Belmont Plan · Port St. Lucie, FL 34987

$360,990

3 bd · 2.0 ba · 1,429 sqft · SingleFamily · 44 Days on market

Excellent condition 2-car garage

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.2/30.0
• Condition / age +5.0/5.0
• Schools +3.8/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Oaks Collection is a new series of single-family homes for sale in the Brystol at Wylder masterplan in Port St. Lucie, FL. Onsite amenities include a clubhouse, swimming pool, fitness center, pickleball courts, miles of wooded trails, park-like greenways and a large lakefront recreation area. Brystol at Wylder is just a short drive from major metro areas including Palm Beach County and Orlando. Access to I-95 and Florida's Turnpike make getting around simple.

Key facts

• Fitness center
• Clubhouse
• Pickleball courts

Tags

• CLUBHOUSE
• SWIMMING POOL
• FITNESS CENTER
• PICKLEBALL COURTS
• WOODED TRAILS
• PARK-LIKE GREENWAYS

🏗️ New construction. The $360,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $472,700.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $361k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (23.1% below list).
• Recommended offer: $278k (23.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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 rising (+2.8%/yr); 1817 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 49d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 37% of the median local income ($90k/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 $3k of loan paydown is wiped out by about $14k 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 44 days — a 3% lower offer ($350k) is reasonable based on typical stale-listing flexibility.

Recommended offer $277,711 (23.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 0.59% ✗
• Cap rate: 3.57%
• Cash-on-cash: -9.73%
• DSCR: 0.57
• GRM: 14.2

CMA / ARV

• ARV (median comp): $472,700
• List price: $360,990
• Delta: -26.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10850 NW Moon Rise Ln	0.18mi	3/2.0	1,429 (0%)	2mo	$347,760	$243	90
10929 NW Everbreeze Dr	0.23mi	3/2.0	1,429 (0%)	3mo	$348,855	$244	87
10897 NW Everbreeze Dr	0.20mi	3/2.0	1,429 (0%)	4mo	$349,855	$245	87
5964 NW Sweetwood Dr	0.34mi	3/2.0	1,451 (+2%)	4mo	$352,000	$243	78
10307 NW Dreamweaver Rd	0.46mi	3/2.0	1,593 (+12%)	0mo	$350,000	$220	59
10067 NW Dreamweaver Rd	0.44mi	2/2.0 (-1)	1,572 (+10%)	0mo	$334,995	$213	57
10059 NW Dreamweaver Rd	0.44mi	2/2.0 (-1)	1,572 (+10%)	0mo	$349,995	$223	57
10075 NW Dreamweaver Rd	0.44mi	2/2.0 (-1)	1,572 (+10%)	3mo	$329,995	$210	55
10083 NW Dreamweaver Rd	0.44mi	2/2.0 (-1)	1,572 (+10%)	3mo	$324,995	$207	55
6173 NW Tuckaway Ave #169	0.66mi	2/2.0 (-1)	1,572 (+10%)	1mo	$349,995	$223	47
6172 NW Tuckaway Ave	0.68mi	2/2.0 (-1)	1,572 (+10%)	3mo	$354,995	$226	44
6204 NW Tuckaway Ave #172	0.69mi	2/2.0 (-1)	1,572 (+10%)	3mo	$370,000	$235	44

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -34.0%
• Equity multiple: -0.10×
• Total profit: $-145,524
• Equity at exit: $70,481

10-year hold

• IRR: -44.0%
• Equity multiple: -0.64×
• Total profit: $-217,151
• Equity at exit: $40,870

Cash invested: $132,356 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 31 active · 21 under contract
• Months of supply: 10.3 mo (10%/mo absorbed)
• Median asking: $377,192 ($240/sqft)
• Median days on market: 124 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: +37.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34987

• Home prices YoY: -21.6%
• Rents YoY: 2.8%
• Active inventory: 1817
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,777 high
• Mortgage (P&I): −$2,479
• Tax est. 1.5%: −$591 /mo · $7,090/yr
• Insurance: −$197
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $-1,073

