374 SW De Gouvea Ter · Port St. Lucie, FL 34984

$279,900

3 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 15 Days on market

Built 1991 10,000 sqft lot Est $318k · 12% under

---

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 +20.6/30.0
• ARV discount +12.8/15.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• Schools +3.7/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming three-bedroom, two-bathroom single-family residence located in Port St. Lucie. This one-story home offers 1,176 square feet of finished living space, providing comfortable and functional layout for everyday living. The property includes a two-car garage, offering convenient parking and storage solutions. Situated in the established Port St. Lucie community, this residence presents an excellent opportunity for those seeking a well-proportioned home with practical amenities and straightforward appeal.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1991

Property features AI

Exterior

• Parking: Attached 2-car garage; Total of 6 parking spaces (2 covered)
• Utilities: Public water; Private sewer; Cable available; Electricity connected
• Home design: Single family residence; One-story; Faces north; Resale property
• Construction: CBS construction; Shingle roof; Living area approximately 1,176 (public records); Building area total approximately 1,846
• Exterior features: Not waterfront; Cable available; Electricity connected; Public water

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Microwave; Refrigerator; Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/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 $262k (6.2% below list).
• Recommended offer: $262k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 C — 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 fast (+4.5%/yr); 352 active listings in the ZIP; 24 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; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 39% of the median local income ($81k/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 $2k of loan paydown is wiped out by about $8k 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 15 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $280k implies a 2334% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,491 (6.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.94% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $317,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 SW Molloy St	0.37mi	3/2.0	1,154 (-2%)	4mo	$340,000	$295	76
2068 SW Morelia Ln	0.48mi	3/2.0	1,196 (+2%)	1mo	$226,000	$189	74
461 SW Meadow Ter	0.39mi	3/2.0	1,272 (+8%)	2mo	$345,000	$271	66
261 SW Chelsea Ter	0.45mi	3/2.0	1,242 (+6%)	6mo	$279,000	$225	65
726 SW Bond Rd	0.73mi	3/2.0	1,204 (+2%)	3mo	$325,000	$270	60
273 SW Nativity Ter Ter	0.53mi	3/2.0	1,275 (+8%)	5mo	$405,000	$318	57
202 SW Voltair Ter	0.55mi	2/2.0 (-1)	1,257 (+7%)	3mo	$296,500	$236	56
2012 SW Cameo Blvd	0.51mi	3/2.0	1,070 (-9%)	11mo	$289,000	$270	52
2049 SW Monterrey Ln	0.54mi	2/2.0 (-1)	1,288 (+10%)	2mo	$320,000	$248	52
1809 SW Morelia Ln	0.66mi	3/2.0	1,000 (-15%)	2mo	$240,000	$240	43
168 SW Majestic Ter	0.67mi	3/2.0	1,337 (+14%)	4mo	$307,000	$230	43
1652 SW Angelico Ln	0.65mi	2/2.0 (-1)	1,000 (-15%)	2mo	$282,500	$283	38

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 · 4.54% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-17,466
• Equity at exit: $41,734

10-year hold

• IRR: 5.3%
• Equity multiple: 1.42×
• Total profit: $32,581
• Equity at exit: $24,201

Cash invested: $78,372 (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 34984

• Home prices YoY: -24.5%
• Rents YoY: 4.5%
• Active inventory: 352
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,625 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$115 /mo · $1,374/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $375

