2013 SW Burman Ln · Port St. Lucie, FL 34984

$256,999

2 bd · 2.0 ba · 1,062 sqft · SingleFamily public records · 196 Days on market

Built 1980 10,000 sqft lot Est $287k · 10% 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).

• Cash flow +12.8/30.0
• ARV discount +12.2/15.0
• 1% rule +4.5/10.0
• DSCR +3.8/10.0
• Schools +3.7/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check this home out, 2-2-2 could be a first time home owners home or investor's, close to 95 and the turnpike

Key facts

• Tile throughout
• Screened-in patio
• Fully fenced yard

Tags

• SCREENED-IN PATIO
• FULLY FENCED YARD
• UPDATED PRIMARY BATHROOM
• TILE THROUGHOUT

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Attached garage; 2 garage spaces; 2 covered parking spaces
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; One story; Resale property; Faces west
• Construction: Vinyl siding construction; Total building area (public records): 1,950; Living area: 1,062
• Exterior features: Not waterfront; No waterfront features listed

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No additional interior features listed; Unfurnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $257k.

Deal economics

• At list price, monthly cash flow is $-22 ($-263/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (4.9% below list).
• Recommended offer: $226k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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.
• Market conditions: Rents rising fast (+4.5%/yr); 352 active listings in the ZIP; 26 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; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 36% of the median local income ($81k/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 $8k 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 196 days — a 12% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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 $120k; list at $257k implies a 114% 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 $226,159 (12.0% 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 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.95% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $286,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2012 SW Cameo Blvd	0.63mi	3/2.0 (+1)	1,070 (+1%)	11mo	$289,000	$270	56
2013 SW Aquarius Ln	0.66mi	3/2.0 (+1)	1,056 (-1%)	12mo	$255,900	$242	54
2140 SW Cameo Blvd	0.53mi	2/2.0	1,027 (-3%)	20mo	$289,000	$281	53
2068 SW Morelia Ln	0.45mi	3/2.0 (+1)	1,196 (+13%)	1mo	$226,000	$189	52
407 SW Molloy St	0.61mi	3/2.0 (+1)	1,154 (+9%)	4mo	$340,000	$295	49
1757 SW Burlington St	0.58mi	3/2.0 (+1)	1,080 (+2%)	23mo	$320,000	$296	46
1862 SW Hampshire Ln	0.72mi	3/2.0 (+1)	1,072 (+1%)	21mo	$289,000	$270	42
2131 SW Barthel St	0.66mi	3/2.0 (+1)	1,196 (+13%)	3mo	$310,000	$259	41
719 SW Arkansas Ter	0.75mi	3/2.0 (+1)	1,093 (+3%)	21mo	$333,000	$305	38
726 SW Bond Rd	0.71mi	3/2.0 (+1)	1,204 (+13%)	3mo	$325,000	$270	37
167 SW De Gouvea Ter	0.67mi	2/2.0	922 (-13%)	12mo	$280,000	$304	37
2002 SW Libra Ln	0.74mi	2/2.0	1,138 (+7%)	22mo	$230,000	$202	35

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 · 4.54% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-39,051
• Equity at exit: $38,319

10-year hold

• IRR: -3.7%
• Equity multiple: 0.74×
• Total profit: $-18,931
• Equity at exit: $22,221

Cash invested: $71,960 (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 34984

• Home prices YoY: -24.5%
• Rents YoY: 4.5%
• Active inventory: 352
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,444 high
• Mortgage (P&I): −$1,348
• Tax from tax record: −$498 /mo · $5,975/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-22

