314 Dickson Dr · White City, FL 34982

$325,000

2 bd · 2.0 ba · 1,500 sqft · MultiFamily public records · 38 Days on market

Built 1965 0.28 ac lot

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.8/10.0
• Rent growth +4.4/5.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

UTILITIES WILL NOT BE TURNED ON FOR INSPECTION DUE TO REPAIRS NEEDED***BANK OWNED PROPERTY***CASH OFFERS ONLY**CASH OFFERS REQUIRE PROOF OF FUNDS**

Key facts

• 0.28 acre lot
• Built 1965
• Listed 38 days

Property features AI

Finance

• Financial info: Two total units; Tenants pay electricity; Pets allowed with no restrictions

Exterior

• Utilities: Well water; Septic system; Two separate electric meters; Sewer not available; Water not available
• Home design: Duplex; Single-story
• Construction: Block/CBS construction; Shingle roof; Built as a resale property
• Exterior features: Not waterfront

Interior

• Flooring: Carpet; Concrete; Tile; Wood
• Heating & cooling: Ceiling fans; Wall/window air conditioning units
• Interior features: Satellite dish; Carpet, concrete, tile, and wood flooring

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive. Per door: $202/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (2.3% below list).
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.7% in White City — 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 77/100 on livability (#209 in FL, #3,227 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools D+, amenities F, health & safety D-.
• 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: Rents rising fast (+7.4%/yr); 336 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $3,175/mo this rent would consume 70% of the median local household income ($54k/yr) (locally 1086% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $91k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $51k; list at $325k implies a 537% gain — meaningful room to come down on a strong offer.

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 $315,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.98% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.42% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-12,168
• Equity at exit: $48,459

10-year hold

• IRR: 10.5%
• Equity multiple: 1.98×
• Total profit: $88,758
• Equity at exit: $28,100

Cash invested: $91,000 (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 34982

• Home prices YoY: -33.4%
• Rents YoY: 7.4%
• Active inventory: 336
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $3,175 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$264 /mo · $3,163/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $405

Break-even live

Break-even rent $2,662

Max offer price $325,000

Occupancy floor 82%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,176
Total (2 units)			$3,175

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1219 S Lakes End Dr Unit 2 Fort Pierce, FL	2.0	2.0	1186	$1,500	$1.26	13d	1	0.35mi
916 Savannas Point Dr Fort Pierce, FL	2.0	2.0	1120	$2,100	$1.88	13d	1	0.56mi
928 Fra Mar Pl Fort Pierce, FL	3.0	1.0	1440	$2,000	$1.39	23d	1	0.56mi
1829 Sandhill Crane Dr Unit B2 Fort Pierce, FL	2.0	2.0	1334	$2,000	$1.50	23d	1	0.56mi
4166 Gator Trace Villas Cir Unit B Fort Pierce, FL	3.0	2.0	1336	$2,200	$1.65	23d	1	0.66mi
1739 N Dovetail Dr Fort Pierce, FL	2.0	2.0	1230	$1,750	$1.42	23d	1	0.70mi
1747 N Dovetail Dr Unit A Fort Pierce, FL	2.0	2.0	1286	$2,100	$1.63	23d	1	0.73mi
1804 Blue Heron Ln Unit C Fort Pierce, FL	2.0	2.0	1286	$1,900	$1.48	23d	1	0.74mi
4215 Gator Trace Ave Unit G Fort Pierce, FL	2.0	2.0	1200	$2,200	$1.83	23d	1	0.77mi
1772 N Dovetail Dr Unit C Fort Pierce, FL	2.0	2.0	1230	$2,100	$1.71	23d	1	0.78mi
3200 S US Highway 1 Fort Pierce, FL	2.0–3.0	1.0–2.0	1144	$1,509	$1.32	13d	1	0.85mi
4003 Oleander Ave Fort Pierce, FL	3.0–4.0	2.0	1765	$2,748	$1.56	13d	1	0.96mi
3030 S US Highway 1 Fort Pierce, FL	3.0	2.0	1184	$1,774	$1.50	13d	1	0.98mi
4210 Gator Trace Cir Fort Pierce, FL	2.0	2.0	1316	$2,100	$1.60	13d	1	1.18mi
4220 Sunrise Blvd Fort Pierce, FL	3.0	2.0	1870	$10,000	$5.35	23d	1	1.20mi
699 W Weatherbee Rd Fort Pierce, FL	2.0	1.5	1100	$1,875	$1.70	23d	1	1.24mi
3343 Liberty Square Way #104 Fort Pierce, FL	3.0	2.5	1638	$2,300	$1.40	23d	1	1.28mi
4003 S Indian River Dr Fort Pierce, FL	3.0	3.0	1890	$3,495	$1.85	23d	1	1.28mi
2902 Oleander Blvd Fort Pierce, FL	3.0	2.0	1276	$2,700	$2.12	23d	1	1.30mi

