FL	3.0	2.5	1530	$2,400	$1.57	23d	1	0.47mi
5176 SE Mariner Garden Cir Stuart, FL	3.0	2.5	1554	$2,400	$1.54	23d	1	0.49mi
5156 SE Mariner Garden Cir Stuart, FL	3.0	2.5	1434	$2,400	$1.67	23d	1	0.50mi
6531 SE Federal Hwy Stuart, FL	2.0	2.0	1100	$1,725	$1.57	14d	2	0.63mi
3882 SE Canvas Back Pl Stuart, FL	3.0	2.0	1575	$2,200	$1.40	23d	1	0.70mi
5152 SE Club Way #104 Stuart, FL	2.0	2.0	1358	$7,500	$5.52	14d	1	0.74mi
4421 SE Village Rd Stuart, FL	2.0	2.0	1080	$2,100	$1.94	23d	1	0.88mi
4939 SE Salvatori Rd Stuart, FL	3.0	2.0	1334	$2,500	$1.87	23d	1	0.96mi
7960 SE Peppercorn Ct Hobe Sound, FL	2.0	2.0	1541	$2,950	$1.91	23d	1	1.03mi
8357 SE Double Tree Dr Hobe Sound, FL	2.0	2.0	1510	$2,950	$1.95	14d	1	1.09mi
5881 SE Windsong Ln Stuart, FL	2.0	2.5	1288	$2,100	$1.63	14d	1	1.19mi
6024 SE Crooked Oak Ave Hobe Sound, FL	3.0	2.0	1800	$3,200	$1.78	23d	1	1.26mi
5795 SE Mitzi Ln Stuart, FL	3.0	2.0	1315	$3,000	$2.28	23d	1	1.29mi
6215 SE Georgetown Pl Hobe Sound, FL	2.0	2.0	1202	$2,600	$2.16	23d	1	1.31mi
8392 SE Paurotis Ln Hobe Sound, FL	2.0	2.0	1526	$2,750	$1.80	23d	1	1.32mi
5636 SE Foxcross Pl Stuart, FL	2.0	2.0	1598	$9,000	$5.63	14d	1	1.34mi
5359 SE Dell St Stuart, FL	3.0	2.0	1272	$2,800	$2.20	23d	1	1.38mi

Listing history 15 events

1. 2026-06-18
   days on market $99,900 Active 127 DOM
2. 2026-06-17
   days on market $99,900 Active 126 DOM
3. 2026-06-16
   days on market $99,900 Active 125 DOM
4. 2026-06-15
   pricestatus $99,900 Active 124 DOM
5. 2026-06-07
   statusdays on market $105,000 Pending 124 DOM
6. 2026-06-03
   days on market $105,000 Active 120 DOM
7. 2026-06-02
   days on market $105,000 Active 119 DOM
8. 2026-06-01
   days on market $105,000 Active 118 DOM
9. 2026-05-31
   days on market $105,000 Active 117 DOM
10. 2026-05-31
    days on market $105,000 Active 116 DOM
11. 2026-04-15
    price $105,000 442-char remark

    Show marketing remark (442 chars)

    If you're looking for a large home, this is the one for you. One of the largest in the community and the private location, backing to a greenbelt, make this house very desireable. Home features new flooring in living/dining room, full set of accordion hurricane shutters, metal roof and 4 year old ac unit with transferable 10 year warranty. Home is in the process of being painted. Lot rent covers all amenities, trash removal and taxes.

12. 2026-02-02
    listed $119,900 Active 442-char remark

    Show marketing remark (442 chars)

    If you're looking for a large home, this is the one for you. One of the largest in the community and the private location, backing to a greenbelt, make this house very desireable. Home features new flooring in living/dining room, full set of accordion hurricane shutters, metal roof and 4 year old ac unit with transferable 10 year warranty. Home is in the process of being painted. Lot rent covers all amenities, trash removal and taxes.

