Pearson Interior Unit Plan · Fort Pierce, FL 34945

$294,990

3 bd · 2.5 ba · 1,464 sqft · Townhouse · 216 Days on market

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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 +13.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Pearson townhome combines style, functionality, and modern finishes in a layout designed for today's lifestyle. Offering 3 bedrooms, 2.5 baths, and 1,464 square feet of living space, this home is perfect for families, professionals, or anyone seeking low-maintenance living with high-quality design. On the first floor, an inviting foyer opens into a spacious living and dining area that flows seamlessly into the kitchen. The kitchen features quartz countertops, stainless steel appliances, and a convenient pantry, making it both practical and elegant. A private patio extends your living space outdoors, perfect for relaxing or entertaining. Upstairs, the primary suite offers a peaceful retr

Key facts

• Quartz countertops
• Private patio
• Convenient pantry

Tags

• PRIVATE PATIO
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CONVENIENT PANTRY
• UPSTAIRS LAUNDRY AREA
• LUXURY VINYL PLANK FLOORING

Property features AI

Finance

• Other: Address: Fort Pierce, FL 34945
• Financial info: Listed price $294,990

Exterior

• Parking: 1 covered garage parking space (1 total parking)
• Home design: New construction plan; Interior unit
• Exterior features: Living area approximately 1,464

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan unit (Pearson Interior Unit)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $295k.

Deal economics

• At list price, monthly cash flow is $-4 ($-52/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (12.7% below list).
• Recommended offer: $258k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.7% in Fort Pierce — 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 76/100 on livability (#226 in FL, #3,360 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools D, 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: 116 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 216 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $257,500 (12.7% 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 216 days. Have you received any prior offers? Is the seller open to a 13% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
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 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: 0.87% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-48,040
• Equity at exit: $43,984

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-42,032
• Equity at exit: $25,505

Cash invested: $82,597 (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 34945

• Home prices YoY: -16.0%
• Active inventory: 116
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,575 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-4

Break-even live

Break-even rent $2,581

Max offer price $294,359

Occupancy floor 95%

Sensitivity live

Price	-10% $200	-5% $98	+0% $-4	+5% $-106	+10% $-208
Rent	-10% $-208	-5% $-106	+0% $-4	+5% $97	+10% $199
Rate	-1.0pp $144	-0.5pp $71	base $-4	+0.5pp $-81	+1.0pp $-159

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: $73,748
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9511 Potomac Dr Fort Pierce, FL	4.0	2.0	1828	$2,575	$1.41	24d	1	0.55mi

Listing history 16 events

1. 2026-06-18
   days on market $294,990 Active 216 DOM
2. 2026-06-17
   days on market $294,990 Active 215 DOM
3. 2026-06-16
   days on market $294,990 Active 214 DOM
4. 2026-06-15
   days on market $294,990 Active 213 DOM
5. 2026-06-14
   days on market $294,990 Active 211 DOM
6. 2026-06-13
   days on market $294,990 Active 210 DOM
7. 2026-06-10
   days on market $294,990 Active 208 DOM
8. 2026-06-09
   days on market $294,990 Active 207 DOM
9. 2026-06-08
   days on market $294,990 Active 206 DOM
10. 2026-06-07
    days on market $294,990 Active 205 DOM
11. 2026-06-05
    days on market $294,990 Active 202 DOM
12. 2026-06-03
    days on market $294,990 Active 201 DOM
13. 2026-06-02
    days on market $294,990 Active 200 DOM
14. 2026-06-01
    days on market $294,990 Active 199 DOM
15. 2026-05-31
    days on market $294,990 Active 198 DOM
16. 2026-05-30
    days on market $294,990 Active 197 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,900
• − Mortgage interest: −$16,524
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,472
• − Management: −$2,472
• − Depreciation: −$8,582
• Taxable loss: −$5,049
• Est. tax savings @ 24.0%: +$1,212
• After-tax cash flow: $1,160/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 — Fort Pierce

• Score: 76/100
• State rank: #226
• US rank: #3360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 78,556
• Population (ZIP): 6,214

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 18% Black 12%
• Hispanic origin (detail): Mexican 13% Puerto Rican 3% Cuban 2%
• Common ancestry: Italian 3% Slovak 3% Iranian 2%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 15% French/Haitian/Cajun 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: ▼ -76.85%
• Current HPI: 402.2457
• Rent YoY: —
• Metro: —
• 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