13464 Harbour Ridge Blvd #8 · Palm City, FL 34990

$89,900

3 bd · 2.0 ba · 1,749 sqft · Condo · 94 Days on market

Built 1984 Good condition $51/sqft · 48% below area Est $172k · 48% under $4521/mo HOA · 136% of rent

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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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Schools +4.9/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Spectacular 3 bedroom, 2 bath second floor condo WITH DETACHED GARAGE. Enjoy amazing sunsets from your screened patio overlooking Mile Lake and the preserve. Kitchen offers stainless appliances, granite counters and cozy breakfast area for sipping coffee. Engineered wood flooring throughout the living areas, carpeted bedrooms and new washer/dryer. Start enjoying the relaxing Florida Country Club lifestyle that Harbour Ridge Yacht & Country Club offers. Membership approval process includes $500 application fee plus background/credit check. Additional financial information may be required for credit scores below 740.

Key facts

• Screened patio
• Tennis
• Stainless appliances

Tags

• SCREENED PATIO
• STAINLESS APPLIANCES
• GRANITE COUNTERS
• ENGINEERED WOOD FLOORING
• CHAMPIONSHIP GOLF COURSES
• TENNIS

🏷️ Possibly a rental listed for sale. The $89,900 price doesn't fit this home's estimated sale value (~$172,035) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-3k ($-30k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate -27.4% vs local median 2.3% in Palm City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 79/100 on livability (#140 in FL, #2,113 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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.
• Zoned schools: Manatee Academy K-8 (math 53% / reading 51%, grade C-, #990 of 2,144 statewide, top 48%, 1,664 students, 65% FRL); Southern Oaks Middle School (math 39% / reading 43%, grade F, #353 of 571 statewide, top 63%, 894 students, 76% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL).
• Market conditions: Rents soft (-0.1%/yr); 528 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 92% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 31% of the median local income ($130k/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 $622 of loan paydown is wiped out by about $3k 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 94 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 136% of rent.
• 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 $81,809 (9.0% 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 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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. 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?
9. 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.
10. 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.
11. 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: 3.69% ✓
• Cap rate: -27.37%
• Cash-on-cash: -120.21%
• DSCR: -4.35
• GRM: 2.3

CMA / ARV

• ARV (median comp): $172,035
• List price: $89,900
• Delta: -47.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13418 Harbour Ridge Blvd Unit 1A	0.08mi	3/2.0	1,939 (+11%)	0mo	$172,500	$89	78
13849 SE Land Grv St	0.57mi	3/2.0	1,758 (+0%)	2mo	$375,000	$213	70
13017 Harbour Ridge Blvd	0.66mi	3/2.5	1,812 (+4%)	2mo	$485,000	$268	60
373 SE Filoli Dr	0.90mi	3/2.0	1,662 (-5%)	1mo	$438,000	$264	56
1365 SE Woodbine Rd	0.64mi	3/2.0	1,610 (-8%)	1mo	$422,430	$262	56
519 SE Villandry Way	1.00mi	3/2.0	1,671 (-4%)	2mo	$440,000	$263	56
239 SE Courances Dr	1.32mi	2/2.0 (-1)	1,695 (-3%)	2mo	$450,000	$265	53
12416 Harbour Ridge Blvd Unit 6-6	1.21mi	3/2.0	1,949 (+11%)	0mo	$165,000	$85	46
13004 Harbour Ridge Blvd	0.71mi	3/2.5	1,945 (+11%)	1mo	$575,000	$296	46
12400 Harbour Ridge Blvd Unit 5-8	1.19mi	3/2.0	1,969 (+13%)	2mo	$310,000	$157	42
540 SE Monet Dr	1.46mi	3/2.0	2,020 (+16%)	2mo	$422,500	$209	38
348 SE Courances Dr	1.36mi	4/3.0 (+1)	1,972 (+13%)	0mo	$550,000	$279	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: -6.23×
• Total profit: $-182,065
• Equity at exit: $13,404

10-year hold

• IRR: —
• Equity multiple: -14.55×
• Total profit: $-391,423
• Equity at exit: $7,773

Cash invested: $25,172 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $198,500 ($109/sqft)
• Median days on market: 236 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -9.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34990

• Home prices YoY: -29.7%
• Rents YoY: -0.1%
• Active inventory: 528
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $3,317 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$4,521
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $-2,522

Break-even live

Break-even rent $6,509

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-2,460	-5% $-2,491	+0% $-2,522	+5% $-2,553	+10% $-2,584
Rent	-10% $-2,784	-5% $-2,653	+0% $-2,522	+5% $-2,391	+10% $-2,260
Rate	-1.0pp $-2,476	-0.5pp $-2,499	base $-2,522	+0.5pp $-2,545	+1.0pp $-2,569

