14151 Cisne Cir · Vero Beach South, FL 34951

$179,999

2 bd · 2.0 ba · 1,420 sqft · SingleFamily public records · 14 Days on market

Built 2000 7,405 sqft lot Est $155k · 16% over $100/mo HOA · 5% 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).

• Cash flow +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +6.9/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this immaculate Home with an open Plan. Enjoy an active 55+lifestyle in this fun Community!! Playing every day with your friends either golfing( free) playing bocce , shuffeboard, billards, cards, baseball, basketball or enjoy socializing and dancing to live bands. Swin in one of two heated pools, one with lunch snack bar every week day! library , ,gym, pingpong, puzzles and sauna. CBS home is on a pet lot and you can have up to 2 pets under 40 pounds. Security patrol at nite in community. The water sewer system is community owned. All amenities including18 hole per 3 golf course! Seller is replacing the current carpet and title and option 2 . it will credit the buyer at the cl

Key facts

• Sauna
• 18 hole golf course
• Gym

Tags

• TWO HEATED POOLS
• LIBRARY
• GYM
• SAUNA
• 18 HOLE GOLF COURSE

Property features AI

Finance

• Other: Pets allowed with restrictions and limits
• HOA & community: Part of Spanish Lakes Country Club Village HOA; Monthly HOA fee of $100; HOA covers grounds maintenance, trash, and golf; Community amenities include clubhouse, fitness center, pool, sauna, golf course, putting green, pickleball and shuffleboard courts, bocce, dog park, billiard room, library, and workshop area; Senior community

Exterior

• Parking: Attached garage with garage door opener; Covered parking (1 space); Total parking for 5 vehicles; Concrete driveway; Common parking available
• Security: Motion detectors; Security patrol
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water and sewer connected
• Home design: Single-family residence; One story; Faces south; Resale property
• Construction: Built with concrete block (CBS) and stucco; Composition/shingle roof; Garage structure present
• Exterior features: Screened patio; Patio with glass-enclosed area; Landscaped yard; Sidewalks; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Concrete; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Cathedral and vaulted ceilings; Entrance foyer; Walk-in closets; Split bedroom layout; Blinds and double-hung metal windows
• Laundry & utility: Laundry area located in the garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.7% vs local median 4.3% in Vero Beach South — 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 78/100 on livability (#163 in FL, #2,445 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: amenities F.
• 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: 292 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 41% 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.
• St. Lucie County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 11y 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 $145k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $179,999

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.19% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.72%
• DSCR: 1.39
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $154,780
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6531 Teresita Ct	0.21mi	2/2.0	1,403 (-1%)	1mo	$142,500	$102	87
14126 Cisne Cir	0.03mi	2/2.0	1,487 (+5%)	7mo	$150,000	$101	85
6655 Alemendra St	0.22mi	2/2.0	1,530 (+8%)	2mo	$175,000	$114	76
6713 Gaviota	0.28mi	2/2.0	1,420 (0%)	16mo	$152,000	$107	74
14381 Amapola Cir	0.41mi	2/2.0	1,351 (-5%)	7mo	$123,000	$91	67
6763 Mar Pacifico	0.62mi	2/2.0	1,451 (+2%)	4mo	$154,000	$106	64
14374 Azucena Court Ct	0.16mi	2/2.0	1,599 (+13%)	9mo	$175,000	$109	64
14434 Azucena Ct	0.23mi	2/2.0	1,487 (+5%)	24mo	$170,000	$114	62
14892 Aguila Ave	0.61mi	1/1.5 (-1)	1,310 (-8%)	6mo	$259,000	$198	46
13951 Brazil Ct	0.75mi	1/1.5 (-1)	1,310 (-8%)	17mo	$229,000	$175	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-5,767
• Equity at exit: $26,838

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $25,329
• Equity at exit: $15,563

Cash invested: $50,400 (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 34951

• Home prices YoY: -23.6%
• Active inventory: 292
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,134 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$201 /mo · $2,407/yr
• Insurance: −$75
• HOA: −$100
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $366

Break-even live

Break-even rent $1,670

Max offer price $179,999

Occupancy floor 78%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6765 Spanish Lakes Blvd Fort Pierce, FL	2.0	2.0	1368	$2,500	$1.83	23d	1	0.48mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: watersewerpoolgymsecurity

Listing history 12 events

1. 2026-06-18
   days on market $179,999 Active 14 DOM
2. 2026-06-17
   days on market $179,999 Active 13 DOM
3. 2026-06-16
   days on market $179,999 Active 12 DOM
4. 2026-06-15
   days on market $179,999 Active 11 DOM
5. 2026-06-14
   days on market $179,999 Active 9 DOM
6. 2026-06-13
   days on market $179,999 Active 8 DOM
7. 2026-06-10
   days on market $179,999 Active 6 DOM
8. 2026-06-09
   days on market $179,999 Active 5 DOM
9. 2026-06-08
   days on market $179,999 Active 4 DOM
10. 2026-06-07
    days on market $179,999 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $179,999 Active 1 DOM

ⓘ 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: $2,407 · $201/mo
• Projected year-2 tax: $2,407 · $201/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 24 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: $25,605
• − Mortgage interest: −$10,083
• − Property taxes: −$2,407
• − Insurance: −$900
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − HOA: −$1,200
• − Depreciation: −$5,236
• Taxable income: $1,683
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $3,990/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 — Vero Beach South

• Score: 78/100
• State rank: #163
• US rank: #2445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Lucie County · 337,150 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 17,148
• Household income: $63,122
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 140.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 3% Vietnamese 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: ▼ -106.06%
• Current HPI: 343.1376
• 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

+24.1% since first listed

22 events — show timeline

• 2026-06-04 Listed $179,999 Beaches MLS
• 2021-03-24 Price Changed $94,998 Beaches MLS
• 2021-03-24 Listing Removed — Beaches MLS
• 2021-02-24 Price Changed $94,999 Beaches MLS
• 2021-02-24 Relisted — Beaches MLS
• 2021-02-15 Listing Removed — Beaches MLS
• 2020-12-22 Price Changed $110,000 Beaches MLS
• 2020-12-06 Price Changed $118,000 Beaches MLS
• 2020-11-12 Listed $120,000 Beaches MLS
• 2020-08-01 Listing Removed — Beaches MLS
• 2020-02-24 Relisted — Beaches MLS
• 2020-02-11 Contingent — Beaches MLS
• 2020-01-26 Listed $75,000 Beaches MLS
• 2018-11-01 Listing Removed — Beaches MLS
• 2018-04-05 Price Changed $67,900 Beaches MLS
• 2017-10-10 Listed $75,900 Beaches MLS
• 2016-12-29 Listing Removed — Beaches MLS
• 2016-11-03 Price Changed $62,000 Beaches MLS
• 2015-12-10 Relisted — Beaches MLS
• 2015-12-05 Pending — Beaches MLS
• 2015-12-02 Listed $46,500 Beaches MLS
• 2006-03-23 Sold (Public Records) $145,000 Public Records

Property tax history

+18.5%/yr

Latest (2025): $2,407 · +6.6% YoY. Source: county tax records.