662 NW Bayshore Blvd · Port St. Lucie, FL 34983

$358,495

4 bd · 3.0 ba · 1,982 sqft · SingleFamily public records · 60 Days on market

Built 1984 9,776 sqft lot Est $388k · 8% under

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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 +13.8/30.0
• ARV discount +11.0/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Schools +3.7/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this hidden jewel offering 1,982 square feet of comfortable living just waiting for you to add your personal touch. With four generously sized bedrooms and three full bathrooms, this property is ideal for those who value both space and flexibility. The primary suite is a true retreat, boasting nearly 400 square feet of space. In addition, the home features a second master suite, making it ideal for multi-generational living or hosting guests. The fully fenced yard offers privacy while a convenient storage shed provides extra space for tools, equipment, or hobbies. This home is also equipped with a whole-home camera system , alarm system, and tankless water heater.

Key facts

• Storage shed
• Alarm system
• Fully fenced yard

Tags

• FULLY FENCED YARD
• STORAGE SHED
• WHOLE-HOME CAMERA SYSTEM
• ALARM SYSTEM
• TANKLESS WATER HEATER

Property features AI

Finance

• Other: Not a land lease property; Pets allowed with no restrictions

Exterior

• Parking: Attached garage (1 car); 1 covered parking space; Concrete driveway
• Security: Security system; Closed-circuit cameras
• Utilities: Public water; Public sewer; Water connected; Sewer connected
• Home design: Single family residence; One story; Resale property, updated/remodeled; Faces east
• Construction: Block construction; Aluminum roof; Block and slab foundation; Built/updated as resale (year built not provided)
• Exterior features: Open patio and open porch; Additional patio and porch spaces; Shed(s); Chain link fencing with gate and security features; Interior lot (not waterfront)

Interior

• Kitchen: Tankless water heater noted (no other kitchen appliance details provided)
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms (all on the main level)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Roman tub; Shutters on windows; Tankless water heater
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $358k.

Deal economics

• At list price, monthly cash flow is $32 ($381/yr) — positive.
• 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 (11.4% below list).
• Recommended offer: $318k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.9% in Port St. Lucie — 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 D — affects rentability + tenant quality, not the cash-flow math above.
• 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 (+1.5%/yr); 359 active listings in the ZIP; 17 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; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $3,176/mo this rent would consume 50% of the median local household income ($75k/yr) (locally 843% 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 $11k 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 60 days — a 3% lower offer ($348k) 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 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $317,621 (11.4% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $388,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 NW Treemont Ave	0.29mi	4/3.0	1,827 (-8%)	3mo	$359,000	$196	71
581 NW Goldcoast Ave	0.43mi	3/2.0 (-1)	2,057 (+4%)	2mo	$268,000	$130	62
148 NW Swann Mill Cir	0.55mi	3/2.0 (-1)	1,942 (-2%)	2mo	$380,000	$196	60
4451 Alsace Ave	0.60mi	3/2.5 (-1)	1,967 (-1%)	7mo	$345,000	$175	58
577 NW Floresta Dr	0.53mi	4/2.0	1,833 (-8%)	2mo	$400,000	$218	58
123 NW Swann Mill Cir	0.49mi	3/2.0 (-1)	1,942 (-2%)	17mo	$375,000	$193	51
538 NW Placid Ave	0.50mi	3/2.0 (-1)	1,772 (-11%)	2mo	$320,000	$181	49
421 NW Cornell Ave	0.71mi	4/2.0	2,078 (+5%)	10mo	$420,000	$202	46
502 NW Goldcoast Ave	0.60mi	3/2.0 (-1)	1,743 (-12%)	1mo	$231,808	$133	42
6960 NW Denargo St	0.58mi	3/2.5 (-1)	2,240 (+13%)	3mo	$490,000	$219	42
225 NW Magnolia Lakes Blvd	0.46mi	3/2.0 (-1)	2,279 (+15%)	11mo	$410,000	$180	36
5141 NW Ever Rd	0.73mi	4/2.0	1,730 (-13%)	9mo	$390,000	$225	33

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 · 1.53% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.40×
• Total profit: $-60,653
• Equity at exit: $53,453

10-year hold

• IRR: -12.3%
• Equity multiple: 0.32×
• Total profit: $-68,465
• Equity at exit: $30,996

Cash invested: $100,379 (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 34983

• Home prices YoY: -33.9%
• Rents YoY: 1.5%
• Active inventory: 359
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,176 high
• Mortgage (P&I): −$1,880
• Tax est. 1.5%: −$448 /mo · $5,377/yr
• Insurance: −$149
• HOA: −$0
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $32

Break-even live

Break-even rent $3,136

Max offer price $358,495

Occupancy floor 94%

Sensitivity live

Price	-10% $279	-5% $156	+0% $32	+5% $-92	+10% $-216
Rent	-10% $-219	-5% $-94	+0% $32	+5% $157	+10% $283
Rate	-1.0pp $212	-0.5pp $123	base $32	+0.5pp $-61	+1.0pp $-156

