2950 SE Ocean Blvd Unit 119-6 · Stuart, FL 34996

$180,000

2 bd · 2.0 ba · 1,236 sqft · Condo public records · 1 Days on market

Built 1987 $619/mo HOA · 23% of rent

---

Why this score? — see what drove the B- 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 +19.6/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This beautifully renovated condo offers the perfect blend of comfort, style, and convenience. Recent upgrades include stunning granite countertops, stainless steel appliances, and modern soft-close cabinetry, and flooring, creating a fresh and inviting living space. The open layout is enhanced by vaulted ceilings, adding to the bright and spacious feel of the home. Enjoy the convenience of an in-unit washer and dryer, assigned covered parking, and a private screened balcony—perfect for relaxing with your morning coffee or unwinding in the evening. Located just a short walk from the community pool and clubhouse, you'll have easy access to excellent amenities right outside your door. Fu

Key facts

• Soft-close cabinetry
• Granite countertops
• $619 HOA

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SOFT-CLOSE CABINETRY
• IN-UNIT WASHER AND DRYER
• ASSIGNED COVERED PARKING
• PRIVATE SCREENED BALCONY

Property features AI

Finance

• Other: Senior community; Pets not allowed; Unit faces south
• Financial info: Not a land-lease property
• HOA & community: Association: Kingswood 3; Monthly HOA fee of $619; Association amenities include clubhouse, laundry facility, on-site manager, pool, parking, shuffleboard court, and management; HOA covers cable TV, insurance, grounds maintenance, pest control, sewer, trash, water, common areas, and recreation facility

Exterior

• Parking: Assigned covered parking; Detached 1-car carport; Guest parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; 2 stories
• Construction: CBS construction
• Exterior features: No waterfront; Shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air
• Interior features: High ceilings; Walk-in closets
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Cap rate 7.7% vs local median 4.1% in Stuart — 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 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: 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) — zoned schools at 42% FRL track the district average.
• Market conditions: 251 active listings in the ZIP; 14 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; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 39% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 23% 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 $180,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.51% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.8%
• Equity multiple: 3.13×
• Total profit: $107,539
• Equity at exit: $162,158

10-year hold

• IRR: 23.5%
• Equity multiple: 7.16×
• Total profit: $310,614
• Equity at exit: $349,700

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 34996

• Home prices YoY: 2.1%
• Active inventory: 251
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,712 high
• Mortgage (P&I): −$944
• Tax from tax record: −$297 /mo · $3,565/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$619
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $141

Break-even live

Break-even rent $2,533

Max offer price $180,000

Occupancy floor 90%

Sensitivity live

Price	-10% $243	-5% $192	+0% $141	+5% $90	+10% $39
Rent	-10% $-73	-5% $34	+0% $141	+5% $248	+10% $356
Rate	-1.0pp $232	-0.5pp $187	base $141	+0.5pp $95	+1.0pp $47

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 14 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	14d	3	0.12mi
1196 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1309	$4,300	$3.28	24d	1	0.25mi
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,900	$2.00	14d	3	0.32mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	14d	8	0.36mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	24d	6	0.36mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	24d	1	0.53mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$2,258	$2.55	14d	12	0.72mi
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	24d	3	0.74mi
262 SE Monterey Ave Stuart, FL	3.0	1.0	1001	$3,500	$3.50	24d	1	0.81mi
175 SE Saint Lucie Blvd Stuart, FL	2.0	2.0–2.5	1300	$2,600	$2.00	24d	4	0.92mi
333 SE Martin Ave Unit 1F Stuart, FL	2.0	1.0	778	$1,800	$2.31	24d	1	0.98mi
150 SE Four Winds Dr Unit B303 Stuart, FL	2.0	2.0	1359	$2,500	$1.84	24d	1	0.98mi
3129 SE Indian St #3 Stuart, FL	2.0	1.5	986	$2,300	$2.33	24d	1	1.41mi
217 SE Coconut Ave Stuart, FL	2.0	1.0	1197	$5,000	$4.18	24d	1	1.50mi

HOA detail condo

• Monthly dues: $619 · $7,428/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-17
   remarks 693-char remark
2. 2026-06-17
   listed $180,000 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: $3,565 · $297/mo
• Projected year-2 tax: $3,565 · $297/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: $32,548
• − Mortgage interest: −$10,083
• − Property taxes: −$3,565
• − Insurance: −$1,697
• − Repairs & maintenance: −$2,604
• − Management: −$2,604
• − HOA: −$7,428
• − Depreciation: −$5,236
• Taxable loss: −$669
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $1,856/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

+12.5% since first listed

34 events — show timeline

• 2026-06-17 Listed $180,000 Beaches MLS
• 2026-04-30 Listing Removed — Beaches MLS
• 2026-03-17 Price Changed $187,000 Beaches MLS
• 2026-02-24 Price Changed $189,000 Beaches MLS
• 2026-02-03 Price Changed $193,000 Beaches MLS
• 2026-01-15 Listed $195,000 Beaches MLS
• 2025-11-07 Listing Removed — Beaches MLS
• 2025-09-23 Price Changed $197,000 Beaches MLS
• 2025-08-17 Price Changed $198,000 Beaches MLS
• 2025-07-23 Price Changed $199,000 Beaches MLS
• 2025-07-12 Price Changed $207,000 Beaches MLS
• 2025-07-01 Listed $217,000 Beaches MLS
• 2025-02-01 Listing Removed — Beaches MLS
• 2024-11-07 Relisted — Beaches MLS
• 2024-11-02 Contingent — Beaches MLS
• 2024-10-25 Listed $229,000 Beaches MLS
• 2024-04-16 Listing Removed — Beaches MLS
• 2024-04-02 Price Changed $224,500 Beaches MLS
• 2024-01-18 Price Changed $225,500 Beaches MLS
• 2023-11-26 Price Changed $229,500 Beaches MLS
• 2023-10-16 Price Changed $231,000 Beaches MLS
• 2023-09-25 Price Changed $235,000 Beaches MLS
• 2023-07-17 Listed $239,000 Beaches MLS
• 2021-06-16 Sold (Public Records) $157,500 Public Records
• 2021-06-14 Sold (MLS) $157,500 Beaches MLS
• 2021-05-14 Contingent — Beaches MLS
• 2021-05-04 Listed $164,500 Beaches MLS
• 2018-09-17 Sold (Public Records) $105,000 Public Records
• 2018-09-12 Sold (MLS) $105,000 MCRTC
• 2018-08-11 Contingent — MCRTC
• 2018-08-09 Relisted — MCRTC
• 2018-07-17 Contingent — MCRTC
• 2018-06-27 Listed $110,000 MCRTC
• 1987-07-20 Sold (Public Records) $160,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $3,565 · -6.3% YoY. Source: county tax records.