1225 NW 21st St #1615 · North River Shores, FL 34994

$169,900

2 bd · 2.0 ba · 1,014 sqft · Condo public records · 44 Days on market

Built 1977 $168/sqft · 18% above area Est $144k · 18% over $497/mo HOA · 25% of rent

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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 +15.1/30.0
• 1% rule +6.8/10.0
• DSCR +4.6/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Outstanding view of the GOLF Course from your screened balcony. End unit featuring 2 spacious bedroom plus 2 baths. Enjoy entertaining in your lovely Great room. A formal dining area for casual dining at home. Within minutes of shopping and dining. Also, beach is just a few minutes drive. .offering miles of spectacular Turtle nesting beach & surf fishing! Private Clubhouse offers heated Pool, shuffleboard, Kitchen/BarbQue access. This 55+ community is truly a must see for those who enjoy the finest in life! Great neighbors, lakes, bike trails. Freshly painted. Agents. .. Priced to sell ASAP

Key facts

• Clubhouse
• Accordion shutters
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• MAPLE CABINETS
• ACCORDION SHUTTERS
• COMMUNITY LAUNDRY ROOM
• CLUBHOUSE
• POOL

Property features AI

Finance

• Other: Senior community; No pets allowed
• HOA & community: Has homeowners association; Monthly HOA fee; Association amenities include: clubhouse, pool, game room, shuffleboard court, picnic area, workshop area, community room, library, manager on site, maintenance, sidewalks; HOA fee covers cable TV, insurance, grounds maintenance, sewer, trash, water, common areas, common real estate tax, and recreation facility

Exterior

• Parking: Assigned parking; Guest parking; Total parking spaces: 1
• Utilities: Public water; Public sewer; Cable available; Water available; Sewer available
• Home design: Condominium; Multi/split levels; 2 total stories; Faces south; Resale property; Private road frontage (west of US-1)
• Construction: Block and concrete construction; Flat roof
• Exterior features: Covered patio; Screened patio; Patio; Sidewalks; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedrooms located on upper level (no main-level bedrooms indicated)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning; Ceiling fan(s)
• Interior features: Entrance foyer; Walk-in closet(s); Stacked bedroom layout; Custom mirrors

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $55 ($660/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#292 in FL, #4,906 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: amenities F, commute F, health & safety D-.
• 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.
• Zoned schools: Felix A Williams Elementary School (math 61% / reading 67%, grade B, #552 of 2,144 statewide, top 26%, 531 students, 40% FRL); Stuart Middle School (math 55% / reading 55%, grade B-, #180 of 571 statewide, top 32%, 867 students, 49% FRL); Jensen Beach High School (math 53% / reading 71%, grade B-, #98 of 667 statewide, top 15%, 1,584 students, 36% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents soft (-0.7%/yr); 256 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 39% 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 $1k of loan paydown is wiped out by about $5k 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 44 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $17k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $116k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• 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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 7.0

CMA / ARV

• ARV (median comp): $144,127
• List price: $169,900
• Delta: 17.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.38×
• Total profit: $-29,670
• Equity at exit: $25,333

10-year hold

• IRR: -21.2%
• Equity multiple: 0.09×
• Total profit: $-43,079
• Equity at exit: $14,690

Cash invested: $47,572 (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 34994

• Home prices YoY: -27.1%
• Rents YoY: -0.7%
• Active inventory: 256
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$891
• Tax from tax record: −$75 /mo · $898/yr
• Insurance: −$71
• HOA: −$497
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $55