Break-even live

Break-even rent $2,151

Max offer price $279,900

Occupancy floor 81%

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
481 SW Voltair Ter Port Saint Lucie, FL	3.0	2.0	1056	$3,300	$3.12	23d	1	0.16mi
2010 SW Burlington St Port Saint Lucie, FL	3.0	2.0	1118	$2,600	$2.33	23d	1	0.31mi
1841 SW McAllister Ln Port Saint Lucie, FL	3.0	2.0	1146	$2,250	$1.96	21d	1	0.53mi
205 SW Voltair Ter Port Saint Lucie, FL	2.0	2.0	925	$2,095	$2.26	21d	1	0.57mi
262 SW Crescent Ave Port Saint Lucie, FL	3.0	2.0	1482	$2,600	$1.75	23d	1	0.70mi
233 SW Chapman Ave Port Saint Lucie, FL	3.0	2.0	1467	$1,250	$0.85	21d	1	0.77mi
279 SW Glenwood Dr Port Saint Lucie, FL	3.0	2.0	1393	$2,975	$2.14	23d	1	0.82mi
2174 SW Wayne St Port Saint Lucie, FL	3.0	2.0	1463	$2,370	$1.62	23d	1	0.82mi
613 SW Pueblo Ter Port Saint Lucie, FL	3.0	2.0	1209	$2,200	$1.82	14d	1	0.86mi
613 SW Pueblo Ter Port Saint Lucie, FL	3.0	2.0	1209	$2,200	$1.82	23d	1	0.86mi
2342 SW Bayshore Blvd Port Saint Lucie, FL	3.0	2.0	1176	$2,300	$1.96	23d	1	0.90mi
385 SW Fairway Ave Port Saint Lucie, FL	3.0	2.0	1440	$2,800	$1.94	23d	1	0.92mi
2265 SW Edison Cir Port Saint Lucie, FL	2.0	2.0	1305	$2,250	$1.72	23d	1	0.92mi
1881 SE Airoso Blvd Port Saint Lucie, FL	3.0	2.0	1384	$2,200	$1.59	23d	1	0.94mi
326 SW Ray Ave Port Saint Lucie, FL	3.0	2.0	1350	$2,350	$1.74	21d	1	1.08mi
326 SW Ray Ave Port Saint Lucie, FL	3.0	2.0	1350	$2,400	$1.78	23d	1	1.08mi
581 SW Banks Ter Port Saint Lucie, FL	2.0	2.0	960	$2,100	$2.19	14d	1	1.15mi
2617 SW Chestnut Ln Port Saint Lucie, FL	3.0	2.0	1457	$2,675	$1.84	23d	1	1.29mi
1080 SW Colorado Ave Port Saint Lucie, FL	3.0	2.0	1240	$2,150	$1.73	23d	1	1.30mi
1050 SW Fenway Rd Port Saint Lucie, FL	2.0	2.0	1035	$2,000	$1.93	23d	1	1.32mi
173 SE Fallon Dr Port Saint Lucie, FL	3.0	2.0	1281	$2,400	$1.87	14d	1	1.38mi
431 SE Dalva Ave Port Saint Lucie, FL	3.0	2.0	1176	$2,150	$1.83	23d	1	1.40mi
481 SW Aster Rd Port Saint Lucie, FL	3.0	2.0	1499	$3,000	$2.00	23d	1	1.41mi
1189 SW Broadview St Port Saint Lucie, FL	2.0	2.0	988	$2,200	$2.23	14d	1	1.43mi

Listing history 15 events

1. 2026-06-18
   pricestatus $279,900 Active 15 DOM
2. 2026-06-18
   days on market $269,900 Active Under Contract 15 DOM
3. 2026-06-17
   days on market $269,900 Active Under Contract 14 DOM
4. 2026-06-16
   days on market $269,900 Active Under Contract 13 DOM
5. 2026-06-15
   status $269,900 Active Under Contract 12 DOM
6. 2026-06-15
   days on market $269,900 Active 12 DOM
7. 2026-06-14
   days on market $269,900 Active 10 DOM
8. 2026-06-13
   statusdays on market $269,900 Active 9 DOM
9. 2026-06-10
   days on market $269,900 Active Under Contract 7 DOM
10. 2026-06-09
    days on market $269,900 Active Under Contract 6 DOM
11. 2026-06-09
    status $269,900 Active Under Contract 5 DOM
12. 2026-06-08
    days on market $269,900 Active 5 DOM
13. 2026-06-07
    days on market $269,900 Active 4 DOM
14. 2026-06-05
    remarks 529-char remark
15. 2026-06-05
    listed $269,900 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: $1,374 · $115/mo
• Projected year-2 tax: $2,323 · $194/mo
• Expected delta: +$949/yr (+$79/mo · 69.1%)

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

Taxation est. · year 1

• Rental income: $31,499
• − Mortgage interest: −$15,679
• − Property taxes: −$1,374
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,520
• − Management: −$2,520
• − Depreciation: −$8,143
• Taxable loss: −$136
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $4,529/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): 20,151
• Household income: $80,725
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 266.0

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 0.62)
• Race & ethnicity: White 55% Black 20% Hispanic / Latino 18% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8% Cuban 3%
• Common ancestry: Hispanic 2% Romanian 1% Scotch-Irish 1%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 77% English-only · Spanish 15% French/Haitian/Cajun 5% Other Indo-European 1%

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: ▼ -121.06%
• Current HPI: 373.9523
• Rent YoY: ▲ 4.54%
• 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

+3075.3% since first listed

3 events — show timeline

• 2026-06-03 Listed $269,900 Beaches MLS
• 1991-10-13 Sold (Public Records) $11,500 Public Records
• 1991-08-27 Sold (Public Records) $8,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,374 · +3.0% YoY. Source: county tax records.