5231 NW Reba Cir · Port St. Lucie, FL 34986

$299,000

4 bd · 3.0 ba · 2,874 sqft · SingleFamily public records · 4 Days on market

Built 2006 10,000 sqft lot

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Why this score? — see what drove the D 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 +13.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• DSCR +4.1/10.0
• Schools +3.7/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special in desirable Torino area of Port St. Lucie! Spacious CBS home with incredible upside potential for investors or cash buyers looking for a renovation project. Features include an oversized kitchen with granite countertops and custom cabinetry, formal dining area, screened patio, split floor plan, and 3-car garage. Property needs significant repairs and updates including likely roof replacement, ceiling repairs, one non-functioning A/C unit, flooring repairs/replacement, and completion of a fully demoed bathroom renovation. Sold AS-IS. Cash only. Great opportunity to restore and customize this home in a sought-after location near I-95, shopping, dining, schools, and more. Bri

Key facts

• 0.23 acre lot
• 3 garage spots
• Built 2006

Property features AI

Exterior

• Parking: Attached garage (3 spaces); Driveway; Total 4 parking spaces (3 covered)
• Utilities: Public water; Public sewer; Electricity available; Cable available; Water available
• Home design: Single family residence; One story; Northeast facing; Resale property
• Construction: CBS construction; Built with public-records building area of 3,954 total and 2,874 living area
• Exterior features: Not waterfront; Shingle roof

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Split bedroom layout
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $13 ($152/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Cap rate 6.3% 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 D — 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 (+1.6%/yr); 502 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $3,034/mo this rent would consume 45% of the median local household income ($80k/yr) (locally 253% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y ago 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.
• Current owner paid $78k; list at $299k implies a 283% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $652,398
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5324 NW South Lanett Cir	0.55mi	4/3.0	2,699 (-6%)	20mo	$522,500	$194	48
5255 NW Gamma St	0.51mi	5/3.0 (+1)	2,683 (-7%)	22mo	$610,000	$227	41
5476 NW Cambo Ct	0.75mi	4/3.0	2,542 (-12%)	9mo	$768,000	$302	38

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 · 1.57% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.38×
• Total profit: $-51,706
• Equity at exit: $44,582

10-year hold

• IRR: -13.2%
• Equity multiple: 0.28×
• Total profit: $-60,166
• Equity at exit: $25,852

Cash invested: $83,720 (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 34986

• Home prices YoY: -7.2%
• Rents YoY: 1.6%
• Active inventory: 502
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,034 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$692 /mo · $8,299/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $13

Break-even live

Break-even rent $3,018

Max offer price $299,000

Occupancy floor 95%

Sensitivity live

Price	-10% $182	-5% $97	+0% $13	+5% $-72	+10% $-157
Rent	-10% $-227	-5% $-107	+0% $13	+5% $133	+10% $252
Rate	-1.0pp $163	-0.5pp $89	base $13	+0.5pp $-65	+1.0pp $-144

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5237 NW Reba Cir Port Saint Lucie, FL	4.0	3.0	2264	$2,800	$1.24	25d	1	0.03mi
5547 NW Cordrey St Port Saint Lucie, FL	4.0	3.0	2328	$3,250	$1.40	23d	1	0.93mi
6619 NW Omega Rd Port Saint Lucie, FL	3.0	2.0	2298	$2,750	$1.20	15d	1	0.99mi
6619 NW Omega Rd Port Saint Lucie, FL	3.0	2.0	2298	$2,750	$1.20	25d	1	0.99mi
2751 NW Treviso Cir Port Saint Lucie, FL	3.0–6.0	2.0–4.0	2574	$3,240	$1.26	15d	1	1.15mi
2267 NW Padova St Port Saint Lucie, FL	3.0	2.5	2366	$3,550	$1.50	15d	1	1.15mi
5789 NW Belwood Cir Port Saint Lucie, FL	3.0	2.0	1998	$2,850	$1.43	23d	1	1.21mi
5464 NW Milner Dr Port Saint Lucie, FL	4.0	2.0	2336	$4,300	$1.84	25d	1	1.24mi
5866 NW Mesa Cir Port Saint Lucie, FL	4.0	3.0	2236	$2,975	$1.33	15d	1	1.24mi
2011 NW Cataluna Cir Port Saint Lucie, FL	4.0	2.5	2771	$3,300	$1.19	15d	1	1.46mi
5923 NW Brianna Ct Port Saint Lucie, FL	4.0	2.0	2169	$3,000	$1.38	25d	1	1.47mi

Listing history 7 events

1. 2026-05-21
   status Pending
2. 2026-05-17
   listed $299,000 Active
3. 2005-03-22
   soldstatus $78,000
4. 2004-05-10
   soldstatus $45,000
5. 2004-05-03
   soldstatus $45,000
6. 2004-04-01
   historical
7. 2004-02-03
   listed $45,000

ⓘ 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: $8,299 · $692/mo
• Projected year-2 tax: $8,299 · $692/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,408
• − Mortgage interest: −$16,749
• − Property taxes: −$8,299
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,913
• − Management: −$2,913
• − Depreciation: −$8,698
• Taxable loss: −$4,658
• Est. tax savings @ 24.0%: +$1,118
• After-tax cash flow: $1,270/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): 30,715
• Household income: $80,047
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 253.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 19% Black 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 3% Dominican 3%
• Common ancestry: Romanian 4% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 14% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -19.55%
• Current HPI: 251.4856
• Rent YoY: ▲ 1.57%
• 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

+564.4% since first listed

7 events — show timeline

• 2026-05-21 Pending — Beaches MLS
• 2026-05-17 Listed $299,000 Beaches MLS
• 2005-03-22 Sold (Public Records) $78,000 Public Records
• 2004-05-10 Sold (Public Records) $45,000 Public Records
• 2004-05-03 Sold (MLS) $45,000 Beaches MLS
• 2004-04-01 Listing Removed — Beaches MLS
• 2004-02-03 Listed $45,000 Beaches MLS

Property tax history

+5.1%/yr

Latest (2025): $8,299 · +5.3% YoY. Source: county tax records.