Break-even live

Break-even rent $2,472

Max offer price $253,125

Occupancy floor 96%

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: $64,250
• Closing costs: $7,710
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2010 SW Burlington St Port Saint Lucie, FL	3.0	2.0	1118	$2,600	$2.33	23d	1	0.17mi
481 SW Voltair Ter Port Saint Lucie, FL	3.0	2.0	1056	$3,300	$3.12	23d	1	0.37mi
262 SW Crescent Ave Port Saint Lucie, FL	3.0	2.0	1482	$2,600	$1.75	23d	1	0.47mi
233 SW Chapman Ave Port Saint Lucie, FL	3.0	2.0	1467	$1,250	$0.85	21d	1	0.54mi
279 SW Glenwood Dr Port Saint Lucie, FL	3.0	2.0	1393	$2,975	$2.14	23d	1	0.58mi
2174 SW Wayne St Port Saint Lucie, FL	3.0	2.0	1463	$2,370	$1.62	23d	1	0.62mi
205 SW Voltair Ter Port Saint Lucie, FL	2.0	2.0	925	$2,095	$2.26	21d	1	0.64mi
2342 SW Bayshore Blvd Port Saint Lucie, FL	3.0	2.0	1176	$2,300	$1.96	23d	1	0.67mi
2265 SW Edison Cir Port Saint Lucie, FL	2.0	2.0	1305	$2,250	$1.72	23d	1	0.70mi
1841 SW McAllister Ln Port Saint Lucie, FL	3.0	2.0	1146	$2,250	$1.96	21d	1	0.74mi
613 SW Pueblo Ter Port Saint Lucie, FL	3.0	2.0	1209	$2,200	$1.82	23d	1	0.82mi
613 SW Pueblo Ter Port Saint Lucie, FL	3.0	2.0	1209	$2,200	$1.82	14d	1	0.82mi
1881 SE Airoso Blvd Port Saint Lucie, FL	3.0	2.0	1384	$2,200	$1.59	23d	1	0.90mi
434 SW Whitmore Dr Port Saint Lucie, FL	1.0	1.0	750	$2,150	$2.87	23d	1	0.91mi
581 SW Banks Ter Port Saint Lucie, FL	2.0	2.0	960	$2,100	$2.19	14d	1	0.99mi
2617 SW Chestnut Ln Port Saint Lucie, FL	3.0	2.0	1457	$2,675	$1.84	23d	1	1.09mi
385 SW Fairway Ave Port Saint Lucie, FL	3.0	2.0	1440	$2,800	$1.94	23d	1	1.12mi
481 SW Aster Rd Port Saint Lucie, FL	3.0	2.0	1499	$3,000	$2.00	23d	1	1.23mi
431 SE Dalva Ave Port Saint Lucie, FL	3.0	2.0	1176	$2,150	$1.83	23d	1	1.25mi
326 SW Ray Ave Port Saint Lucie, FL	3.0	2.0	1350	$2,350	$1.74	21d	1	1.28mi
326 SW Ray Ave Port Saint Lucie, FL	3.0	2.0	1350	$2,400	$1.78	23d	1	1.28mi
1050 SW Fenway Rd Port Saint Lucie, FL	2.0	2.0	1035	$2,000	$1.93	23d	1	1.35mi
2249 SE Glover St Port Saint Lucie, FL	3.0	2.0	1401	$2,500	$1.78	21d	1	1.37mi
1080 SW Colorado Ave Port Saint Lucie, FL	3.0	2.0	1240	$2,150	$1.73	23d	1	1.43mi
1881 SE Manth Ln Port Saint Lucie, FL	1.0	1.5	1200	$1,000	$0.83	21d	1	1.48mi
173 SE Fallon Dr Port Saint Lucie, FL	3.0	2.0	1281	$2,400	$1.87	14d	1	1.49mi

