2017 SE Allamanda Dr · Port St. Lucie, FL 34952

$545,000

4 bd · 3.0 ba · 2,256 sqft · SingleFamily public records · 102 Days on market

Built 2002 0.47 ac lot Est $634k · 14% under

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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).

• ARV discount +13.8/15.0
• Cash flow +13.7/30.0
• DSCR +4.1/10.0
• Schools +3.7/10.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Paradise! Impressive Custom-Built CBS, One Owner, 4 Bedrooms, 3 Full Bathrooms, 2 car Garage on . 47 of an Acre of Mature Landscaping with screened in Patio in Sandpiper Bay Community! Prepare to be Impressed! Elegant Foyer invites you into the Formal Dining Room, Formal Living Room or spacious Family Room w/ French Doors to Screened Patio. Tile Flooring throughout main living area. Spacious Eat-In Kitchen w/ S. S. Appliances, Granite Countertops and Snack Counter. Primary Bedroom, w/ carpeting, features French Doors to Patio w/ spacious Bathroom Suite. Double Walk-In Closets. Guest Bedrooms were thoughtfully planned. 2 Bedrooms, w/ carpeting, share a Full Bathroom, the Rear B

Key facts

• Screened patio
• Formal dining room
• Family room

Tags

• CUSTOM-BUILT CBS
• MATURE LANDSCAPING
• SCREENED PATIO
• FORMAL DINING ROOM
• FORMAL LIVING ROOM
• FAMILY ROOM

Property features AI

Finance

• HOA & community: Association with park and picnic area; Pets allowed with no restrictions

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Septic sewer; Three-phase electric; Water available
• Home design: Single-family residence; Single-story; Resale condition; Faces southwest
• Construction: CBS construction; Composition/shingle roof; Built with public-records living area of 2,256 sq ft
• Exterior features: Covered patio; Screened patio; Open patio; Many trees on lot; Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms on main level
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms (all on main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral ceilings; Vaulted ceilings; Entrance foyer; Split bedroom layout; Walk-in closets; Pull-down attic stairs; French doors; Plantation shutters
• Laundry & utility: Indoor laundry; Laundry tub

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $545k.

Deal economics

• At list price, monthly cash flow is $42 ($510/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 $436k (20.0% below list).
• Recommended offer: $436k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Savanna Ridge Elementary School (math 40% / reading 45%, grade F, #1,383 of 2,144 statewide, top 65%, 452 students, 75% FRL); Port St. Lucie High School (math 21% / reading 43%, grade F, #415 of 667 statewide, top 63%, 1,748 students, 67% FRL).
• Market conditions: Rents rising (+1.9%/yr); 639 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); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $4,363/mo this rent would consume 85% of the median local household income ($62k/yr) (locally 1759% 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 $4k of loan paydown is wiped out by about $16k 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 102 days — a 9% lower offer ($496k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 $21k; list at $545k implies a 2459% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $436,266 (20.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.80% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $633,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2102 SE Bryson Ave	0.38mi	3/3.0 (-1)	2,118 (-6%)	12mo	$595,000	$281	57
3043 SE Pine Valley St	0.75mi	4/4.0	2,262 (+0%)	13mo	$565,000	$250	50
4575 NW King Ct	0.61mi	4/2.0	2,033 (-10%)	2mo	$580,000	$285	49
2028 SE Oxton Dr	0.70mi	4/3.0	2,477 (+10%)	4mo	$799,000	$323	48
1814 SE Erwin Rd	0.43mi	3/2.0 (-1)	2,032 (-10%)	8mo	$370,000	$182	48
2025 SE Erwin Rd	0.65mi	3/2.0 (-1)	2,189 (-3%)	12mo	$525,000	$240	46
2214 SE Montrose Ln	0.73mi	4/3.0	2,413 (+7%)	13mo	$650,000	$269	44
1785 SE Elrose St	0.47mi	3/2.0 (-1)	2,058 (-9%)	15mo	$393,000	$191	42
4591 NW Exchange Ave	0.69mi	4/2.0	2,023 (-10%)	7mo	$585,000	$289	40
2060 NW Golden Oak Trl	0.70mi	4/2.0	2,033 (-10%)	10mo	$585,000	$288	38
4675 NW King Ct NW	0.63mi	4/2.0	2,033 (-10%)	15mo	$640,000	$315	38
1730 SE Canora Rd	0.70mi	3/2.0 (-1)	1,973 (-12%)	1mo	$465,000	$236	37

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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.41×
• Total profit: $-90,456
• Equity at exit: $81,261

10-year hold

• IRR: -10.7%
• Equity multiple: 0.38×
• Total profit: $-94,755
• Equity at exit: $47,122

Cash invested: $152,600 (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 34952

