50 SW Blackburn Ter #8 · Palm City, FL 34997

$288,000

2 bd · 2.5 ba · 1,512 sqft · SingleFamily public records · 342 Days on market

Built 1985 1,263 sqft lot $190/sqft · 23% below area Est $376k · 23% under $310/mo HOA · 11% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• 1% rule +4.9/10.0
• Schools +4.5/10.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated townhouse conveniently located in the heart of Stuart. This two-story home features 2 spacious bedrooms, each with its own private en-suite bathroom, offering comfort and privacy for residents or guests. Recent upgrades in 2024 include a brand-new roof and water heater, providing peace of mind and long-term value. The interior has been tastefully refreshed with new tile flooring, plush carpet, and a modern kitchen outfitted with new cabinets, quartz countertops, new stove, and new dishwasher—perfect for both everyday living and entertaining. This well-maintained property offers easy access to I-95, making it ideal for commuters while still enjoying the charm and convenience of Stuart living. Don’t miss this turnkey opportunity!

Key facts

• New tile flooring
• Updated townhouse
• New water heater

Tags

• UPDATED TOWNHOUSE
• PRIVATE EN-SUITE BATHROOM
• NEW ROOF
• NEW WATER HEATER
• NEW TILE FLOORING
• MODERN KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $64 ($767/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 $286k (0.6% below list).
• Recommended offer: $253k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 2.6% in Palm City — 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 79/100 on livability (#140 in FL, #2,113 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living 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 rising (+2.7%/yr); 588 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 44% of the median local income ($78k/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 $9k 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 342 days — a 12% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $64k; list at $288k implies a 350% 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 $253,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 342 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 8.4

CMA / ARV

• ARV (median comp): $375,993
• List price: $288,000
• Delta: -23.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 SW Rustic Cir	0.44mi	3/2.0 (+1)	1,558 (+3%)	6mo	$612,900	$393	62
542 SW Timber Trl	0.48mi	3/2.0 (+1)	1,419 (-6%)	13mo	$599,000	$422	50
532 SW Timber Trl	0.46mi	3/2.0 (+1)	1,415 (-6%)	16mo	$525,000	$371	48
310 SW Harbor St	0.33mi	3/2.0 (+1)	1,639 (+8%)	24mo	$570,000	$348	44
6806 SW Chase Ct	0.57mi	3/2.0 (+1)	1,400 (-7%)	15mo	$475,000	$339	42
5800 SE Sky Blue Cir	0.62mi	3/2.0 (+1)	1,641 (+8%)	22mo	$549,000	$335	32
5826 SE Sky Blue Cir	0.59mi	3/2.0 (+1)	1,641 (+8%)	24mo	$559,000	$341	31

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 · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-43,258
• Equity at exit: $42,942

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-35,129
• Equity at exit: $24,901

Cash invested: $80,640 (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 34997

• Rents YoY: 2.7%
• Active inventory: 588
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,862 high
• Mortgage (P&I): −$1,510
• Tax from tax record: −$257 /mo · $3,083/yr
• Insurance: −$120
• HOA: −$310
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $64

Break-even live

Break-even rent $2,781

Max offer price $288,000

Occupancy floor 93%

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: $72,000
• Closing costs: $8,640
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
522 SW Timber Trl Stuart, FL	3.0	2.5	1979	$3,500	$1.77	23d	1	0.41mi
625 SW Salerno Rd Stuart, FL	3.0	2.0	1536	$5,000	$3.26	23d	1	0.69mi
181 SE Birch Ter Stuart, FL	3.0	2.5	2057	$3,400	$1.65	23d	1	0.73mi
404 SE Bloxham Way Stuart, FL	2.0	2.5	1532	$2,150	$1.40	23d	1	0.86mi
5372 SE Jennings Ln Stuart, FL	2.0	2.5	1296	$2,200	$1.70	23d	1	1.01mi
566 SW Glen Crest Way Stuart, FL	3.0	2.5	1590	$2,650	$1.67	23d	1	1.04mi
691 SW Glen Crest Way Stuart, FL	3.0	2.0	1704	$3,000	$1.76	23d	1	1.10mi
7522 SW Herrington Ln Stuart, FL	3.0	2.0	1700	$2,900	$1.71	21d	1	1.10mi
7534 SW Herrington Ln Stuart, FL	3.0	2.0	1700	$2,700	$1.59	21d	1	1.12mi

HOA detail

• Monthly dues: $310 · $3,720/yr
• Likely covers: water

Listing history 28 events

1. 2026-06-18
   status $288,000 Pending 342 DOM
2. 2026-06-17
   days on market $288,000 Active Under Contract 342 DOM
3. 2026-06-16
   days on market $288,000 Active Under Contract 341 DOM
4. 2026-06-15
   days on market $288,000 Active Under Contract 340 DOM
5. 2026-06-14
   days on market $288,000 Active Under Contract 338 DOM
6. 2026-06-13
   days on market $288,000 Active Under Contract 337 DOM
7. 2026-06-10
   days on market $288,000 Active Under Contract 335 DOM
8. 2026-06-09
   days on market $288,000 Active Under Contract 334 DOM
9. 2026-06-08
   days on market $288,000 Active Under Contract 333 DOM
10. 2026-06-07
    days on market $288,000 Active Under Contract 332 DOM
11. 2026-06-03
    statusdays on market $288,000 Active Under Contract 328 DOM
12. 2026-06-02
    days on market $288,000 Active 327 DOM
13. 2026-06-01
    days on market $288,000 Active 326 DOM
14. 2026-05-31
    days on market $288,000 Active 325 DOM
15. 2026-05-31
    days on market $288,000 Active 324 DOM
16. 2025-11-05
    price $288,000 769-char remark