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: $89,624
• Closing costs: $10,755
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
702 NW Orchid St Port Saint Lucie, FL	3.0	2.0	1499	$3,500	$2.33	24d	1	0.08mi
574 NW Bayshore Blvd Port Saint Lucie, FL	4.0	2.0	1806	$2,850	$1.58	24d	1	0.17mi
6956 NW Jorgensen Rd Port Saint Lucie, FL	3.0	2.0	1358	$2,500	$1.84	15d	1	0.85mi
137 NW Magnolia Lakes Blvd Port Saint Lucie, FL	4.0	2.0	2364	$3,200	$1.35	24d	1	0.86mi
5493 NW Evanston Ave Port Saint Lucie, FL	4.0	3.0	2533	$2,700	$1.07	22d	1	0.87mi
365 NW Hibiscus St Port Saint Lucie, FL	4.0	2.0	1714	$4,000	$2.33	24d	1	0.88mi
134 NW Peach St Port Saint Lucie, FL	3.0	2.0	1862	$2,050	$1.10	15d	1	0.98mi
641 NW Billiar Ave Port Saint Lucie, FL	4.0	2.0	2453	$2,800	$1.14	24d	1	1.04mi
5916 NW Brenda Cir Port Saint Lucie, FL	3.0	2.0	2340	$3,400	$1.45	24d	1	1.19mi
507 NW Billiar Ave Port St Lucie, FL	3.0	2.0	1249	$2,350	$1.88	22d	1	1.19mi
421 NW Sunview Way Port Saint Lucie, FL	3.0	2.0	1719	$2,500	$1.45	24d	1	1.20mi
5870 NW Pine Trail Cir Port Saint Lucie, FL	3.0	2.0	1365	$2,550	$1.87	15d	1	1.25mi
532 SW Buswell Ave Port Saint Lucie, FL	4.0	2.5	1629	$2,750	$1.69	24d	1	1.29mi
5475 NW North Crisona Cir Port Saint Lucie, FL	3.0	2.0	2152	$2,500	$1.16	24d	1	1.31mi
530 SW Butler Ave Port Saint Lucie, FL	3.0	2.0	1986	$2,700	$1.36	15d	1	1.34mi
5951 NW Baynard Dr Port Saint Lucie, FL	4.0	3.0	2078	$2,900	$1.40	24d	1	1.45mi
5952 NW Baynard Dr Port Saint Lucie, FL	3.0	2.0	2006	$2,900	$1.45	24d	1	1.45mi

Listing history 18 events

1. 2026-06-21
   days on market $358,495 Active 60 DOM
2. 2026-06-18
   days on market $358,495 Active 57 DOM
3. 2026-06-17
   days on market $358,495 Active 56 DOM
4. 2026-06-16
   days on market $358,495 Active 55 DOM
5. 2026-06-15
   days on market $358,495 Active 54 DOM
6. 2026-06-14
   days on market $358,495 Active 52 DOM
7. 2026-06-13
   days on market $358,495 Active 51 DOM
8. 2026-06-10
   days on market $358,495 Active 49 DOM
9. 2026-06-09
   days on market $358,495 Active 48 DOM
10. 2026-06-08
    days on market $358,495 Active 47 DOM
11. 2026-06-07
    days on market $358,495 Active 46 DOM
12. 2026-06-05
    days on market $358,495 Active 43 DOM
13. 2026-06-03
    days on market $358,495 Active 42 DOM
14. 2026-06-02
    days on market $358,495 Active 41 DOM
15. 2026-06-01
    days on market $358,495 Active 40 DOM
16. 2026-05-31
    days on market $358,495 Active 39 DOM
17. 2026-05-30
    days on market $358,495 Active 38 DOM
18. 2026-04-22
    listed $358,495 Active

ⓘ 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 (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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,115
• − Mortgage interest: −$20,081
• − Property taxes: −$5,377
• − Insurance: −$1,792
• − Repairs & maintenance: −$3,049
• − Management: −$3,049
• − Depreciation: −$10,429
• Taxable loss: −$5,664
• Est. tax savings @ 24.0%: +$1,359
• After-tax cash flow: $1,740/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 — Port St. Lucie

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

Census & demographics

• Census place: Port St. Lucie, FL
• County: Saint Lucie County · 337,150 people
• City population: 221,051
• Metro: Port St. Lucie, FL
• Population (ZIP): 49,001
• Household income: $75,489
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 843.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 51% Hispanic / Latino 23% Black 18% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Cuban 3%
• Common ancestry: Hispanic 3% Romanian 2% Italian 1%
• Foreign-born: 19% · Canada, Guatemala, Jamaica
• Languages at home: 74% English-only · Spanish 15% French/Haitian/Cajun 4% Other Indo-European 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: ▼ -209.28%
• Current HPI: 407.6341
• Rent YoY: ▲ 1.53%
• 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

1 event — show timeline

• 2026-04-22 Listed $358,495 Beaches MLS

Property tax history

+0.3%/yr

Latest (2025): $656 · +4.3% YoY. Source: county tax records.