Break-even live

Break-even rent $4,135

Max offer price $317,463

Occupancy floor —

Sensitivity live

Price	-10% $-746	-5% $-909	+0% $-1,073	+5% $-1,236	+10% $-1,399
Rent	-10% $-1,292	-5% $-1,183	+0% $-1,073	+5% $-963	+10% $-853
Rate	-1.0pp $-835	-0.5pp $-953	base $-1,073	+0.5pp $-1,195	+1.0pp $-1,320

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: $118,175
• Closing costs: $14,181
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10818 NW Moon Rise Ln Port St Lucie, FL	3.0	2.0	1429	$2,400	$1.68	51d	1	0.15mi
5936 NW Mangrove Dr Port Saint Lucie, FL	4.0	2.0	1824	$2,500	$1.37	164d	1	0.40mi
10940 NW Middle Stream Dr Unit 10940 Port St. Lucie, FL	4.0	2.5	1871	$3,000	$1.60	10d	1	0.42mi
11146 NW Fernbrook Dr Port Saint Lucie, FL	3.0	2.0	1451	$2,450	$1.69	164d	1	0.43mi
10083 NW Dreamweaver Rd Port St Lucie, FL	2.0	2.0	1572	$2,850	$1.81	10d	1	0.44mi
10075 NW Dreamweaver Rd Port St Lucie, FL	2.0	2.0	1572	$2,850	$1.81	10d	1	0.44mi
6712 Cloverdale Ave #6712 Port St. Lucie, FL	3.0	2.0	1654	$2,700	$1.63	46d	1	0.85mi
10755 NW Wilgrove LN Unit 10755 St Lucie West, FL	3.0	2.0	1758	$3,200	$1.82	155d	1	1.35mi
10755 NW Wilgrove LN Unit 10755 St Lucie West, FL	3.0	2.0	1758	$2,400	$1.37	49d	1	1.35mi

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $350,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Belmont planNew construction (Plan)
• Construction: Living area approximately 1,429Built as part of the Belmont plan
• Exterior features: Located on NW Suncrest Loop, Port Saint Lucie

Interior

• Kitchen: Standard kitchen (features per Belmont plan)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan home)
• Laundry & utility: Laundry area (per plan)

