1225 NW 21st St #2003 · North River Shores, FL 34994

$118,900

1 bd · 1.5 ba · 747 sqft · Condo · 459 Days on market

Built 1977 Good condition $395/mo HOA · 24% of rent ↓ 15% since listing

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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 +17.0/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +4.5/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Outstanding Opportunity for this 55+ condo with a new price for a new year! This first floor one bedroom, corner location with one and a half baths is waiting for you to make it your own! The oversized bedroom features a full wall of closets and private full ensuite with step-in shower. Then step out to your Florida room with floor-to-ceiling windows for relaxing and enjoying the beautiful view of the lake and fountain. Also has a walk-in closet for extra storage. Updated features include flooring throughout, both bathrooms have updates, fully updated kitchen and appliances, A/C and HWH too. This is an Active 55+ community in the Stuart/Jensen Beach area. Adjacent to North River Shores public golf course. Convenient location close to Treasure Coast Mall, restaurants, entertainment, etc. T This is a beautiful, well-maintained community with lush landscape, walking paths, lakes, pool, clubhouse, library and so much more. No trucks, motorcycles or commercial vehicles. Must own for 2 years before renting.

Key facts

• Florida room
• View of the lake
• Updated kitchen

Tags

• FLORIDA ROOM
• FLOOR TO CEILING WINDOWS
• VIEW OF THE LAKE
• UPDATED KITCHEN
• CLOSE TO TREASURE COAST MALL
• LUSH LANDSCAPE

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $80 ($958/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 5.7% in North River Shores — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 74/100 on livability (#292 in FL, #4,906 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; 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 soft (-0.7%/yr); 256 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 31% of the median local income ($63k/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 $822 of loan paydown is wiped out by about $4k 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 459 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $104,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 459 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.38% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.88%
• DSCR: 1.13
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.44×
• Total profit: $-18,722
• Equity at exit: $17,728

10-year hold

• IRR: -19.1%
• Equity multiple: 0.18×
• Total profit: $-27,253
• Equity at exit: $10,280

Cash invested: $33,292 (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 34994

• Home prices YoY: -27.1%
• Rents YoY: -0.7%
• Active inventory: 256
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,641 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,784/yr
• Insurance: −$50
• HOA: −$395
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $80

Break-even live

Break-even rent $1,540

Max offer price $118,900

Occupancy floor 90%

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: $29,725
• Closing costs: $3,567
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1225 NW 21st St Unit 35-3512 Stuart, FL	1.0	1.5	747	$1,395	$1.87	23d	1	0.11mi
1225 NW 21st St Stuart, FL	1.0	1.5	773	$1,350	$1.75	14d	1	0.11mi
1225 NW 21st St Stuart, FL	1.0	1.5	773	$1,500	$1.94	21d	3	0.11mi
1225 NW 21st St Unit 7-705 Stuart, FL	1.0	1.5	747	$1,550	$2.07	14d	1	0.11mi
1900 NW Federal Hwy Stuart, FL	1.0–2.0	1.0–2.0	1013	$2,165	$2.14	14d	21	0.20mi
2201 NW Federal Hwy Stuart, FL	1.0–3.0	1.0–2.0	1080	$1,810	$1.68	14d	18	0.24mi
1010 NW Fresco Way Jensen Beach, FL	1.0–3.0	1.0–2.0	1011	$1,725	$1.71	14d	10	0.58mi
800 NW Fork Rd Stuart, FL	1.0–2.0	1.0–2.0	886	$1,800	$2.03	14d	2	1.02mi

HOA detail condo

• Monthly dues: $395 · $4,740/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-31
   days on market $118,900 Active 459 DOM
2. 2026-05-31
   days on market $118,900 Active 458 DOM
3. 2026-03-25
   price $118,900 1016-char remark

   Show marketing remark (1016 chars)

   Outstanding Opportunity for this 55+ condo with a new price for a new year! This first floor one bedroom, corner location with one and a half baths is waiting for you to make it your own! The oversized bedroom features a full wall of closets and private full ensuite with step-in shower. Then step out to your Florida room with floor-to-ceiling windows for relaxing and enjoying the beautiful view of the lake and fountain. Also has a walk-in closet for extra storage. Updated features include flooring throughout, both bathrooms have updates, fully updated kitchen and appliances, A/C and HWH too. This is an Active 55+ community in the Stuart/Jensen Beach area. Adjacent to North River Shores public golf course. Convenient location close to Treasure Coast Mall, restaurants, entertainment, etc. T This is a beautiful, well-maintained community with lush landscape, walking paths, lakes, pool, clubhouse, library and so much more. No trucks, motorcycles or commercial vehicles. Must own for 2 years before renting.

