10873 NW Everbreeze Dr · Port St. Lucie, FL 34987

$433,300

6 bd · 3.0 ba · 2,458 sqft · Land · 7 Days on market

Built 2026 5,200 sqft lot $300/mo HOA · 9% of rent

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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).

• Cash flow +8.8/30.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story home boasts a modern layout with an open-concept floorplan consisting of a stylish kitchen, dining room and family room on the first floor. A convenient bedroom is located toward the back of the home, perfect as a guest suite or home office. Five additional bedrooms can be found upstairs, including the luxurious owner's suite, surrounding a versatile loft space.

Key facts

• 5,200 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Pets allowed (breed restrictions and number limit apply)
• HOA & community: Community clubhouse; Dog park; Playground; Pool; Pickleball court(s); HOA: Yes — $300 monthly (covers common areas)

Exterior

• Parking: Attached 2-car garage (2 covered spaces, total parking for 2)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water available; Sewer available
• Home design: Single family residence; Two stories; Under construction; Faces south; Builder: Lennar (Jefferson model)
• Construction: Built with concrete/CBS; Building area (per plans): 2,458
• Exterior features: No waterfront; Shingle roof; Entry level: 1

Interior

• Kitchen: Gas range; Microwave
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Entrance foyer; Walk-in closet(s); Unfurnished
• Laundry & utility: Laundry room with washer hookup; Inside laundry

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath land listed at $433k.

Deal economics

• At list price, monthly cash flow is $-354 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $371k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $337k (22.3% below list).
• Recommended offer: $337k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.9% in Port St. Lucie — 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: 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: Windmill Point Elementary School (math 49% / reading 51%, grade D+, #1,070 of 2,144 statewide, top 51%, 1,006 students, 68% 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); 1133 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 45% 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 $13k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $336,629 (22.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.23×
• Total profit: $-93,480
• Equity at exit: $64,606

10-year hold

• IRR: -17.1%
• Equity multiple: 0.07×
• Total profit: $-113,360
• Equity at exit: $37,464

Cash invested: $121,324 (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 34987

• Home prices YoY: -21.6%
• Rents YoY: 2.8%
• Active inventory: 1133
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,366 high
• Mortgage (P&I): −$2,272
• Tax from tax record: −$261 /mo · $3,128/yr
• Insurance: −$181
• HOA: −$300
• Vacancy / Maint / Mgmt: −$707
• Net cashflow: $-354

Break-even live

Break-even rent $3,814

Max offer price $370,750

Occupancy floor —

Sensitivity live

Price	-10% $-109	-5% $-231	+0% $-354	+5% $-477	+10% $-599
Rent	-10% $-620	-5% $-487	+0% $-354	+5% $-221	+10% $-88
Rate	-1.0pp $-136	-0.5pp $-244	base $-354	+0.5pp $-466	+1.0pp $-581

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: $108,325
• Closing costs: $12,999
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10875 NW Moon Rise Ln Port St Lucie, FL	5.0	3.5	2451	$2,900	$1.18	14d	1	0.06mi
10802 NW Moon Rise Ln Port St Lucie, FL	6.0	3.0	2458	$3,000	$1.22	14d	1	0.07mi
10793 NW Everbreeze Dr Port St. Lucie, FL	6.0	3.0	2458	$3,000	$1.22	14d	1	0.11mi
10722 NW Moon Rise Ln Port St Lucie, FL	5.0	2.5	2326	$3,190	$1.37	24d	1	0.14mi
5892 NW Sweetwood Dr Port St Lucie, FL	6.0	3.0	2458	$3,000	$1.22	21d	1	0.24mi
5944 NW Mangrove Dr Port Saint Lucie, FL	5.0	3.0	2451	$3,000	$1.22	24d	1	0.26mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 5 events

1. 2026-05-19
   listed $433,300 Active
2. 2026-05-05
   price $433,300 383-char remark

   Show marketing remark (383 chars)

   This new two-story home boasts a modern layout with an open-concept floorplan consisting of a stylish kitchen, dining room and family room on the first floor. A convenient bedroom is located toward the back of the home, perfect as a guest suite or home office. Five additional bedrooms can be found upstairs, including the luxurious owner's suite, surrounding a versatile loft space.

3. 2026-04-28
   price $431,300 383-char remark

   Show marketing remark (383 chars)

   This new two-story home boasts a modern layout with an open-concept floorplan consisting of a stylish kitchen, dining room and family room on the first floor. A convenient bedroom is located toward the back of the home, perfect as a guest suite or home office. Five additional bedrooms can be found upstairs, including the luxurious owner's suite, surrounding a versatile loft space.

4. 2026-04-23
   listed $429,300 Active 383-char remark

   Show marketing remark (383 chars)

   This new two-story home boasts a modern layout with an open-concept floorplan consisting of a stylish kitchen, dining room and family room on the first floor. A convenient bedroom is located toward the back of the home, perfect as a guest suite or home office. Five additional bedrooms can be found upstairs, including the luxurious owner's suite, surrounding a versatile loft space.

5. 2026-02-12
   soldstatus $1,188,000

ⓘ 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: $3,128 · $261/mo
• Projected year-2 tax: $3,596 · $300/mo
• Expected delta: +$469/yr (+$39/mo · 15.0%)

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

Taxation est. · year 1

• Rental income: $40,395
• − Mortgage interest: −$24,272
• − Property taxes: −$3,128
• − Insurance: −$2,166
• − Repairs & maintenance: −$3,232
• − Management: −$3,232
• − HOA: −$3,600
• − Depreciation: −$12,605
• Taxable loss: −$11,839
• Est. tax savings @ 24.0%: +$2,841
• After-tax cash flow: $-1,408/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 — 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 · 337,150 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: 597.0

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 (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%
• Common ancestry: Romanian 4% Italian 3% Scotch-Irish 2%
• Foreign-born: 15% · Canada, Dominican Republic, Jamaica
• Languages at home: 83% English-only · Spanish 13% Arabic 1% Other Indo-European 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: ▼ -74.23%
• Current HPI: 269.222
• Rent YoY: ▲ 2.77%
• 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

-63.5% since first listed

5 events — show timeline

• 2026-05-19 Listed $433,300 Beaches MLS
• 2026-05-05 Price Changed $433,300 Zillow
• 2026-04-28 Price Changed $431,300 Zillow
• 2026-04-23 Listed $429,300 Zillow
• 2026-02-12 Sold (Public Records) $1,188,000 Public Records