Listing history 50 events

1. 2026-11-08
   days on market $360,990 Active 44 DOM
2. 2026-11-08
   pricedays on marketlisting id $360,990 Active 43 DOM
3. 2026-11-07
   days on market $347,990 Active 35 DOM
4. 2026-11-07
   pricedays on marketlisting id $347,990 Active 34 DOM
5. 2026-11-06
   days on market $360,990 Active 43 DOM
6. 2026-11-06
   pricedays on marketlisting id $360,990 Active 42 DOM
7. 2026-11-05
   days on market $347,990 Active 294 DOM
8. 2026-11-02
   days on market $347,990 Active 293 DOM
9. 2026-11-02
   pricedays on marketlisting id $347,990 Active 292 DOM
10. 2026-11-01
    days on market $360,990 Active 42 DOM
11. 2026-10-31
    days on market $360,990 Active 41 DOM
12. 2026-10-30
    days on market $360,990 Active 40 DOM
13. 2026-10-29
    pricedays on marketlisting id $360,990 Active 39 DOM
14. 2026-10-28
    days on market $347,990 Active 29 DOM
15. 2026-10-27
    days on market $347,990 Active 28 DOM
16. 2026-10-26
    days on market $347,990 Active 27 DOM
17. 2026-10-26
    days on marketlisting id $347,990 Active 26 DOM
18. 2026-10-25
    days on marketlisting id $347,990 Active 291 DOM
19. 2026-10-24
    days on market $347,990 Active 26 DOM
20. 2026-10-23
    pricedays on marketlisting id $347,990 Active 25 DOM
21. 2026-10-23
    days on market $360,990 Active 37 DOM
22. 2026-10-22
    days on market $360,990 Active 36 DOM
23. 2026-10-21
    days on market $360,990 Active 35 DOM
24. 2026-10-20
    pricedays on marketlisting id $360,990 Active 34 DOM
25. 2026-10-19
    days on market $347,990 Active 23 DOM
26. 2026-10-18
    days on market $347,990 Active 22 DOM
27. 2026-10-18
    pricedays on marketlisting id $347,990 Active 21 DOM
28. 2026-10-17
    days on market $360,990 Active 33 DOM
29. 2026-10-16
    pricedays on marketlisting id $360,990 Active 32 DOM
30. 2026-10-16
    days on market $347,990 Active 288 DOM
31. 2026-10-15
    pricedays on marketlisting id $347,990 Active 287 DOM
32. 2026-10-15
    days on market $360,990 Active 32 DOM
33. 2026-10-14
    days on market $360,990 Active 31 DOM
34. 2026-10-13
    days on market $360,990 Active 30 DOM
35. 2026-10-12
    days on market $360,990 Active 29 DOM
36. 2026-10-11
    days on market $360,990 Active 28 DOM
37. 2026-10-11
    pricedays on marketlisting id $360,990 Active 27 DOM
38. 2026-10-10
    pricedays on marketlisting id $347,990 Active 19 DOM
39. 2026-10-09
    days on market $360,990 Active 27 DOM
40. 2026-10-08
    days on market $360,990 Active 26 DOM
41. 2026-10-07
    days on market $360,990 Active 25 DOM
42. 2026-10-07
    pricedays on marketlisting id $360,990 Active 24 DOM
43. 2026-10-06
    days on market $347,990 Active 18 DOM
44. 2026-10-05
    days on marketlisting id $347,990 Active 17 DOM
45. 2026-10-05
    days on market $347,990 Active 280 DOM
46. 2026-10-05
    pricedays on marketlisting id $347,990 Active 279 DOM
47. 2026-10-04
    days on market $360,990 Active 24 DOM
48. 2026-10-04
    pricedays on marketlisting id $360,990 Active 23 DOM
49. 2026-10-03
    pricedays on marketlisting id $347,990 Active 278 DOM
50. 2026-10-01
    days on market $360,990 Active 22 DOM

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

Taxation est. · year 1

• Rental income: $33,325
• − Mortgage interest: −$26,479
• − Property taxes: −$7,090
• − Insurance: −$2,363
• − Repairs & maintenance: −$2,666
• − Management: −$2,666
• − Depreciation: −$13,751
• Taxable loss: −$21,691
• Est. tax savings @ 24.0%: +$5,206
• After-tax cash flow: $-7,668/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 · 9 photos

Excellent 100/100 None rehab

This single-family home is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for value-adding updates to enhance its curb appeal and interior features.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and appeal to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and tenants. ↑
• Resale Upgrading the flooring in the bathrooms — Updated flooring can make bathrooms more appealing and increase the home's resale value. ↑

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Bayshore Elementary School D- FL #1,247/2,144 Nat'l #15,746/41,679 Middle Forest Grove Middle School F FL #388/571 Nat'l #6,571/14,009 High Fort Pierce Central High School F FL #441/667 Nat'l #10,947/17,239

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 · 338,016 people
• City population: 221,051
• Metro: Port St. Lucie, FL
• Population (ZIP): 21,727
• Household income: $90,201
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 23% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Black 12% Two or more races 11%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 1%
• Languages at home: 83% English-only · Spanish 13% Arabic 1% Other Indo-European 1%

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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: ▼ -74.23%
• Current HPI: 269.222
• Rent YoY: ▲ 2.77%
• Metro: Port St. Lucie, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $350,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Belmont planNew construction (Plan)
• Construction: Living area approximately 1,429Built as part of the Belmont plan
• Exterior features: Located on NW Suncrest Loop, Port Saint Lucie

Interior

• Kitchen: Standard kitchen (features per Belmont plan)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan home)
• Laundry & utility: Laundry area (per plan)