4. 2026-01-01
   price $119,900 1016-char remark

   Show marketing remark (1016 chars)

   Outstanding Opportunity for this 55+ condo with a new price for a new year! This first floor one bedroom, corner location with one and a half baths is waiting for you to make it your own! The oversized bedroom features a full wall of closets and private full ensuite with step-in shower. Then step out to your Florida room with floor-to-ceiling windows for relaxing and enjoying the beautiful view of the lake and fountain. Also has a walk-in closet for extra storage. Updated features include flooring throughout, both bathrooms have updates, fully updated kitchen and appliances, A/C and HWH too. This is an Active 55+ community in the Stuart/Jensen Beach area. Adjacent to North River Shores public golf course. Convenient location close to Treasure Coast Mall, restaurants, entertainment, etc. T This is a beautiful, well-maintained community with lush landscape, walking paths, lakes, pool, clubhouse, library and so much more. No trucks, motorcycles or commercial vehicles. Must own for 2 years before renting.

5. 2025-12-31
   historical
6. 2025-08-23
   price $124,900 1016-char remark

   Show marketing remark (1016 chars)

   Outstanding Opportunity for this 55+ condo with a new price for a new year! This first floor one bedroom, corner location with one and a half baths is waiting for you to make it your own! The oversized bedroom features a full wall of closets and private full ensuite with step-in shower. Then step out to your Florida room with floor-to-ceiling windows for relaxing and enjoying the beautiful view of the lake and fountain. Also has a walk-in closet for extra storage. Updated features include flooring throughout, both bathrooms have updates, fully updated kitchen and appliances, A/C and HWH too. This is an Active 55+ community in the Stuart/Jensen Beach area. Adjacent to North River Shores public golf course. Convenient location close to Treasure Coast Mall, restaurants, entertainment, etc. T This is a beautiful, well-maintained community with lush landscape, walking paths, lakes, pool, clubhouse, library and so much more. No trucks, motorcycles or commercial vehicles. Must own for 2 years before renting.

7. 2025-08-23
   price $124,900

   Show marketing remark (1016 chars)

   Outstanding Opportunity for this 55+ condo with a new price for a new year! This first floor one bedroom, corner location with one and a half baths is waiting for you to make it your own! The oversized bedroom features a full wall of closets and private full ensuite with step-in shower. Then step out to your Florida room with floor-to-ceiling windows for relaxing and enjoying the beautiful view of the lake and fountain. Also has a walk-in closet for extra storage. Updated features include flooring throughout, both bathrooms have updates, fully updated kitchen and appliances, A/C and HWH too. This is an Active 55+ community in the Stuart/Jensen Beach area. Adjacent to North River Shores public golf course. Convenient location close to Treasure Coast Mall, restaurants, entertainment, etc. T This is a beautiful, well-maintained community with lush landscape, walking paths, lakes, pool, clubhouse, library and so much more. No trucks, motorcycles or commercial vehicles. Must own for 2 years before renting.

8. 2025-06-06
   price $129,999 1016-char remark

   Show marketing remark (1016 chars)

   Outstanding Opportunity for this 55+ condo with a new price for a new year! This first floor one bedroom, corner location with one and a half baths is waiting for you to make it your own! The oversized bedroom features a full wall of closets and private full ensuite with step-in shower. Then step out to your Florida room with floor-to-ceiling windows for relaxing and enjoying the beautiful view of the lake and fountain. Also has a walk-in closet for extra storage. Updated features include flooring throughout, both bathrooms have updates, fully updated kitchen and appliances, A/C and HWH too. This is an Active 55+ community in the Stuart/Jensen Beach area. Adjacent to North River Shores public golf course. Convenient location close to Treasure Coast Mall, restaurants, entertainment, etc. T This is a beautiful, well-maintained community with lush landscape, walking paths, lakes, pool, clubhouse, library and so much more. No trucks, motorcycles or commercial vehicles. Must own for 2 years before renting.

