2950 SE Ocean Blvd Unit 5-2 · Stuart, FL 34996

$138,900

2 bd · 2.0 ba · 1,044 sqft · Condo public records · 41 Days on market

Built 1972 $133/sqft · 16% below area Est $166k · 16% under $661/mo HOA · 26% of rent

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Why this score? — see what drove the A- 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 +26.1/30.0
• ARV discount +14.8/15.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Excellent Value, Great Location + Move-In Ready! Perfect First Floor Remodeled Condo (Furniture negotiable) with an ALL NEW Re-Imagined * Start of the Art * Kitchen! Light & Bright interior with No carpeting, Luxury Vinyl Plank flooring & relaxing Garden Views from your private Glass enclosed Florida room. Fully Included in your Condo dues are Water, Basic Cable, Sewer, Building Insurance, Lawn Maintenance ++ A Covered Carport! Steps to the Swimming Pool & Clubhouse & access to a Lake-side walking Trail. Quick & Convenient to Historic Downtown Stuart including Boutique Shoppes, Cafes, Fine Dining, the Lyric Theater & the scenic Riverwalk along the St. Lucie River -PLUS- under 3 miles to Hutchinson Island Beaches.

Key facts

• Garden views
• All new kitchen
• $661 HOA

Tags

• FIRST FLOOR REMODELED
• ALL NEW KITCHEN
• LUXURY VINYL PLANK FLOORING
• GARDEN VIEWS
• GLASS ENCLOSED FLORIDA ROOM
• STEPS TO SWIMMING POOL

Property features AI

Finance

• Other: Not in a waterfront location; Senior community
• HOA & community: Association with pool; Association provides laundry; HOA fee of $661 monthly; HOA covers common areas, legal/accounting, reserve funds, roof repairs, and pool service

Exterior

• Parking: Assigned parking; Detached carport; Carport (1 assigned space)
• Utilities: Public water; Public sewer; 220V electric; Cable available; Electricity available; Sewer available
• Home design: Condominium; Single-story; Resale; Faces north; Located east of US-1 on a county road
• Construction: Block and concrete construction; Other roof
• Exterior features: Screened porch; Porch

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (main level)
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Furnished; Single-hung metal windows
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $139k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#39 in FL, #790 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: crime C-, employment C-, amenities 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: J. D. Parker School of Technology (math 39% / reading 40%, grade F, #1,513 of 2,144 statewide, top 73%, 519 students, 72% 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).
• Market conditions: 252 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• In year one you build about $15k of equity ($960 loan paydown + $14k appreciation (10.0% local appreciation)).
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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 $96k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 26% of rent.
• Climate carrying-cost: major flood risk; 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 $134,733 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.85% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.83%
• DSCR: 1.48
• GRM: 4.5

CMA / ARV

• ARV (median comp): $165,703
• List price: $138,900
• Delta: -16.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 3.42×
• Total profit: $94,285
• Equity at exit: $125,132

10-year hold

• IRR: 26.8%
• Equity multiple: 7.80×
• Total profit: $264,445
• Equity at exit: $269,852

Cash invested: $38,892 (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 34996

• Home prices YoY: 2.1%
• Active inventory: 252
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,570 high
• Mortgage (P&I): −$728
• Tax from tax record: −$232 /mo · $2,785/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$661
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $284

Break-even live

Break-even rent $2,210

Max offer price $138,900

Occupancy floor 84%

Sensitivity live

Price	-10% $363	-5% $324	+0% $284	+5% $245	+10% $206
Rent	-10% $81	-5% $183	+0% $284	+5% $386	+10% $487
Rate	-1.0pp $354	-0.5pp $320	base $284	+0.5pp $248	+1.0pp $212

