3832 SE Jefferson St · Sewall's Point, FL 34997

$170,000

2 bd · 2.5 ba · 1,400 sqft · Condo public records · 90 Days on market

Built 1980 $121/sqft · 56% below area $799/mo HOA · 30% 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 +18.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.5/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to buy in Stuart - the Sailfish Capital of the World- a 2 bedroom, 2.5 baths townhome, with new price $200,000! New hurricane impact door, new flooring throughout, fresh paint with new light fixtures, fans, 2026 stove top oven, 2023 water heater, main bath shower is beautifully updated with new hardware and new tile, the guest half bath is fully updated. Located just minutes from downtown Stuart's waterfront dining, shopping, and entertainment, beaches, and approximately 5 minutes to Sandsprit Park with a fitness are, boardwalk, kids park, and public boat ramp, just 1.5 mile stroll. The home needs some updating, creating a great opportunity to renovate and add value.

Key facts

• Fresh paint
• New stove top oven
• New flooring

Tags

• NEW FLOORING
• FRESH PAINT
• NEW LIGHT FIXTURES
• NEW STOVE TOP OVEN
• NEW WATER HEATER
• UPDATED MAIN BATH SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 0.7% in Sewall's Point — 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 C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents rising (+2.7%/yr); 588 active listings in the ZIP; 20 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).
• This rent runs 42% of the median local income ($78k/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 90 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $50k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 30% of rent.
• Climate carrying-cost: major flood risk; 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 $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.59% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.19%
• DSCR: 1.19
• GRM: 5.2

CMA / ARV

• ARV (median comp): $389,121
• List price: $170,000
• Delta: -56.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-21,418
• Equity at exit: $25,348

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-11,370
• Equity at exit: $14,698

Cash invested: $47,600 (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 34997

• Rents YoY: 2.7%
• Active inventory: 588
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,707 high
• Mortgage (P&I): −$891
• Tax from tax record: −$211 /mo · $2,538/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$799
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $100

Break-even live

Break-even rent $2,581

Max offer price $170,000

Occupancy floor 91%

Sensitivity live

Price	-10% $196	-5% $148	+0% $100	+5% $52	+10% $3
Rent	-10% $-114	-5% $-7	+0% $100	+5% $207	+10% $314
Rate	-1.0pp $185	-0.5pp $143	base $100	+0.5pp $56	+1.0pp $11

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3299 SE Garden St Stuart, FL	3.0	2.0	1360	$2,410	$1.77	24d	1	0.47mi
3901 SE Saint Lucie Blvd Unit D29 Stuart, FL	2.0	2.0	1460	$3,000	$2.05	24d	1	0.62mi
3901 SE Saint Lucie Blvd Stuart, FL	2.0	2.0–2.5	1407	$3,875	$2.75	24d	4	0.64mi
3003 SE Fairmont St Stuart, FL	3.0	2.0	1366	$2,500	$1.83	15d	1	0.68mi
3129 SE Indian St #3 Stuart, FL	2.0	1.5	986	$2,300	$2.33	24d	1	0.71mi
4095 SE Centerboard Ln Unit 6B Stuart, FL	2.0	2.0	1154	$3,750	$3.25	24d	1	0.71mi
2934 SE Ellendale St Stuart, FL	2.0	2.0	900	$2,000	$2.22	15d	1	0.72mi
4189 SE Saint Lucie Blvd Stuart, FL	2.0	2.5	1760	$5,500	$3.12	24d	1	0.86mi
4002 SE Fairway W Stuart, FL	3.0	2.0	1769	$3,200	$1.81	24d	1	0.87mi
3002 SE Camino Ave Stuart, FL	2.0	1.0	930	$2,000	$2.15	24d	1	0.96mi
2641 SE Clayton St Unit 2641 Stuart, FL	3.0	1.5	1150	$2,400	$2.09	24d	1	0.96mi
3003 SE Birch Ave Unit 3007 Stuart, FL	2.0	1.0	950	$2,200	$2.32	24d	1	1.06mi
4107 SE Barcelona St Stuart, FL	2.0	1.0	1224	$2,500	$2.04	24d	1	1.09mi
1843 SE Granada Ln Stuart, FL	2.0	2.0	1606	$1,800	$1.12	15d	1	1.13mi
5300 SE Schooner Oaks Way Stuart, FL	3.0	2.0	1600	$3,700	$2.31	24d	1	1.16mi
4710 SE Glenridge Trl Stuart, FL	3.0	2.0	1442	$3,300	$2.29	15d	1	1.16mi
5280 SE Seascape Way #101 Stuart, FL	3.0	3.0	1561	$2,500	$1.60	15d	1	1.19mi
2410 SE Tarvest Way Stuart, FL	3.0	2.5	1475	$2,500	$1.69	15d	1	1.23mi
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	24d	3	1.24mi
3257 SE Brook St Unit 3234 Stuart, FL	2.0	2.0	1400	$2,119	$1.51	24d	1	1.43mi

