3206 S Lakeview Cir #1203 · Fort Pierce, FL 34949

$285,000

2 bd · 2.0 ba · 1,305 sqft · Condo public records · 36 Days on market

Built 1981 $770/mo HOA · 23% 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 +16.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +5.1/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Hutchinson Island coastal gem! This gorgeous 2 BR 2 BA condo overlooking the lake is a perfect place to call home! Enjoy living where others vacation or create income as an investment property. 30-day rentals are allowed up to 12 times a year. Gorgeous 2nd-floor condo with breathtaking lake views! Open floor plan with vaulted ceilings, laminate flooring throughout, and a BRAND NEW coastal-inspired kitchen and spacious open porch! This amazing community offers a resort-style swimming pool, tennis, gated entrance, private deeded beach access, and marina with dock sales and rentals too! Tranquil island escape with wide, uncrowded beaches, ocean breezes & coastal charm! No age restrictio

Key facts

• Open floor plan
• Lake views
• Resort style pool

Tags

• LAKE VIEWS
• OPEN FLOOR PLAN
• VAULTED CEILINGS
• COASTAL INSPIRED KITCHEN
• RESORT STYLE POOL
• GATED ENTRANCE

Property features AI

Finance

• Other: Lot approximately 9.95 acres
• Financial info: Pets allowed (number and size limits apply)
• HOA & community: Homeowners association with fees; Association fee includes insurance, grounds and structure maintenance, parking, pool(s), reserve fund, road maintenance, sewer, trash and water

Exterior

• Parking: Assigned parking; Common parking; Open parking
• Security: Gated community
• Utilities: Public water; Public sewer
• Home design: 2 stories; Resale property
• Construction: Block, concrete and stucco construction
• Exterior features: Gated community; Community pool; Street lights; Sidewalks; Tennis courts; Residential zoning

Interior

• Kitchen: Kitchen on main level (approx. 12 x 12); Electric range; Dishwasher; Refrigerator
• Bedrooms: 2 possible bedrooms; Bedroom on main level (approx. 12 x 11)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Living/Dining room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $285k.

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 ($3k rent vs $285k).
• Recommended offer: $276k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.7% in Fort Pierce — 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 76/100 on livability (#226 in FL, #3,360 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools D, amenities F.
• 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.
• Market conditions: Rents rising fast (+13.6%/yr); 382 active listings in the ZIP; 29 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; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 42% of the median local income ($95k/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 $9k 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 + 8.0% rent growth), your $80k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $149k; list at $285k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 23% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $276,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.17% ✓
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.73×
• Total profit: $-21,506
• Equity at exit: $42,494

10-year hold

• IRR: 9.1%
• Equity multiple: 1.90×
• Total profit: $71,729
• Equity at exit: $24,642

Cash invested: $79,800 (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 34949

• Home prices YoY: -7.5%
• Rents YoY: 13.6%
• Active inventory: 382
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,338 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$83 /mo · $999/yr
• Insurance: −$119
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$770
• Vacancy / Maint / Mgmt: −$701
• Net cashflow: $104

Break-even live

Break-even rent $3,206

Max offer price $285,000

Occupancy floor 92%

Sensitivity live

Price	-10% $266	-5% $185	+0% $104	+5% $24	+10% $-57
Rent	-10% $-160	-5% $-28	+0% $104	+5% $236	+10% $368
Rate	-1.0pp $248	-0.5pp $177	base $104	+0.5pp $30	+1.0pp $-45