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: $22,475
• Closing costs: $2,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13456 Harbour Ridge Blvd Unit 4A Palm City, FL	2.0	2.0	1618	$8,000	$4.94	72d	1	0.03mi
13226 Harbour Ridge Blvd Unit 5B Palm City, FL	2.0	2.0	1618	$8,000	$4.94	72d	1	0.30mi
13268 Harbour Ridge Blvd Unit 2A Palm City, FL	3.0	2.0	1749	$8,500	$4.86	63d	1	0.42mi
2108 NW Greenbriar Ln Palm City, FL	3.0	2.0	1955	$8,950	$4.58	72d	1	0.55mi
13009 Harbour Ridge Blvd Palm City, FL	3.0	2.5	1756	$9,500	$5.41	63d	1	0.64mi
13885 SE Riversway St Port Saint Lucie, FL	3.0	3.0	2032	$3,150	$1.55	72d	1	0.70mi
1769 SE Crosswood Way Port Saint Lucie, FL	3.0	2.0	1758	$2,235	$1.27	72d	1	0.72mi
471 SE Vallarta Dr Port Saint Lucie, FL	4.0	2.0	1914	$3,400	$1.78	63d	1	1.11mi
540 SE Monet Dr Port Saint Lucie, FL	3.0	2.0	2020	$3,500	$1.73	63d	1	1.48mi
1967 NW Palmetto Ter Stuart, FL	3.0	2.0	2179	$8,500	$3.90	72d	1	1.48mi
2283 NW 22nd Ave #104 Stuart, FL	2.0	2.0	1074	$2,100	$1.96	72d	1	1.48mi
2095 NW Fork Rd Stuart, FL	3.0	2.0	1540	$2,950	$1.92	15d	1	1.49mi

Property features AI

Finance

• Other: Monthly association fee listed (amount provided in source)
• Financial info: No land leasePets allowed with number limitCommunity contains 40 units
• HOA & community: Part of Harbour Ridge Yacht & Country Club associationMonthly association feeAssociation amenities include boating, clubhouse, dog park, fitness center, golf course, management, parking, pool, sauna, tennis courts, trails, on-site manager, bike storage, cafe/restaurant, heated pool, internet included, library, maintained community, pickleball courts, putting green, street lights, gated access, security, and recreation facilitiesAssociation covers cable TV, insurance, internet, grounds and structure maintenance, pest control, security, sewer, trash, water, common areas, common real estate tax, golf, legal/accounting, reserve funds, recreation facility and pool service

Exterior

• Parking: Total 40 parking spaces in communityDetached garage with 1 garage spaceCovered parking (1)Garage door openerOpen parkingGolf cart parking
• Security: Gated community with guardSecurity guard and security patrolSecurity systemSmoke detectors
• Utilities: Public waterPrivate sewerCable connectedElectricity connectedSewer connectedWater connected
• Home design: Condominium, single-storyFacing northeastResale property
• Construction: Frame and stucco constructionBarrel tile roofBuilt as part of Palmetto Village
• Exterior features: Screened patio and screened porchPatioPorchFenced backyard

Interior

• Kitchen: DishwasherElectric rangeMicrowaveRefrigeratorKitchen island
• Bedrooms: 3 bedrooms on the main level
• Flooring: CarpetTileWoodEngineered wood
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric)Central air conditioning (electric)Ceiling fans
• Interior features: Entrance foyerHigh ceilingsKitchen islandVaulted ceilingsSplit bedroom layoutPlantation shuttersStorm windows
• Laundry & utility: Laundry closet with washer hookup (inside)Electric water heater (owned)