• Home prices YoY: -29.6%
• Rents YoY: 1.9%
• Active inventory: 639
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $4,363 high
• Mortgage (P&I): −$2,858
• Tax from tax record: −$319 /mo · $3,827/yr
• Insurance: −$227
• HOA: −$0
• Vacancy / Maint / Mgmt: −$916
• Net cashflow: $42

Break-even live

Break-even rent $4,309

Max offer price $545,000

Occupancy floor 94%

Sensitivity live

Price	-10% $351	-5% $197	+0% $42	+5% $-112	+10% $-266
Rent	-10% $-302	-5% $-130	+0% $42	+5% $215	+10% $387
Rate	-1.0pp $317	-0.5pp $181	base $42	+0.5pp $-99	+1.0pp $-242

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: $136,250
• Closing costs: $16,350
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2937 SE Cates Cir Port Saint Lucie, FL	3.0	2.0	2014	$6,000	$2.98	24d	1	0.26mi
2625 SE Emmett Rd Port Saint Lucie, FL	4.0	2.5	2250	$1,400	$0.62	24d	1	0.43mi
4530 NW Exchange Ave Jensen Beach, FL	3.0	2.0	1636	$3,500	$2.14	14d	1	0.61mi
2744 NW Howard Creek Ln Stuart, FL	3.0	2.5	2744	$9,000	$3.28	24d	1	1.11mi
3542 NW Solange Ct Jensen Beach, FL	3.0	2.5	2042	$3,400	$1.67	22d	1	1.12mi
2515 SE Petit Ln Port Saint Lucie, FL	3.0	2.0	1680	$3,900	$2.32	24d	1	1.14mi
1438 SE Griffin Ter Port Saint Lucie, FL	3.0	2.0	2095	$3,500	$1.67	24d	1	1.35mi
2133 SE Flanders Rd Port Saint Lucie, FL	4.0	3.0	2604	$2,900	$1.11	14d	1	1.41mi
2242 SE Master Ave Port Saint Lucie, FL	4.0	3.0	1728	$2,800	$1.62	14d	1	1.44mi

Listing history 21 events

1. 2026-06-18
   days on market $545,000 Active 102 DOM
2. 2026-06-17
   days on market $545,000 Active 101 DOM
3. 2026-06-16
   days on market $545,000 Active 100 DOM
4. 2026-06-15
   days on market $545,000 Active 99 DOM
5. 2026-06-14
   days on market $545,000 Active 97 DOM
6. 2026-06-13
   days on market $545,000 Active 96 DOM
7. 2026-06-10
   days on market $545,000 Active 94 DOM
8. 2026-06-09
   days on market $545,000 Active 93 DOM
9. 2026-06-08
   days on market $545,000 Active 92 DOM
10. 2026-06-07
    days on market $545,000 Active 91 DOM
11. 2026-06-05
    pricedays on market $545,000 Active 88 DOM
12. 2026-06-03
    days on market $549,900 Active 87 DOM
13. 2026-06-02
    days on market $549,900 Active 86 DOM
14. 2026-06-01
    days on market $549,900 Active 85 DOM
15. 2026-05-31
    days on market $549,900 Active 84 DOM
16. 2026-05-30
    days on market $549,900 Active 83 DOM
17. 2026-04-24
    price $549,900
18. 2026-03-08
    listed $564,900 Active
19. 2014-09-29
    historical
20. 2011-06-15
    listed $258,500
21. 1984-05-01
    soldstatus $21,300

ⓘ 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: $3,827 · $319/mo
• Projected year-2 tax: $4,524 · $377/mo
• Expected delta: +$696/yr (+$58/mo · 18.2%)

ⓘ 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) · 10% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,352
• − Mortgage interest: −$30,528
• − Property taxes: −$3,827
• − Insurance: −$2,725
• − Repairs & maintenance: −$4,188
• − Management: −$4,188
• − Depreciation: −$15,855
• Taxable loss: −$8,959
• Est. tax savings @ 24.0%: +$2,150
• After-tax cash flow: $2,660/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): 42,655
• Household income: $61,628
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 1759.0

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% Two or more races 14% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Hispanic 1%
• Foreign-born: 18% · Canada, Jamaica, China
• Languages at home: 76% English-only · Spanish 16% French/Haitian/Cajun 3% Tagalog/Filipino 2%

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: ▼ -155.80%
• Current HPI: 371.0573
• Rent YoY: ▲ 1.92%
• 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

+2481.7% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $549,900 Beaches MLS
• 2026-03-08 Listed $564,900 Beaches MLS
• 2014-09-29 Listing Removed — Beaches MLS
• 2011-06-15 Listed $258,500 Beaches MLS
• 1984-05-01 Sold (Public Records) $21,300 Public Records

Property tax history

+0.6%/yr

Latest (2025): $3,827 · -4.9% YoY. Source: county tax records.