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: $34,725
• Closing costs: $4,167
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	15d	3	0.07mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	25d	6	0.22mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	15d	8	0.22mi
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,900	$2.00	15d	3	0.27mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	25d	1	0.39mi
1196 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1309	$4,300	$3.28	25d	1	0.39mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$2,258	$2.55	15d	12	0.59mi
262 SE Monterey Ave Stuart, FL	3.0	1.0	1001	$3,500	$3.50	25d	1	0.67mi
175 SE Saint Lucie Blvd Stuart, FL	2.0	2.0–2.5	1300	$2,600	$2.00	25d	4	0.78mi
150 SE Four Winds Dr Unit B303 Stuart, FL	2.0	2.0	1359	$2,500	$1.84	25d	1	0.84mi
333 SE Martin Ave Unit 1F Stuart, FL	2.0	1.0	778	$1,800	$2.31	25d	1	0.88mi
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	25d	3	0.88mi
217 SE Coconut Ave Stuart, FL	2.0	1.0	1197	$5,000	$4.18	25d	1	1.41mi

HOA detail condo

• Monthly dues: $661 · $7,932/yr
• Likely covers: watersewercableinsurancepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $138,900 Active 41 DOM
2. 2026-06-18
   days on market $138,900 Active 38 DOM
3. 2026-06-17
   days on market $138,900 Active 37 DOM
4. 2026-06-16
   days on market $138,900 Active 36 DOM
5. 2026-06-15
   days on market $138,900 Active 35 DOM
6. 2026-06-14
   days on market $138,900 Active 33 DOM
7. 2026-06-13
   days on market $138,900 Active 32 DOM
8. 2026-06-10
   days on market $138,900 Active 30 DOM
9. 2026-06-09
   days on market $138,900 Active 29 DOM
10. 2026-06-08
    days on market $138,900 Active 28 DOM
11. 2026-06-07
    days on market $138,900 Active 27 DOM
12. 2026-06-03
    days on market $138,900 Active 23 DOM
13. 2026-06-02
    days on market $138,900 Active 22 DOM
14. 2026-06-01
    days on market $138,900 Active 21 DOM
15. 2026-05-31
    days on market $138,900 Active 20 DOM
16. 2026-05-31
    days on market $138,900 Active 19 DOM
17. 2026-05-11
    listed $138,900 Active 784-char remark

    Show marketing remark (760 chars)

    Excellent Value, Great Location + Move-In Ready! Perfect First Floor Remodeled Condo (Furniture negotiable) with an ALL NEW Re-Imagined * Start of the Art * Kitchen! Light & Bright interior with No carpeting, Luxury Vinyl Plank flooring & relaxing Garden Views from your private Glass enclosed Florida room. Fully Included in your Condo dues are Water, Basic Cable, Sewer, Building Insurance, Lawn Maintenance ++ A Covered Carport! Steps to the Swimming Pool & Clubhouse & access to a Lake-side walking Trail. Quick & Convenient to Historic Downtown Stuart including Boutique Shoppes, Cafes, Fine Dining, the Lyric Theater & the scenic Riverwalk along the St. Lucie River -PLUS- under 3 miles to Hutchinson Island Beaches.

18. 2026-05-11
    listed $138,900 Active 767-char remark

    Show marketing remark (760 chars)

    Excellent Value, Great Location + Move-In Ready! Perfect First Floor Remodeled Condo (Furniture negotiable) with an ALL NEW Re-Imagined * Start of the Art * Kitchen! Light & Bright interior with No carpeting, Luxury Vinyl Plank flooring & relaxing Garden Views from your private Glass enclosed Florida room. Fully Included in your Condo dues are Water, Basic Cable, Sewer, Building Insurance, Lawn Maintenance ++ A Covered Carport! Steps to the Swimming Pool & Clubhouse & access to a Lake-side walking Trail. Quick & Convenient to Historic Downtown Stuart including Boutique Shoppes, Cafes, Fine Dining, the Lyric Theater & the scenic Riverwalk along the St. Lucie River -PLUS- under 3 miles to Hutchinson Island Beaches.