HOA detail $4,521/mo · $54,252/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $89,900 Active 94 DOM
2. 2026-08-07
   days on market $89,900 Active 93 DOM
3. 2026-08-06
   days on market $89,900 Active 92 DOM
4. 2026-08-05
   days on market $89,900 Active 91 DOM
5. 2026-08-04
   days on market $89,900 Active 90 DOM
6. 2026-08-03
   days on market $89,900 Active 89 DOM
7. 2026-07-31
   days on market $89,900 Active 86 DOM
8. 2026-07-30
   days on market $89,900 Active 85 DOM
9. 2026-07-29
   days on market $89,900 Active 84 DOM
10. 2026-07-27
    days on market $89,900 Active 82 DOM
11. 2026-07-25
    days on market $89,900 Active 80 DOM
12. 2026-07-24
    days on market $89,900 Active 79 DOM
13. 2026-07-23
    days on market $89,900 Active 78 DOM
14. 2026-07-22
    days on market $89,900 Active 77 DOM
15. 2026-07-21
    days on market $89,900 Active 76 DOM
16. 2026-07-18
    days on market $89,900 Active 73 DOM
17. 2026-07-16
    days on market $89,900 Active 71 DOM
18. 2026-07-16
    days on market $89,900 Active 70 DOM
19. 2026-07-14
    days on market $89,900 Active 69 DOM
20. 2026-07-13
    days on market $89,900 Active 68 DOM
21. 2026-07-12
    days on market $89,900 Active 67 DOM
22. 2026-07-11
    days on market $89,900 Active 66 DOM
23. 2026-07-10
    days on market $89,900 Active 65 DOM
24. 2026-07-09
    days on market $89,900 Active 64 DOM
25. 2026-07-08
    days on market $89,900 Active 63 DOM
26. 2026-07-07
    days on market $89,900 Active 62 DOM
27. 2026-07-06
    days on market $89,900 Active 61 DOM
28. 2026-07-05
    days on market $89,900 Active 60 DOM
29. 2026-07-04
    days on market $89,900 Active 59 DOM
30. 2026-07-03
    days on market $89,900 Active 58 DOM
31. 2026-07-02
    days on market $89,900 Active 57 DOM
32. 2026-07-01
    days on market $89,900 Active 56 DOM
33. 2026-06-30
    days on market $89,900 Active 55 DOM
34. 2026-06-29
    days on market $89,900 Active 54 DOM
35. 2026-06-28
    days on market $89,900 Active 53 DOM
36. 2026-06-28
    days on market $89,900 Active 52 DOM
37. 2026-06-27
    days on market $89,900 Active 51 DOM
38. 2026-06-25
    days on market $89,900 Active 49 DOM
39. 2026-06-23
    days on market $89,900 Active 47 DOM
40. 2026-06-21
    days on market $89,900 Active 46 DOM
41. 2026-06-18
    days on market $89,900 Active 43 DOM
42. 2026-06-17
    days on market $89,900 Active 42 DOM
43. 2026-06-16
    days on market $89,900 Active 41 DOM
44. 2026-06-15
    days on market $89,900 Active 40 DOM
45. 2026-06-14
    days on market $89,900 Active 38 DOM
46. 2026-06-13
    days on market $89,900 Active 37 DOM
47. 2026-06-10
    days on market $89,900 Active 35 DOM
48. 2026-06-09
    days on market $89,900 Active 34 DOM
49. 2026-06-08
    days on market $89,900 Active 33 DOM
50. 2026-06-07
    days on market $89,900 Active 32 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 3/10 Moderate FEMA zone X (unshaded) · 7% 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,807
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$3,185
• − Management: −$3,185
• − HOA: −$54,252
• − Depreciation: −$2,615
• Taxable loss: −$30,263
• Est. tax savings @ 24.0%: +$7,263
• After-tax cash flow: $-22,997/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $8,745–$26,235 screening

This well-maintained townhouse is in good condition with a good curb appeal. It has a good ROI potential with minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and resale value ↑
• Both Replace window screens — Improves energy efficiency and aesthetics ↑
• Resale Replace kitchen faucet — Modernizes the kitchen and adds value ↑
• Resale Replace light fixtures — Modernizes the home and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Morningside Elementary School A- FL #364/2,144 Nat'l #3,487/41,679 Middle Southport Middle School D+ FL #300/571 Nat'l #4,433/14,009 High Fort Pierce Central High School F FL #441/667 Nat'l #10,947/17,239

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

B Composite livability gradescore 79/100

Livability — Palm City

• Score: 79/100
• State rank: #140
• US rank: #2113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Martin County · 338,016 people
• City population: 30,592
• Metro: Port St. Lucie, FL
• Population (ZIP): 30,592
• Household income: $129,560
• Rent vs Own: 9.2% rent · 90.8% own
• Severe rent burden: 4% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 10% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Cuban 3%
• Common ancestry: Romanian 4% Italian 3% Scotch-Irish 2%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 6% Russian/Polish/Slavic 1% Tagalog/Filipino 1%

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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: ▼ -138.81%
• Current HPI: 328.9662
• Rent YoY: ▼ -0.09%
• Metro: Port St. Lucie, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Monthly association fee listed (amount provided in source)
• Financial info: No land leasePets allowed with number limitCommunity contains 40 units
• HOA & community: Part of Harbour Ridge Yacht & Country Club associationMonthly association feeAssociation amenities include boating, clubhouse, dog park, fitness center, golf course, management, parking, pool, sauna, tennis courts, trails, on-site manager, bike storage, cafe/restaurant, heated pool, internet included, library, maintained community, pickleball courts, putting green, street lights, gated access, security, and recreation facilitiesAssociation covers cable TV, insurance, internet, grounds and structure maintenance, pest control, security, sewer, trash, water, common areas, common real estate tax, golf, legal/accounting, reserve funds, recreation facility and pool service

Exterior

• Parking: Total 40 parking spaces in communityDetached garage with 1 garage spaceCovered parking (1)Garage door openerOpen parkingGolf cart parking
• Security: Gated community with guardSecurity guard and security patrolSecurity systemSmoke detectors
• Utilities: Public waterPrivate sewerCable connectedElectricity connectedSewer connectedWater connected
• Home design: Condominium, single-storyFacing northeastResale property
• Construction: Frame and stucco constructionBarrel tile roofBuilt as part of Palmetto Village
• Exterior features: Screened patio and screened porchPatioPorchFenced backyard

Interior

• Kitchen: DishwasherElectric rangeMicrowaveRefrigeratorKitchen island
• Bedrooms: 3 bedrooms on the main level
• Flooring: CarpetTileWoodEngineered wood
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric)Central air conditioning (electric)Ceiling fans
• Interior features: Entrance foyerHigh ceilingsKitchen islandVaulted ceilingsSplit bedroom layoutPlantation shuttersStorm windows
• Laundry & utility: Laundry closet with washer hookup (inside)Electric water heater (owned)

Price history

1 event — show timeline

• 2026-05-06 Listed $89,900 Beaches MLS