9. 2025-06-06
   price $129,999

   Show marketing remark (1016 chars)

   Outstanding Opportunity for this 55+ condo with a new price for a new year! This first floor one bedroom, corner location with one and a half baths is waiting for you to make it your own! The oversized bedroom features a full wall of closets and private full ensuite with step-in shower. Then step out to your Florida room with floor-to-ceiling windows for relaxing and enjoying the beautiful view of the lake and fountain. Also has a walk-in closet for extra storage. Updated features include flooring throughout, both bathrooms have updates, fully updated kitchen and appliances, A/C and HWH too. This is an Active 55+ community in the Stuart/Jensen Beach area. Adjacent to North River Shores public golf course. Convenient location close to Treasure Coast Mall, restaurants, entertainment, etc. T This is a beautiful, well-maintained community with lush landscape, walking paths, lakes, pool, clubhouse, library and so much more. No trucks, motorcycles or commercial vehicles. Must own for 2 years before renting.

10. 2025-02-24
    listed $139,900 Active 1016-char remark

    Show marketing remark (1016 chars)

    Outstanding Opportunity for this 55+ condo with a new price for a new year! This first floor one bedroom, corner location with one and a half baths is waiting for you to make it your own! The oversized bedroom features a full wall of closets and private full ensuite with step-in shower. Then step out to your Florida room with floor-to-ceiling windows for relaxing and enjoying the beautiful view of the lake and fountain. Also has a walk-in closet for extra storage. Updated features include flooring throughout, both bathrooms have updates, fully updated kitchen and appliances, A/C and HWH too. This is an Active 55+ community in the Stuart/Jensen Beach area. Adjacent to North River Shores public golf course. Convenient location close to Treasure Coast Mall, restaurants, entertainment, etc. T This is a beautiful, well-maintained community with lush landscape, walking paths, lakes, pool, clubhouse, library and so much more. No trucks, motorcycles or commercial vehicles. Must own for 2 years before renting.

11. 2025-02-24
    listed $139,900 Active

    Show marketing remark (1016 chars)

    Outstanding Opportunity for this 55+ condo with a new price for a new year! This first floor one bedroom, corner location with one and a half baths is waiting for you to make it your own! The oversized bedroom features a full wall of closets and private full ensuite with step-in shower. Then step out to your Florida room with floor-to-ceiling windows for relaxing and enjoying the beautiful view of the lake and fountain. Also has a walk-in closet for extra storage. Updated features include flooring throughout, both bathrooms have updates, fully updated kitchen and appliances, A/C and HWH too. This is an Active 55+ community in the Stuart/Jensen Beach area. Adjacent to North River Shores public golf course. Convenient location close to Treasure Coast Mall, restaurants, entertainment, etc. T This is a beautiful, well-maintained community with lush landscape, walking paths, lakes, pool, clubhouse, library and so much more. No trucks, motorcycles or commercial vehicles. Must own for 2 years before renting.

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 12% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,695
• − Mortgage interest: −$6,660
• − Property taxes: −$1,784
• − Insurance: −$594
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − HOA: −$4,740
• − Depreciation: −$3,459
• Taxable loss: −$694
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $1,125/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

Good 75/100 Cosmetic rehab

This 55+ condo is in good condition with updated features and a great location. It has a good resale and rental value with potential for further updates.

Value-add opportunities

• Resale Paint interior walls — Neutral paint can be updated to match buyer's preference
• Both Replace flooring — Tile flooring can be updated to a more modern material
• Both Replace kitchen cabinets — Updated cabinets can add value and functionality
• Both Replace bathroom fixtures — New fixtures can improve functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Neutral paint can be updated to match buyer's preference ↑
• Both Replace flooring — Tile flooring can be updated to a more modern material ↑
• Both Replace kitchen cabinets — Updated cabinets can add value and functionality ↑
• Both Replace bathroom fixtures — New fixtures can improve functionality and aesthetics ↑

ⓘ 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 — North River Shores

• Score: 74/100
• State rank: #292
• US rank: #4906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North River Shores, FL
• County: Martin County · 165,223 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 18,737
• Household income: $62,533
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 1408.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 21% Two or more races 12% Black 11%
• Hispanic origin (detail): Mexican 6% Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% Russian/Polish/Slavic 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: ▼ -130.08%
• Current HPI: 349.7061
• Rent YoY: ▼ -0.69%
• 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

-15.0% since first listed

9 events — show timeline

• 2026-03-25 Price Changed $118,900 Beaches MLS
• 2026-01-01 Price Changed $119,900 Beaches MLS
• 2025-12-31 Listing Removed — MCRTC
• 2025-08-23 Price Changed $124,900 Beaches MLS
• 2025-08-23 Price Changed $124,900 MCRTC
• 2025-06-06 Price Changed $129,999 Beaches MLS
• 2025-06-06 Price Changed $129,999 MCRTC
• 2025-02-24 Listed $139,900 MCRTC
• 2025-02-24 Listed $139,900 Beaches MLS