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3206 S Lakeview Cir #1105 Hutchinson Island, FL	2.0	2.0	1080	$2,500	$2.31	21d	1	0.02mi
3100 North Highway A1A Unit Pco5 Fort Pierce, FL	2.0	2.0	1207	$4,000	$3.31	24d	1	0.18mi
3120 N Highway A1A #1302 Hutchinson Island, FL	3.0	2.0	1867	$6,000	$3.21	24d	1	0.21mi
3150 N Highway A1A #902 Hutchinson Island, FL	3.0	2.0	1867	$3,800	$2.04	24d	1	0.21mi
3150 North Highway A1A Apt 1101N Fort Pierce, FL	2.0	2.0	1800	$3,700	$2.06	24d	1	0.21mi
3200 N Highway A1A #1208 Hutchinson Island, FL	2.0	2.0	1040	$3,200	$3.08	24d	1	0.26mi
3200 N Highway A1A #209 Hutchinson Island, FL	2.0	2.0	1040	$2,800	$2.69	24d	1	0.26mi
2800 N Highway A1A Hutchinson Island, FL	2.0	2.0	1373	$3,972	$2.89	24d	6	0.33mi
1002 Shorewinds Dr Apt B Fort Pierce, FL	2.0	2.5	1088	$2,250	$2.07	24d	1	0.38mi
2700 N Highway A1A Hutchinson Island, FL	2.0	2.0	1470	$3,750	$2.55	14d	3	0.38mi
3870 Jimmy Buffett Memorial Hwy Unit 906 Fort Pierce, FL	2.0	2.0	1239	$3,500	$2.82	24d	1	0.97mi
3870 North Highway A1A Ph 6 Fort Pierce, FL	2.0	2.0	1395	$3,800	$2.72	24d	1	0.98mi
3870 N Highway A1A #304 Hutchinson Island, FL	2.0	2.0	1187	$5,500	$4.63	24d	1	0.98mi
3870 N Highway A1A #102 Hutchinson Island, FL	2.0	2.0	1187	$3,350	$2.82	24d	1	0.98mi
3870 N Highway A1A #604 Hutchinson Island, FL	2.0	2.0	1187	$5,000	$4.21	24d	1	0.98mi
3870 N Highway A1A #202 Fort Pierce, FL	2.0	2.0	1187	$3,000	$2.53	24d	1	0.98mi
3870 N Highway A1A #301 Fort Pierce, FL	2.0	2.0	1239	$2,600	$2.10	24d	1	0.98mi
3880 N Highway A1A #802 Hutchinson Island, FL	2.0	2.0	1405	$4,500	$3.20	24d	1	0.99mi
4200 N Highway A1A #413 Hutchinson Island, FL	2.0	2.0	1053	$3,000	$2.85	24d	1	1.41mi
4200 N Highway A1A #1111 Hutchinson Island, FL	2.0	2.0	1053	$3,800	$3.61	24d	1	1.41mi
4200 N Highway A1A #215 Hutchinson Island, FL	2.0	2.0	1053	$2,300	$2.18	14d	1	1.41mi
4225 N Highway A1A #17 Hutchinson Island, FL	2.0	1.5	1234	$2,500	$2.03	24d	1	1.44mi
4225 N Highway A1A #20 Hutchinson Island, FL	2.0	1.5	1234	$3,000	$2.43	24d	1	1.44mi
4225 N Highway A1A #18 Hutchinson Island, FL	2.0	1.5	1234	$2,400	$1.94	24d	1	1.44mi
4250 N Highway A1A #805 Fort Pierce, FL	2.0	2.0	1053	$3,300	$3.13	24d	1	1.45mi
4250 N Highway A1A #302 Hutchinson Island, FL	2.0	2.0	1053	$2,300	$2.18	24d	1	1.45mi
4250 N Highway A1A #705 Hutchinson Island, FL	2.0	2.0	1053	$2,750	$2.61	24d	1	1.45mi
4250 N Highway A1A #1005 Hutchinson Island, FL	2.0	2.0	1050	$5,300	$5.05	24d	1	1.45mi
4275 Jimmy Buffett Memorial Hwy Unit 1546254P Fort Pierce, FL	2.0	2.0	1097	$4,838	$4.41	14d	1	1.47mi

HOA detail condo

• Monthly dues: $770 · $9,240/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $285,000 Active 36 DOM
2. 2026-06-17
   days on market $285,000 Active 35 DOM
3. 2026-06-16
   days on market $285,000 Active 34 DOM
4. 2026-06-15
   days on market $285,000 Active 33 DOM
5. 2026-06-14
   days on market $285,000 Active 31 DOM
6. 2026-06-13
   days on market $285,000 Active 30 DOM
7. 2026-06-10
   days on market $285,000 Active 28 DOM
8. 2026-06-09
   days on market $285,000 Active 27 DOM
9. 2026-06-08
   days on market $285,000 Active 26 DOM
10. 2026-06-07
    days on market $285,000 Active 25 DOM
11. 2026-06-05
    days on market $285,000 Active 22 DOM
12. 2026-06-03
    days on market $285,000 Active 21 DOM
13. 2026-06-02
    days on market $285,000 Active 20 DOM
14. 2026-06-01
    days on market $285,000 Active 19 DOM
15. 2026-05-31
    days on market $285,000 Active 18 DOM
16. 2026-05-30
    days on market $285,000 Active 17 DOM
17. 2026-05-12
    listed $285,000 Active
18. 2019-06-28
    soldstatus $149,000
19. 2005-11-09
    soldstatus $310,000
20. 1986-10-01
    soldstatus $80,000

ⓘ 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: $999 · $83/mo
• Projected year-2 tax: $2,366 · $197/mo
• Expected delta: +$1,366/yr (+$114/mo · 136.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥106°F today · 29 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: $40,060
• − Mortgage interest: −$15,964
• − Property taxes: −$999
• − Insurance: −$2,222
• − Repairs & maintenance: −$3,205
• − Management: −$3,205
• − HOA: −$9,240
• − Depreciation: −$8,291
• Taxable loss: −$3,067
• Est. tax savings @ 24.0%: +$736
• After-tax cash flow: $1,987/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 — Fort Pierce

• Score: 76/100
• State rank: #226
• US rank: #3360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Lucie County · 337,150 people
• City population: 78,556
• Metro: Port St. Lucie, FL
• Population (ZIP): 7,470
• Household income: $94,949
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 265.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Cuban 3%
• Common ancestry: Romanian 7% Lithuanian 6% Italian 5%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 4% German/W. Germanic 1% Russian/Polish/Slavic 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: ▼ -48.89%
• Current HPI: 601.12
• Rent YoY: ▲ 13.64%
• 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

+256.2% since first listed

4 events — show timeline

• 2026-05-12 Listed $285,000 MCRTC
• 2019-06-28 Sold (Public Records) $149,000 Public Records
• 2005-11-09 Sold (Public Records) $310,000 Public Records
• 1986-10-01 Sold (Public Records) $80,000 Public Records

Property tax history

-5.8%/yr

Latest (2025): $999 · +4.6% YoY. Source: county tax records.