    Show marketing remark (769 chars)

    Beautifully updated townhouse conveniently located in the heart of Stuart. This two-story home features 2 spacious bedrooms, each with its own private en-suite bathroom, offering comfort and privacy for residents or guests. Recent upgrades in 2024 include a brand-new roof and water heater, providing peace of mind and long-term value. The interior has been tastefully refreshed with new tile flooring, plush carpet, and a modern kitchen outfitted with new cabinets, quartz countertops, new stove, and new dishwasher—perfect for both everyday living and entertaining. This well-maintained property offers easy access to I-95, making it ideal for commuters while still enjoying the charm and convenience of Stuart living. Don’t miss this turnkey opportunity!

17. 2025-09-03
    price $293,000 769-char remark

    Show marketing remark (769 chars)

    Beautifully updated townhouse conveniently located in the heart of Stuart. This two-story home features 2 spacious bedrooms, each with its own private en-suite bathroom, offering comfort and privacy for residents or guests. Recent upgrades in 2024 include a brand-new roof and water heater, providing peace of mind and long-term value. The interior has been tastefully refreshed with new tile flooring, plush carpet, and a modern kitchen outfitted with new cabinets, quartz countertops, new stove, and new dishwasher—perfect for both everyday living and entertaining. This well-maintained property offers easy access to I-95, making it ideal for commuters while still enjoying the charm and convenience of Stuart living. Don’t miss this turnkey opportunity!

18. 2025-07-09
    listed $298,000 Active 769-char remark

    Show marketing remark (769 chars)

    Beautifully updated townhouse conveniently located in the heart of Stuart. This two-story home features 2 spacious bedrooms, each with its own private en-suite bathroom, offering comfort and privacy for residents or guests. Recent upgrades in 2024 include a brand-new roof and water heater, providing peace of mind and long-term value. The interior has been tastefully refreshed with new tile flooring, plush carpet, and a modern kitchen outfitted with new cabinets, quartz countertops, new stove, and new dishwasher—perfect for both everyday living and entertaining. This well-maintained property offers easy access to I-95, making it ideal for commuters while still enjoying the charm and convenience of Stuart living. Don’t miss this turnkey opportunity!

19. 2025-07-03
    historical
20. 2025-04-30
    price $302,000
21. 2025-04-01
    status Active
22. 2025-03-26
    historical Active Under Contract
23. 2025-02-26
    price $310,500
24. 2025-01-22
    price $314,000
25. 2024-10-01
    price $321,000
26. 2024-07-03
    listed $325,500 Active
27. 1991-07-23
    soldstatus $64,000
28. 1987-04-14
    soldstatus $61,900

ⓘ 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: $3,083 · $257/mo
• Projected year-2 tax: $3,083 · $257/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $34,347
• − Mortgage interest: −$16,132
• − Property taxes: −$3,083
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,748
• − Management: −$2,748
• − HOA: −$3,720
• − Depreciation: −$8,378
• Taxable loss: −$3,902
• Est. tax savings @ 24.0%: +$937
• After-tax cash flow: $1,704/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: 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 — Palm City

• Score: 79/100
• State rank: #140
• US rank: #2113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Martin County · 165,223 people
• City population: 30,592
• Metro: Port St. Lucie, FL
• Population (ZIP): 47,075
• Household income: $78,136
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 1323.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 9% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 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: ▼ -319.78%
• Current HPI: 336.7717
• Rent YoY: ▲ 2.71%
• 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

+365.3% since first listed

13 events — show timeline

• 2025-11-05 Price Changed $288,000 MCRTC
• 2025-09-03 Price Changed $293,000 MCRTC
• 2025-07-09 Listed $298,000 MCRTC
• 2025-07-03 Listing Removed — MCRTC
• 2025-04-30 Price Changed $302,000 MCRTC
• 2025-04-01 Relisted — MCRTC
• 2025-03-26 Contingent — MCRTC
• 2025-02-26 Price Changed $310,500 MCRTC
• 2025-01-22 Price Changed $314,000 MCRTC
• 2024-10-01 Price Changed $321,000 MCRTC
• 2024-07-03 Listed $325,500 MCRTC
• 1991-07-23 Sold (Public Records) $64,000 Public Records
• 1987-04-14 Sold (Public Records) $61,900 Public Records

Property tax history

+20.5%/yr

Latest (2025): $3,083 · +566.1% YoY. Source: county tax records.