HOA detail condo

• Monthly dues: $799 · $9,588/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $170,000 Active 90 DOM
2. 2026-06-17
   days on market $170,000 Active 89 DOM
3. 2026-06-16
   days on market $170,000 Active 88 DOM
4. 2026-06-15
   days on market $170,000 Active 87 DOM
5. 2026-06-14
   days on market $170,000 Active 85 DOM
6. 2026-06-13
   days on market $170,000 Active 84 DOM
7. 2026-06-10
   days on market $170,000 Active 82 DOM
8. 2026-06-09
   days on market $170,000 Active 81 DOM
9. 2026-06-08
   days on market $170,000 Active 80 DOM
10. 2026-06-07
    pricedays on market $170,000 Active 79 DOM
11. 2026-06-03
    days on market $200,000 Active 75 DOM
12. 2026-06-02
    days on market $200,000 Active 74 DOM
13. 2026-06-01
    days on market $200,000 Active 73 DOM
14. 2026-05-31
    days on market $200,000 Active 72 DOM
15. 2026-05-31
    days on market $200,000 Active 71 DOM
16. 2026-04-24
    price $200,000 693-char remark

    Show marketing remark (693 chars)

    Great opportunity to buy in Stuart - the Sailfish Capital of the World- a 2 bedroom, 2.5 baths townhome, with new price $200,000! New hurricane impact door, new flooring throughout, fresh paint with new light fixtures, fans, 2026 stove top oven, 2023 water heater, main bath shower is beautifully updated with new hardware and new tile, the guest half bath is fully updated. Located just minutes from downtown Stuart's waterfront dining, shopping, and entertainment, beaches, and approximately 5 minutes to Sandsprit Park with a fitness are, boardwalk, kids park, and public boat ramp, just 1.5 mile stroll. The home needs some updating, creating a great opportunity to renovate and add value.

17. 2026-03-17
    listed $219,900 Active 693-char remark

    Show marketing remark (693 chars)

    Great opportunity to buy in Stuart - the Sailfish Capital of the World- a 2 bedroom, 2.5 baths townhome, with new price $200,000! New hurricane impact door, new flooring throughout, fresh paint with new light fixtures, fans, 2026 stove top oven, 2023 water heater, main bath shower is beautifully updated with new hardware and new tile, the guest half bath is fully updated. Located just minutes from downtown Stuart's waterfront dining, shopping, and entertainment, beaches, and approximately 5 minutes to Sandsprit Park with a fitness are, boardwalk, kids park, and public boat ramp, just 1.5 mile stroll. The home needs some updating, creating a great opportunity to renovate and add value.

18. 2023-07-25
    historical
19. 2023-04-24
    price $259,900
20. 2023-04-24
    price $259,900
21. 2023-03-27
    listed $279,888 Active
22. 2023-03-27
    listed $279,888 Active
23. 2005-10-20
    soldstatus $190,000
24. 2004-02-04
    soldstatus $125,000
25. 2001-06-28
    soldstatus $75,500

ⓘ 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: $2,538 · $211/mo
• Projected year-2 tax: $2,538 · $211/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 (shaded) · 95% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,490
• − Mortgage interest: −$9,523
• − Property taxes: −$2,538
• − Insurance: −$1,648
• − Repairs & maintenance: −$2,599
• − Management: −$2,599
• − HOA: −$9,588
• − Depreciation: −$4,945
• Taxable loss: −$950
• Est. tax savings @ 24.0%: +$228
• After-tax cash flow: $1,423/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 — Sewall's Point

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Martin County · 165,223 people
• City population: 10,875
• Metro: Port St. Lucie, FL
• Population (ZIP): 47,075
• Household income: $78,136
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 1323.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 9% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 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: ▼ -319.78%
• Current HPI: 336.7717
• Rent YoY: ▲ 2.71%
• 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

+164.9% since first listed

10 events — show timeline

• 2026-04-24 Price Changed $200,000 Beaches MLS
• 2026-03-17 Listed $219,900 Beaches MLS
• 2023-07-25 Listing Removed — Beaches MLS
• 2023-04-24 Price Changed $259,900 Beaches MLS
• 2023-04-24 Price Changed $259,900 MCRTC
• 2023-03-27 Listed $279,888 MCRTC
• 2023-03-27 Listed $279,888 Beaches MLS
• 2005-10-20 Sold (Public Records) $190,000 Public Records
• 2004-02-04 Sold (Public Records) $125,000 Public Records
• 2001-06-28 Sold (Public Records) $75,500 Public Records

Property tax history

+9.6%/yr

Latest (2025): $2,538 · +0.8% YoY. Source: county tax records.