Break-even live

Break-even rent $1,941

Max offer price $169,900

Occupancy floor 92%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1225 NW 21st St Unit 8-815 Stuart, FL	2.0	2.0	1014	$1,950	$1.92	23d	1	0.03mi
1225 NW 21st St Unit 7-705 Stuart, FL	1.0	1.5	747	$1,550	$2.07	14d	1	0.03mi
1225 NW 21st St Stuart, FL	1.0	1.5	773	$1,500	$1.94	21d	3	0.03mi
1225 NW 21st St Stuart, FL	1.0	1.5	773	$1,350	$1.75	14d	1	0.03mi
1225 NW 21st St Unit 36-3609 Stuart, FL	2.0	2.0	1014	$1,700	$1.68	21d	1	0.03mi
1225 NW 21st St Unit 35-3512 Stuart, FL	1.0	1.5	747	$1,395	$1.87	23d	1	0.03mi
2201 NW Federal Hwy Stuart, FL	1.0–3.0	1.0–2.0	1080	$2,530	$2.34	14d	18	0.30mi
1900 NW Federal Hwy Stuart, FL	1.0–2.0	1.0–2.0	1013	$3,973	$3.92	14d	21	0.32mi
1010 NW Fresco Way Jensen Beach, FL	1.0–3.0	1.0–2.0	1011	$2,122	$2.10	14d	10	0.61mi
2233 NW 22nd Ave #102 Stuart, FL	2.0	2.0	1030	$2,200	$2.14	21d	1	0.69mi
2273 NW 22nd Ave #104 Stuart, FL	3.0	3.0	1388	$3,600	$2.59	23d	1	0.70mi
2283 NW 22nd Ave #104 Stuart, FL	2.0	2.0	1074	$2,100	$1.96	23d	1	0.71mi
974 NW Spruce Ridge Dr Stuart, FL	2.0	2.0	1037	$2,100	$2.03	23d	1	0.89mi
964 NW Spruce Ridge Dr Unit D1 Stuart, FL	2.0	2.0	1056	$2,200	$2.08	23d	1	0.94mi
1655 NW Fork Rd Stuart, FL	2.0	2.0	1390	$3,600	$2.59	23d	1	0.97mi
800 NW Fork Rd Stuart, FL	1.0–2.0	1.0–2.0	886	$1,850	$2.09	14d	2	1.13mi
25 NE 17th St Stuart, FL	3.0	2.0	990	$2,000	$2.02	23d	1	1.19mi
1398 NW Cavendish Ct Stuart, FL	2.0–3.0	2.5	1242	$2,393	$1.93	21d	11	1.20mi
3624 NW Adriatic Ln Unit 308 Jensen Beach, FL	1.0	1.0	781	$1,659	$2.12	23d	1	1.37mi
64 NE Acacia Trl Jensen Beach, FL	2.0	2.0	1000	$3,000	$3.00	23d	1	1.39mi
975 NW Flagler Ave #403 Stuart, FL	2.0	2.0	1082	$3,000	$2.77	23d	1	1.39mi
975 NW Flagler Ave #407 Stuart, FL	2.0	2.0	1226	$4,500	$3.67	23d	1	1.39mi
975 NW Flagler Ave #306 Stuart, FL	2.0	2.0	1182	$2,500	$2.12	23d	1	1.39mi
975 NW Flagler Ave Stuart, FL	2.0	2.0	1226	$2,800	$2.28	23d	1	1.39mi
975 NW Flagler Ave #307 Stuart, FL	2.0	2.0	1226	$2,750	$2.24	23d	1	1.39mi
3617 NW Adriatic Ln Jensen Beach, FL	1.0	1.0	802	$1,595	$1.99	23d	1	1.39mi
3751 NW Willow Creek Dr Jensen Beach, FL	2.0	2.0	1467	$2,900	$1.98	23d	1	1.40mi
875 NW Flagler Ave #302 Stuart, FL	2.0	2.0	1082	$2,900	$2.68	14d	1	1.41mi
875 NW Flagler Ave #404 Stuart, FL	2.0	2.0	1183	$5,250	$4.44	23d	1	1.41mi
3781 NW Willow Creek Dr Jensen Beach, FL	2.0	2.0	1330	$2,700	$2.03	23d	1	1.41mi
3655 NW Adriatic Ln #307 Jensen Beach, FL	1.0	1.0	781	$1,595	$2.04	14d	1	1.44mi
3614 NW Adriatic Ln Jensen Beach, FL	1.0	1.0	781	$1,550	$1.98	23d	1	1.44mi
3620 NW Adriatic Ln #306 Jensen Beach, FL	1.0	1.0	781	$1,595	$2.04	23d	1	1.44mi
3605 NW Adriatic Ln Unit 7-103 Jensen Beach, FL	2.0	2.0	1067	$1,850	$1.73	14d	1	1.44mi
3663 NW Adriatic Ln Jensen Beach, FL	3.0	2.0	1255	$2,195	$1.75	14d	1	1.44mi
3805 NW Mediterranean Ln Jensen Beach, FL	2.0	2.0	1067	$1,975	$1.85	14d	1	1.44mi
3628 NW Adriatic Ln Jensen Beach, FL	2.0	2.0	1067	$1,875	$1.76	14d	1	1.44mi
3690 NW Mediterranean Ln Unit 12-305 Jensen Beach, FL	2.0	2.0	1067	$1,850	$1.73	23d	1	1.44mi
3769 NW Mediterranean Ln Jensen Beach, FL	1.0	1.0	795	$1,700	$2.14	23d	1	1.49mi

HOA detail condo

• Monthly dues: $497 · $5,964/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $169,900 Active 44 DOM
2. 2026-06-17
   days on market $169,900 Active 43 DOM
3. 2026-06-16
   days on market $169,900 Active 42 DOM
4. 2026-06-15
   days on market $169,900 Active 41 DOM
5. 2026-06-14
   days on market $169,900 Active 39 DOM
6. 2026-06-13
   pricedays on market $169,900 Active 38 DOM
7. 2026-06-10
   days on market $173,000 Active 36 DOM
8. 2026-06-09
   days on market $173,000 Active 35 DOM
9. 2026-06-08
   days on market $173,000 Active 34 DOM
10. 2026-06-07
    pricedays on market $173,000 Active 33 DOM
11. 2026-06-03
    days on market $178,000 Active 29 DOM
12. 2026-06-02
    days on market $178,000 Active 28 DOM
13. 2026-06-01
    days on market $178,000 Active 27 DOM
14. 2026-05-31
    days on market $178,000 Active 26 DOM
15. 2026-05-31
    days on market $178,000 Active 25 DOM
16. 2026-05-05
    listed $187,000 Active 679-char remark
17. 2025-01-01
    historical
18. 2024-07-01
    listed $238,000 Active
19. 2019-06-28
    soldstatus $116,000
20. 2016-01-11
    price $32,000