Listing history 34 events

1. 2026-06-18
   days on market $256,999 Active 196 DOM
2. 2026-06-17
   days on market $256,999 Active 195 DOM
3. 2026-06-16
   days on market $256,999 Active 194 DOM
4. 2026-06-15
   days on market $256,999 Active 193 DOM
5. 2026-06-14
   days on market $256,999 Active 191 DOM
6. 2026-06-13
   days on market $256,999 Active 190 DOM
7. 2026-06-10
   days on market $256,999 Active 188 DOM
8. 2026-06-09
   days on market $256,999 Active 187 DOM
9. 2026-06-08
   days on market $256,999 Active 186 DOM
10. 2026-06-07
    days on market $256,999 Active 185 DOM
11. 2026-06-05
    days on market $256,999 Active 182 DOM
12. 2026-06-03
    days on market $256,999 Active 181 DOM
13. 2026-06-03
    price $256,999 Active 180 DOM
14. 2026-06-02
    days on market $269,900 Active 180 DOM
15. 2026-06-01
    days on market $269,900 Active 179 DOM
16. 2026-05-31
    days on market $269,900 Active 178 DOM
17. 2026-05-30
    days on market $269,900 Active 177 DOM
18. 2025-12-04
    listed $269,900 Active
19. 2020-09-29
    soldstatus $120,000
20. 2020-09-25
    soldstatus $120,000 Closed 114-char remark

    Show marketing remark (114 chars)

    Come check this home out, 2-2-2 could be a first time home owners home or investor's, close to 95 and the turnpike

21. 2020-08-28
    listed Contingent 114-char remark

    Show marketing remark (114 chars)

    Come check this home out, 2-2-2 could be a first time home owners home or investor's, close to 95 and the turnpike

22. 2020-08-28
    listed $120,000 114-char remark

    Show marketing remark (114 chars)

    Come check this home out, 2-2-2 could be a first time home owners home or investor's, close to 95 and the turnpike

23. 2014-10-06
    historical
24. 2011-07-17
    historical
25. 2011-07-10
    listed $72,500
26. 2011-04-22
    soldstatus $45,000
27. 2011-04-16
    historical
28. 2011-02-25
    listed $44,900
29. 2008-10-08
    listed $52,500
30. 2007-10-12
    soldstatus $100,000
31. 2007-10-03
    soldstatus $100,000
32. 2007-09-28
    historical
33. 2007-04-02
    listed $104,500
34. 1980-11-01
    soldstatus $36,400

ⓘ 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: $5,975 · $498/mo
• Projected year-2 tax: $5,975 · $498/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,329
• − Mortgage interest: −$14,396
• − Property taxes: −$5,975
• − Insurance: −$1,285
• − Repairs & maintenance: −$2,346
• − Management: −$2,346
• − Depreciation: −$7,476
• Taxable loss: −$4,496
• Est. tax savings @ 24.0%: +$1,079
• After-tax cash flow: $816/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): 20,151
• Household income: $80,725
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 266.0

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 0.62)
• Race & ethnicity: White 55% Black 20% Hispanic / Latino 18% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8% Cuban 3%
• Common ancestry: Hispanic 2% Romanian 1% Scotch-Irish 1%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 77% English-only · Spanish 15% French/Haitian/Cajun 5% Other Indo-European 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: ▼ -121.06%
• Current HPI: 373.9523
• Rent YoY: ▲ 4.54%
• 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

+641.5% since first listed

17 events — show timeline

• 2025-12-04 Listed $269,900 Beaches MLS
• 2020-09-29 Sold (Public Records) $120,000 Public Records
• 2020-09-25 Sold (MLS) $120,000 Beaches MLS
• 2020-08-28 Listed — Beaches MLS
• 2020-08-28 Listed $120,000 Beaches MLS
• 2014-10-06 Listing Removed — Beaches MLS
• 2011-07-17 Listing Removed — Beaches MLS
• 2011-07-10 Listed $72,500 Beaches MLS
• 2011-04-22 Sold (MLS) $45,000 Beaches MLS
• 2011-04-16 Listing Removed — Beaches MLS
• 2011-02-25 Listed $44,900 Beaches MLS
• 2008-10-08 Listed $52,500 Beaches MLS
• 2007-10-12 Sold (Public Records) $100,000 Public Records
• 2007-10-03 Sold (MLS) $100,000 Beaches MLS
• 2007-09-28 Listing Removed — Beaches MLS
• 2007-04-02 Listed $104,500 Beaches MLS
• 1980-11-01 Sold (Public Records) $36,400 Public Records

Property tax history

+12.5%/yr

Latest (2025): $5,975 · -1.0% YoY. Source: county tax records.