Listing history 27 events

1. 2026-06-18
   days on market $325,000 Active 38 DOM
2. 2026-06-17
   days on market $325,000 Active 37 DOM
3. 2026-06-16
   days on market $325,000 Active 36 DOM
4. 2026-06-15
   days on market $325,000 Active 35 DOM
5. 2026-06-14
   days on market $325,000 Active 33 DOM
6. 2026-06-13
   days on market $325,000 Active 32 DOM
7. 2026-06-10
   days on market $325,000 Active 30 DOM
8. 2026-06-09
   days on market $325,000 Active 29 DOM
9. 2026-06-08
   days on market $325,000 Active 28 DOM
10. 2026-06-07
    pricedays on market $325,000 Active 27 DOM
11. 2026-06-05
    days on market $330,000 Active 24 DOM
12. 2026-06-03
    days on market $330,000 Active 23 DOM
13. 2026-06-02
    days on market $330,000 Active 22 DOM
14. 2026-06-01
    days on market $330,000 Active 21 DOM
15. 2026-05-31
    days on market $330,000 Active 20 DOM
16. 2026-05-30
    days on market $330,000 Active 19 DOM
17. 2026-05-11
    listed $330,000 Active
18. 2012-07-05
    soldstatus $51,000
19. 2009-10-29
    soldstatus $12,000 147-char remark

    Show marketing remark (147 chars)

    UTILITIES WILL NOT BE TURNED ON FOR INSPECTION DUE TO REPAIRS NEEDED***BANK OWNED PROPERTY***CASH OFFERS ONLY**CASH OFFERS REQUIRE PROOF OF FUNDS**

20. 2009-10-12
    historical 147-char remark

    Show marketing remark (147 chars)

    UTILITIES WILL NOT BE TURNED ON FOR INSPECTION DUE TO REPAIRS NEEDED***BANK OWNED PROPERTY***CASH OFFERS ONLY**CASH OFFERS REQUIRE PROOF OF FUNDS**

21. 2009-08-08
    listed $13,800 147-char remark

    Show marketing remark (147 chars)

    UTILITIES WILL NOT BE TURNED ON FOR INSPECTION DUE TO REPAIRS NEEDED***BANK OWNED PROPERTY***CASH OFFERS ONLY**CASH OFFERS REQUIRE PROOF OF FUNDS**

22. 2001-09-28
    soldstatus $40,000
23. 2001-08-15
    soldstatus $40,000 106-char remark

    Show marketing remark (106 chars)

    ASSUMEABLE MTG OF $20,500, AND OWNER WILL HOLD SECOND WITH $5,000 DOWN. GREAT RENTAL PROPERTY, NEW CARPET.

24. 2001-07-13
    historical 106-char remark

    Show marketing remark (106 chars)

    ASSUMEABLE MTG OF $20,500, AND OWNER WILL HOLD SECOND WITH $5,000 DOWN. GREAT RENTAL PROPERTY, NEW CARPET.

25. 2000-07-27
    listed $40,000 106-char remark

    Show marketing remark (106 chars)

    ASSUMEABLE MTG OF $20,500, AND OWNER WILL HOLD SECOND WITH $5,000 DOWN. GREAT RENTAL PROPERTY, NEW CARPET.

26. 1997-07-18
    soldstatus $36,900
27. 1988-11-18
    soldstatus $61,000

ⓘ 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: $3,163 · $264/mo
• Projected year-2 tax: $3,163 · $264/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 3/10 Moderate
• 🌡 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: $38,100
• − Mortgage interest: −$18,205
• − Property taxes: −$3,163
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,048
• − Management: −$3,048
• − Depreciation: −$9,455
• Taxable loss: −$444
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $4,965/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 — White City

• Score: 77/100
• State rank: #209
• US rank: #3227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White City, FL
• County: Saint Lucie County · 337,150 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 31,143
• Household income: $54,082
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1086.0

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 22% Two or more races 12% Black 12%
• Hispanic origin (detail): Mexican 10% Puerto Rican 3% Cuban 3%
• Common ancestry: Italian 7% Hispanic 2% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% French/Haitian/Cajun 3%

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: ▼ -199.47%
• Current HPI: 397.2649
• Rent YoY: ▲ 7.42%
• 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

+441.0% since first listed

11 events — show timeline

• 2026-05-11 Listed $330,000 Beaches MLS
• 2012-07-05 Sold (Public Records) $51,000 Public Records
• 2009-10-29 Sold (MLS) $12,000 Beaches MLS
• 2009-10-12 Listing Removed — Beaches MLS
• 2009-08-08 Listed $13,800 Beaches MLS
• 2001-09-28 Sold (Public Records) $40,000 Public Records
• 2001-08-15 Sold (MLS) $40,000 Beaches MLS
• 2001-07-13 Listing Removed — Beaches MLS
• 2000-07-27 Listed $40,000 Beaches MLS
• 1997-07-18 Sold (Public Records) $36,900 Public Records
• 1988-11-18 Sold (Public Records) $61,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $3,163 · +11.6% YoY. Source: county tax records.