13. 2021-08-20
    soldstatus $85,000 Closed 1035-char remark

    Show marketing remark (1035 chars)

    VERY LARGE (1624 sf) 2 Bedroom/2 Bathroom home on the Preserve. You have both a large Florida Room overlooking the Preserve & a large living room w charming dining area & built in china cabinet. The kitchen is the center of the home w a cook island, pull up seating, loads of cabinet space & new wall oven. The pass thru to the dining area is convenient. The Master Bedroom is very inviting w new carpet & has a great walk in closet. The second bedroom has a bay window, large closet & new carpeting. The 2nd full bath in on the hall w combo tub/shower. There is also a large screened lanai. This home has it all!! Pinelake Gardens & Estates is a very active 55+ community in South Stuart. 2 Clubhouses, 2 heated pools/spas, shuffleboard, bocce, tennis & a host of clubs & activities. Lot rent of $684.62 includes lawn care, trash removal & all the amenities. 2 Large pets permitted w prior permission of mgmt. Minutes to ocean beaches, shopping, restaurants & entertainment.

14. 2021-07-22
    status Pending 1035-char remark

    Show marketing remark (1035 chars)

    VERY LARGE (1624 sf) 2 Bedroom/2 Bathroom home on the Preserve. You have both a large Florida Room overlooking the Preserve & a large living room w charming dining area & built in china cabinet. The kitchen is the center of the home w a cook island, pull up seating, loads of cabinet space & new wall oven. The pass thru to the dining area is convenient. The Master Bedroom is very inviting w new carpet & has a great walk in closet. The second bedroom has a bay window, large closet & new carpeting. The 2nd full bath in on the hall w combo tub/shower. There is also a large screened lanai. This home has it all!! Pinelake Gardens & Estates is a very active 55+ community in South Stuart. 2 Clubhouses, 2 heated pools/spas, shuffleboard, bocce, tennis & a host of clubs & activities. Lot rent of $684.62 includes lawn care, trash removal & all the amenities. 2 Large pets permitted w prior permission of mgmt. Minutes to ocean beaches, shopping, restaurants & entertainment.

15. 2021-07-14
    listed $85,000 Active 1035-char remark

    Show marketing remark (1035 chars)

    VERY LARGE (1624 sf) 2 Bedroom/2 Bathroom home on the Preserve. You have both a large Florida Room overlooking the Preserve & a large living room w charming dining area & built in china cabinet. The kitchen is the center of the home w a cook island, pull up seating, loads of cabinet space & new wall oven. The pass thru to the dining area is convenient. The Master Bedroom is very inviting w new carpet & has a great walk in closet. The second bedroom has a bay window, large closet & new carpeting. The 2nd full bath in on the hall w combo tub/shower. There is also a large screened lanai. This home has it all!! Pinelake Gardens & Estates is a very active 55+ community in South Stuart. 2 Clubhouses, 2 heated pools/spas, shuffleboard, bocce, tennis & a host of clubs & activities. Lot rent of $684.62 includes lawn care, trash removal & all the amenities. 2 Large pets permitted w prior permission of mgmt. Minutes to ocean beaches, shopping, restaurants & entertainment.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥106°F today · 23 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: $28,039
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$2,243
• − Management: −$2,243
• − Depreciation: −$2,906
• Taxable income: $13,052
• Est. tax owed @ 24.0%: −$3,133
• After-tax cash flow: $10,733/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and paint the interior walls, but it has a good roof, exterior, and foundation. The home is in a desirable location and has good curb appeal.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen countertops — dated and in need of updating
• Moderate kitchen appliances — dated and in need of updating

Value-add opportunities

• Both update kitchen cabinets, countertops, and appliances — modernizing the kitchen will improve both resale and rental value
• Both paint interior walls — fresh paint will improve the home's curb appeal and interior aesthetics
• Both landscape and add curb appeal — improving the landscaping will enhance the home's curb appeal and attract more potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen countertops · dated and in need of updating	Moderate	$3,000–15,000
kitchen appliances · dated and in need of updating	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both update kitchen cabinets, countertops, and appliances — modernizing the kitchen will improve both resale and rental value ↑
• Both paint interior walls — fresh paint will improve the home's curb appeal and interior aesthetics ↑
• Both landscape and add curb appeal — improving the landscaping will enhance the home's curb appeal and attract more potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Port Salerno

• Score: 70/100
• State rank: #440
• US rank: #7873

Category grades

Amenities F Commute F Cost of living B Crime A 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
• 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

+23.5% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $105,000 Beaches MLS
• 2026-02-02 Listed $119,900 Beaches MLS
• 2021-08-20 Sold (MLS) $85,000 MCRTC
• 2021-07-22 Pending — MCRTC
• 2021-07-14 Listed $85,000 MCRTC