6737 Campanilla · Vero Beach South, FL 34951

$224,000

2 bd · 2.0 ba · 1,714 sqft · SingleFamily public records · 127 Days on market

Built 1997 5,610 sqft lot Est $195k · 15% over

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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 +22.2/30.0
• DSCR +7.1/10.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks

Stunning 3-bedroom, 2-bath CBS home built in 1997, offering comfort, style, and low-maintenance living. This well-cared-for residence features tile and laminate flooring throughout and a bright, updated white kitchen with modern granite countertops. Major improvement includes a roof replaced approximately in 2015, providing added peace of mind. Fully enclosed porch. Furniture is negotiable. Located in Spanish Lakes Fairway, a 55+ active adult community with a 99-year land lease, the monthly fee of $620.15 covers lawn maintenance, trash collection, and unlimited use of the community's extensive amenities. Residents enjoy heated pools, 18-hole Golf Course, pickleball, tennis courts, shufflebo

Key facts

• 5,610 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Senior community; Community amenities include: clubhouse, pool, fitness center, sauna, game room, billiard room, business center, library, picnic area, courtesy bus, tennis courts, pickleball courts, shuffleboard court, bocce ball

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces; 2 open parking spaces
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single family residence; One-story; Entry-level living area; North-facing
• Construction: Concrete/CBS construction; Composition shingle roof
• Exterior features: Screened patio and screened porch; Patio; Porch; Glass-enclosed porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral ceilings; Vaulted ceiling; High ceilings; Walk-in closets; Split bedroom layout; Blinds and drapes; Sliding windows
• Laundry & utility: Laundry inside the home; Laundry tub

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (4.5% below list).
• Recommended offer: $197k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.3% in Vero Beach South — 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 78/100 on livability (#163 in FL, #2,445 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: 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: 292 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 41% 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 $2k of loan paydown is wiped out by about $7k 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 127 days — a 12% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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 $110k; list at $224k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $197,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.96% ✗
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $195,396
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6539 Yedra Ave	0.32mi	2/2.5	1,839 (+7%)	2mo	$309,000	$168	69
6631 Nuevo Lagos	0.21mi	3/2.0 (+1)	1,714 (0%)	21mo	$175,000	$102	68
6655 Alemendra St	0.31mi	2/2.0	1,530 (-11%)	2mo	$175,000	$114	66
14374 Azucena Court Ct	0.37mi	2/2.0	1,599 (-7%)	9mo	$175,000	$109	64
6449 Alemendra St	0.48mi	3/2.5 (+1)	1,753 (+2%)	5mo	$309,000	$176	63
14126 Cisne Cir	0.40mi	2/2.0	1,487 (-13%)	7mo	$150,000	$101	53
14434 Azucena Ct	0.36mi	2/2.0	1,487 (-13%)	24mo	$170,000	$114	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-13,144
• Equity at exit: $33,399

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $18,079
• Equity at exit: $19,367

Cash invested: $62,720 (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 34951

• Home prices YoY: -23.6%
• Active inventory: 292
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,140 medium
• Mortgage (P&I): −$1,175
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $365

Break-even live

Break-even rent $1,677

Max offer price $224,000

Occupancy floor 78%

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6765 Spanish Lakes Blvd Fort Pierce, FL	2.0	2.0	1368	$2,500	$1.83	23d	1	0.20mi

