307 Nettles Blvd · Hutchinson Island South, FL 34957

$240,000

2 bd · 1.0 ba · 400 sqft · Manufactured public records · 447 Days on market

Built 1979 2,038 sqft lot Est $205k · 17% over $360/mo HOA · 19% of rent

---

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 +7.5/30.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home to this cozy 2-bedroom, 1 bathroom home on Nettles Island featuring a newer roof (2021) AC (2019) and plenty of room to accommodate 2 cars and a golf cart! This coastal retreat offers the Ultimate Island Lifestyle with access to 2 pools, tennis courts, pickleball, shuffleboard, mini golf, a fitness center, beach access, on site dining, social events, and more adding exceptional charm to this hidden gem. Don't miss your chance to own a piece of paradise. Schedule your tour today!

Key facts

• Fitness center
• Newer roof
• Pickleball

Tags

• NEWER ROOF
• BEACH ACCESS
• FITNESS CENTER
• TENNIS COURTS
• PICKLEBALL
• SHUFFLEBOARD

Property features AI

Finance

• Other: Pets allowed with possible restrictions and limits
• HOA & community: Community amenities include clubhouse, fitness center, pool, tennis courts, pickleball, basketball court, shuffleboard, putting green, jogging path, sidewalks, billiard room, cafe/restaurant, and library; HOA fee paid monthly

Exterior

• Security: Gated community with guard
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Manufactured home; Single-story; Faces west
• Construction: Modular construction
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No special interior features listed
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $-367 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (27.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (20.6% below list).
• Recommended offer: $175k (27.0% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 1.9% in Hutchinson Island 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 61/100 on livability (#783 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing B; Watch: cost of living C-, schools D, 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: Rents rising (+1.0%/yr); 536 active listings in the ZIP; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 32% of the median local income ($70k/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 447 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $114k; list at $240k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $175,095 (27.0% 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 447 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.79% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.37%
• DSCR: 0.76
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $205,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1277 Nettles Blvd	0.23mi	2/1.0	408 (+2%)	9mo	$254,900	$625	79
1310 Nettles Blvd	0.27mi	1/1.5 (-1)	424 (+6%)	15mo	$217,500	$513	58
1163 Nettles Blvd	0.21mi	2/1.0	360 (-10%)	19mo	$155,000	$431	58
828 Nettles Blvd	0.10mi	1/1.0 (-1)	449 (+12%)	15mo	$192,000	$428	58

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 · 1.0% rent growth · sell at horizon

5-year hold

• IRR: -30.1%
• Equity multiple: 0.02×
• Total profit: $-65,890
• Equity at exit: $35,785

10-year hold

• IRR: -45.2%
• Equity multiple: -0.51×
• Total profit: $-101,675
• Equity at exit: $20,751

Cash invested: $67,200 (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 34957

• Rents YoY: 1.0%
• Active inventory: 536
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,905 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$88 /mo · $1,050/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$360
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-367

Break-even live

Break-even rent $2,370

Max offer price $175,095

Occupancy floor —

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $360 · $4,320/yr
• Likely covers: poolgym

Listing history 23 events

1. 2026-06-18
   days on market $240,000 Active 447 DOM
2. 2026-06-17
   days on market $240,000 Active 446 DOM
3. 2026-06-16
   days on market $240,000 Active 445 DOM
4. 2026-06-15
   days on market $240,000 Active 444 DOM
5. 2026-06-14
   days on market $240,000 Active 442 DOM
6. 2026-06-13
   days on market $240,000 Active 441 DOM
7. 2026-06-10
   days on market $240,000 Active 439 DOM
8. 2026-06-09
   days on market $240,000 Active 438 DOM
9. 2026-06-08
   days on market $240,000 Active 437 DOM
10. 2026-06-07
    days on market $240,000 Active 436 DOM
11. 2026-06-05
    days on market $240,000 Active 433 DOM
12. 2026-06-03
    days on market $240,000 Active 432 DOM
13. 2026-06-02
    days on market $240,000 Active 431 DOM
14. 2026-06-01
    days on market $240,000 Active 430 DOM
15. 2026-05-31
    days on market $240,000 Active 429 DOM
16. 2026-05-30
    days on market $240,000 Active 428 DOM
17. 2026-03-21
    price $240,000
18. 2026-01-21
    price $245,000
19. 2025-03-28
    listed $250,000 Active
20. 2017-05-24
    soldstatus $114,000
21. 2014-05-19
    historical
22. 2013-11-19
    listed $134,800
23. 1996-04-29
    soldstatus $30,000

ⓘ 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: $1,050 · $88/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$942/yr (+$78/mo · 89.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,863
• − Mortgage interest: −$13,444
• − Property taxes: −$1,050
• − Insurance: −$1,997
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − HOA: −$4,320
• − Depreciation: −$6,982
• Taxable loss: −$8,588
• Est. tax savings @ 24.0%: +$2,061
• After-tax cash flow: $-2,348/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 — Hutchinson Island South

• Score: 61/100
• State rank: #783
• US rank: #17768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hutchinson Island South, FL
• County: Martin County · 165,223 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 23,462
• Household income: $70,403
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 946.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 6% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% Tagalog/Filipino 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: ▼ -319.66%
• Current HPI: 340.0172
• Rent YoY: ▲ 1.00%
• 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

+700.0% since first listed

7 events — show timeline

• 2026-03-21 Price Changed $240,000 Beaches MLS
• 2026-01-21 Price Changed $245,000 Beaches MLS
• 2025-03-28 Listed $250,000 Beaches MLS
• 2017-05-24 Sold (Public Records) $114,000 Public Records
• 2014-05-19 Listing Removed — MCRTC
• 2013-11-19 Listed $134,800 MCRTC
• 1996-04-29 Sold (Public Records) $30,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $1,050 · +4.8% YoY. Source: county tax records.