    Show marketing remark (604 chars)

    Outstanding view of the GOLF Course from your screened balcony. End unit featuring 2 spacious bedroom plus 2 baths. Enjoy entertaining in your lovely Great room. A formal dining area for casual dining at home. Within minutes of shopping and dining. Also, beach is just a few minutes drive. .offering miles of spectacular Turtle nesting beach & surf fishing! Private Clubhouse offers heated Pool, shuffleboard, Kitchen/BarbQue access. This 55+ community is truly a must see for those who enjoy the finest in life! Great neighbors, lakes, bike trails. Freshly painted. Agents. .. Priced to sell ASAP

21. 2012-04-17
    soldstatus $32,000
22. 2012-04-06
    price $44,500

    Show marketing remark (604 chars)

    Outstanding view of the GOLF Course from your screened balcony. End unit featuring 2 spacious bedroom plus 2 baths. Enjoy entertaining in your lovely Great room. A formal dining area for casual dining at home. Within minutes of shopping and dining. Also, beach is just a few minutes drive. .offering miles of spectacular Turtle nesting beach & surf fishing! Private Clubhouse offers heated Pool, shuffleboard, Kitchen/BarbQue access. This 55+ community is truly a must see for those who enjoy the finest in life! Great neighbors, lakes, bike trails. Freshly painted. Agents. .. Priced to sell ASAP

23. 2012-04-06
    soldstatus $32,000

    Show marketing remark (604 chars)

    Outstanding view of the GOLF Course from your screened balcony. End unit featuring 2 spacious bedroom plus 2 baths. Enjoy entertaining in your lovely Great room. A formal dining area for casual dining at home. Within minutes of shopping and dining. Also, beach is just a few minutes drive. .offering miles of spectacular Turtle nesting beach & surf fishing! Private Clubhouse offers heated Pool, shuffleboard, Kitchen/BarbQue access. This 55+ community is truly a must see for those who enjoy the finest in life! Great neighbors, lakes, bike trails. Freshly painted. Agents. .. Priced to sell ASAP

24. 2011-05-02
    listed $44,500

    Show marketing remark (604 chars)

    Outstanding view of the GOLF Course from your screened balcony. End unit featuring 2 spacious bedroom plus 2 baths. Enjoy entertaining in your lovely Great room. A formal dining area for casual dining at home. Within minutes of shopping and dining. Also, beach is just a few minutes drive. .offering miles of spectacular Turtle nesting beach & surf fishing! Private Clubhouse offers heated Pool, shuffleboard, Kitchen/BarbQue access. This 55+ community is truly a must see for those who enjoy the finest in life! Great neighbors, lakes, bike trails. Freshly painted. Agents. .. Priced to sell ASAP

25. 1993-06-15
    soldstatus $50,500

ⓘ 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: $898 · $75/mo
• Projected year-2 tax: $1,410 · $118/mo
• Expected delta: +$512/yr (+$43/mo · 57.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $24,131
• − Mortgage interest: −$9,517
• − Property taxes: −$898
• − Insurance: −$850
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − HOA: −$5,964
• − Depreciation: −$4,943
• Taxable loss: −$1,901
• Est. tax savings @ 24.0%: +$456
• After-tax cash flow: $1,116/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 — North River Shores

• Score: 74/100
• State rank: #292
• US rank: #4906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North River Shores, FL
• County: Martin County · 165,223 people
• City population: 65,812
• Metro: Port St. Lucie, FL
• Population (ZIP): 18,737
• Household income: $62,533
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 1408.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 21% Two or more races 12% Black 11%
• Hispanic origin (detail): Mexican 6% Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% Russian/Polish/Slavic 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: ▼ -130.08%
• Current HPI: 349.7061
• Rent YoY: ▼ -0.69%
• 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

+236.4% since first listed

13 events — show timeline

• 2026-06-11 Price Changed $169,900 Beaches MLS
• 2026-06-04 Price Changed $173,000 Beaches MLS
• 2026-05-19 Price Changed $178,000 Beaches MLS
• 2026-05-05 Listed $187,000 Beaches MLS
• 2025-01-01 Listing Removed — Beaches MLS
• 2024-07-01 Listed $238,000 Beaches MLS
• 2019-06-28 Sold (Public Records) $116,000 Public Records
• 2016-01-11 Price Changed $32,000 MCRTC
• 2012-04-17 Sold (Public Records) $32,000 Public Records
• 2012-04-06 Sold (MLS) $32,000 MCRTC
• 2012-04-06 Price Changed $44,500 MCRTC
• 2011-05-02 Listed $44,500 MCRTC
• 1993-06-15 Sold (Public Records) $50,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $898 · -0.9% YoY. Source: county tax records.