Listing history 38 events

1. 2026-06-18
   days on market $224,000 Active 127 DOM
2. 2026-06-17
   days on market $224,000 Active 126 DOM
3. 2026-06-16
   days on market $224,000 Active 125 DOM
4. 2026-06-15
   days on market $224,000 Active 124 DOM
5. 2026-06-14
   days on market $224,000 Active 122 DOM
6. 2026-06-13
   days on market $224,000 Active 121 DOM
7. 2026-06-10
   days on market $224,000 Active 119 DOM
8. 2026-06-09
   days on market $224,000 Active 118 DOM
9. 2026-06-08
   days on market $224,000 Active 117 DOM
10. 2026-06-07
    days on market $224,000 Active 116 DOM
11. 2026-06-05
    days on market $224,000 Active 113 DOM
12. 2026-06-03
    days on market $224,000 Active 112 DOM
13. 2026-06-02
    days on market $224,000 Active 111 DOM
14. 2026-06-01
    days on market $224,000 Active 110 DOM
15. 2026-05-31
    days on market $224,000 Active 109 DOM
16. 2026-05-30
    days on market $224,000 Active 108 DOM
17. 2026-02-11
    listed $224,000 Active
18. 2026-01-09
    historical
19. 2025-12-19
    status Active
20. 2025-11-21
    listed $225,000 Active
21. 2025-09-03
    historical
22. 2025-08-29
    listed $215,000 Active
23. 2018-12-21
    soldstatus $110,000 Closed
24. 2018-12-06
    soldstatus $110,000
25. 2018-11-11
    status Pending
26. 2018-10-25
    listed $114,000 Active
27. 2018-09-30
    historical
28. 2018-09-25
    soldstatus $107,000
29. 2018-07-05
    price $112,000
30. 2018-06-24
    price $112,500
31. 2018-04-26
    listed $115,000 Active
32. 2013-09-22
    historical
33. 2004-07-06
    soldstatus $119,000
34. 2004-03-26
    listed $119,000
35. 2003-01-30
    soldstatus $85,000
36. 2003-01-21
    soldstatus $85,000
37. 2002-12-07
    historical
38. 2002-10-31
    listed $87,500

ⓘ 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: $685 · $57/mo
• Projected year-2 tax: $1,859 · $155/mo
• Expected delta: +$1,174/yr (+$98/mo · 171.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,675
• − Mortgage interest: −$12,547
• − Property taxes: −$685
• − Insurance: −$1,120
• − Repairs & maintenance: −$2,054
• − Management: −$2,054
• − Depreciation: −$6,516
• Taxable income: $698
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $4,215/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 — Vero Beach South

• Score: 78/100
• State rank: #163
• US rank: #2445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Lucie County · 337,150 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 17,148
• Household income: $63,122
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 140.0

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 (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 3% Vietnamese 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: ▼ -106.06%
• Current HPI: 343.1376
• Rent YoY: —
• 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

+156.0% since first listed

22 events — show timeline

• 2026-02-11 Listed $224,000 Beaches MLS
• 2026-01-09 Listing Removed — MARMLS
• 2025-12-19 Relisted — MARMLS
• 2025-11-21 Listed $225,000 MARMLS
• 2025-09-03 Listing Removed — MARMLS
• 2025-08-29 Listed $215,000 MARMLS
• 2018-12-21 Sold (MLS) $110,000 Beaches MLS
• 2018-12-06 Sold (Public Records) $110,000 Public Records
• 2018-11-11 Pending — Beaches MLS
• 2018-10-25 Listed $114,000 Beaches MLS
• 2018-09-30 Listing Removed — MCRTC
• 2018-09-25 Sold (Public Records) $107,000 Public Records
• 2018-07-05 Price Changed $112,000 MCRTC
• 2018-06-24 Price Changed $112,500 MCRTC
• 2018-04-26 Listed $115,000 MCRTC
• 2013-09-22 Listing Removed — Beaches MLS
• 2004-07-06 Sold (Public Records) $119,000 Public Records
• 2004-03-26 Listed $119,000 Beaches MLS
• 2003-01-30 Sold (Public Records) $85,000 Public Records
• 2003-01-21 Sold (MLS) $85,000 Beaches MLS
• 2002-12-07 Listing Removed — Beaches MLS
• 2002-10-31 Listed $87,500 Beaches MLS

Property tax history

+0.4%/yr

Latest (2025): $685 · +6.5% YoY. Source: county tax records.