19. 2026-05-01
    historical
20. 2026-05-01
    historical
21. 2026-04-20
    price $139,000
22. 2026-04-20
    price $139,000
23. 2026-01-04
    price $147,800
24. 2026-01-04
    price $147,800
25. 2025-12-08
    price $149,800
26. 2025-12-08
    price $149,800
27. 2025-11-14
    price $159,800
28. 2025-11-14
    price $159,800
29. 2025-11-05
    listed $168,900 Active
30. 2025-11-05
    listed $168,900 Active
31. 2025-05-20
    soldstatus $96,000
32. 2025-05-16
    soldstatus $96,000 Closed
33. 2025-05-09
    status Pending
34. 2025-04-23
    historical Active Under Contract
35. 2025-04-18
    price $95,000
36. 2025-03-19
    price $115,000
37. 2025-03-07
    listed $120,000 Active
38. 2018-11-02
    soldstatus $102,500
39. 2018-11-01
    soldstatus $102,500 Sold
40. 2018-10-13
    status Pending
41. 2018-09-24
    historical Back Up - Call List Agent
42. 2018-08-08
    listed $119,000 Active
43. 2016-06-26
    historical
44. 2013-09-21
    historical
45. 2009-05-14
    soldstatus $55,000
46. 2009-05-12
    price $67,000
47. 2009-05-12
    soldstatus $55,000
48. 2006-09-11
    listed $55,000
49. 2006-02-24
    listed $117,900
50. 2006-02-24
    listed $117,900

ⓘ 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: $2,785 · $232/mo
• Projected year-2 tax: $2,785 · $232/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 7/10 Severe FEMA zone X (unshaded) · 74% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,838
• − Mortgage interest: −$7,781
• − Property taxes: −$2,785
• − Insurance: −$1,492
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − HOA: −$7,932
• − Depreciation: −$4,041
• Taxable income: $1,874
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $2,963/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 — Stuart

• Score: 84/100
• State rank: #39
• US rank: #790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stuart, FL
• County: Martin County · 165,223 people
• City population: 65,812
• Metro: Port St. Lucie, FL
• Population (ZIP): 10,653
• Household income: $83,929
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 247.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 3% Romanian 3% Slovak 3%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▲ 13.71%
• Current HPI: 658.96
• Rent YoY: —
• 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

+230.7% since first listed

36 events — show timeline

• 2026-05-11 Listed $138,900 Beaches MLS
• 2026-05-11 Listed $138,900 MCRTC
• 2026-05-01 Listing Removed — MCRTC
• 2026-05-01 Listing Removed — Beaches MLS
• 2026-04-20 Price Changed $139,000 Beaches MLS
• 2026-04-20 Price Changed $139,000 MCRTC
• 2026-01-04 Price Changed $147,800 Beaches MLS
• 2026-01-04 Price Changed $147,800 MCRTC
• 2025-12-08 Price Changed $149,800 Beaches MLS
• 2025-12-08 Price Changed $149,800 MCRTC
• 2025-11-14 Price Changed $159,800 Beaches MLS
• 2025-11-14 Price Changed $159,800 MCRTC
• 2025-11-05 Listed $168,900 MCRTC
• 2025-11-05 Listed $168,900 Beaches MLS
• 2025-05-20 Sold (Public Records) $96,000 Public Records
• 2025-05-16 Sold (MLS) $96,000 MCRTC
• 2025-05-09 Pending — MCRTC
• 2025-04-23 Contingent — MCRTC
• 2025-04-18 Price Changed $95,000 MCRTC
• 2025-03-19 Price Changed $115,000 MCRTC
• 2025-03-07 Listed $120,000 MCRTC
• 2018-11-02 Sold (Public Records) $102,500 Public Records
• 2018-11-01 Sold (MLS) $102,500 MCRTC
• 2018-10-13 Pending — MCRTC
• 2018-09-24 Contingent — MCRTC
• 2018-08-08 Listed $119,000 MCRTC
• 2016-06-26 Listing Removed — MCRTC
• 2013-09-21 Listing Removed — Beaches MLS
• 2009-05-14 Sold (Public Records) $55,000 Public Records
• 2009-05-12 Sold (MLS) $55,000 MCRTC
• 2009-05-12 Price Changed $67,000 MCRTC
• 2006-09-11 Listed $55,000 MCRTC
• 2006-02-24 Listed $117,900 Beaches MLS
• 2006-02-24 Listed $117,900 MCRTC
• 1999-02-15 Sold (Public Records) $43,500 Public Records
• 1994-03-31 Sold (Public Records) $42,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $2,785 · +735.2% YoY. Source: county tax records.