1800 SE Saint Lucie Blvd Unit 6-203 · Sewall's Point, FL 34996

$199,999

2 bd · 2.0 ba · 1,044 sqft · Condo public records · 55 Days on market

Built 1973 $192/sqft · 5% below area Est $211k · 5% under $951/mo HOA · 36% of rent

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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 +11.7/30.0
• Appreciation +10.0/10.0
• ARV discount +9.8/15.0
• 1% rule +8.2/10.0
• Schools +4.5/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Experience the best of Florida 55+ living at Conquistador! Located next to the beautiful St Lucie River, enjoy access from the private community dock and only minutes to Stuart Beach. This beautifully updated second-floor condo with elevator access is located in a PET-FRIENDLY building with the perfect blend of comfort, style, and convenience. Inside, you’ll find a remodeled kitchen and an enclosed sunroom that adds incredible flexible living space. Even better, the owner has already paid all special assessments, offering exceptional value and peace of mind. Enjoy resort-style amenities including a day dock and pier on the Saint Lucie River, a clubhouse with a sparkling pool (plus additional community pools), pickleball, tennis, fitness center, ballroom, game/card room, billiards, library, shuffleboard, and kayak storage. The location truly stands out—Conquistador is adjacent to Sailfish Sands Golf Complex and just minutes to the beaches and charming downtown Stuart.

Key facts

• $951 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Community association: Conquistador HOA; Monthly HOA fee includes cable TV, insurance, internet, grounds and structure maintenance, pest control, sewer, trash, water, common areas, elevator, hot water, legal/accounting, reserve funds, recreation facility and pool service; HOA amenities include clubhouse, pools, fitness center, tennis courts, pickleball, shuffleboard, billiard room, game room, library, kitchen facilities, fishing pier, manager on site, laundry, parking, maintenance, street lights and recreation facilities; Pets allowed (restrictions possible); Senior community

Exterior

• Parking: Assigned parking and guest parking (1 total parking space)
• Utilities: Public water; Public sewer; Cable connected; Sewer connected; Water connected
• Home design: Condominium; Resale property; Building 6; 3 total stories; Faces east
• Construction: Stucco and concrete block construction; Flat, metal and mixed roof types
• Exterior features: River access; Accessible common areas and entrance; Accessible elevator installed

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Garbage disposal; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Kitchen island; French doors
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-60 ($-715/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (5.3% below list).
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $189k (5.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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; 18 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).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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 $75k; list at $200k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% 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 $189,475 (5.3% 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 55 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.32% ✓
• Cap rate: 5.94%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 6.3

CMA / ARV

• ARV (median comp): $210,837
• List price: $199,999
• Delta: -5.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.5%
• Equity multiple: 2.89×
• Total profit: $105,643
• Equity at exit: $180,175

10-year hold

• IRR: 21.0%
• Equity multiple: 6.63×
• Total profit: $315,103
• Equity at exit: $388,554

Cash invested: $56,000 (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 34996

• Home prices YoY: 2.1%
• Active inventory: 251
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,647 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$67 /mo · $810/yr
• Insurance: −$83
• HOA: −$951
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-60

Break-even live

Break-even rent $2,722

Max offer price $189,475

Occupancy floor 97%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	23d	3	0.11mi
1196 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1309	$4,300	$3.28	23d	1	0.58mi
3129 SE Indian St #3 Stuart, FL	2.0	1.5	986	$2,300	$2.33	23d	1	0.58mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	14d	3	0.92mi
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,900	$2.00	14d	3	0.94mi
3002 SE Camino Ave Stuart, FL	2.0	1.0	930	$2,000	$2.15	23d	1	0.98mi
3003 SE Birch Ave Unit 3007 Stuart, FL	2.0	1.0	950	$2,200	$2.32	23d	1	0.99mi
3299 SE Garden St Stuart, FL	3.0	2.0	1360	$2,410	$1.77	23d	1	1.00mi
2934 SE Ellendale St Stuart, FL	2.0	2.0	900	$2,000	$2.22	14d	1	1.03mi
3003 SE Fairmont St Stuart, FL	3.0	2.0	1366	$2,500	$1.83	14d	1	1.03mi
2641 SE Clayton St Unit 2641 Stuart, FL	3.0	1.5	1150	$2,400	$2.09	23d	1	1.04mi
3166 SE Garden St Stuart, FL	2.0	1.0	870	$1,850	$2.13	14d	1	1.07mi
3166 SE Garden St Unit 3166 Stuart, FL	2.0	1.0	870	$1,900	$2.18	14d	1	1.07mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	23d	6	1.15mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	14d	8	1.15mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	23d	1	1.30mi
3250 SE Commerce Ave Stuart, FL	1.0–2.0	1.0–2.0	746	$2,206	$2.96	14d	28	1.36mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$2,258	$2.55	14d	12	1.41mi

HOA detail condo

• Monthly dues: $951 · $11,412/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $199,999 Active 55 DOM
2. 2026-06-17
   days on market $199,999 Active 54 DOM
3. 2026-06-16
   days on market $199,999 Active 53 DOM
4. 2026-06-15
   days on market $199,999 Active 52 DOM
5. 2026-06-14
   days on market $199,999 Active 50 DOM
6. 2026-06-13
   days on market $199,999 Active 49 DOM
7. 2026-06-10
   days on market $199,999 Active 47 DOM
8. 2026-06-09
   days on market $199,999 Active 46 DOM
9. 2026-06-08
   days on market $199,999 Active 45 DOM
10. 2026-06-07
    days on market $199,999 Active 44 DOM
11. 2026-06-03
    days on market $199,999 Active 40 DOM
12. 2026-06-02
    days on market $199,999 Active 39 DOM
13. 2026-06-01
    days on market $199,999 Active 38 DOM
14. 2026-05-31
    days on market $199,999 Active 37 DOM
15. 2026-05-31
    days on market $199,999 Active 36 DOM
16. 2026-04-24
    listed $199,999 Active 993-char remark

    Show marketing remark (993 chars)

    Experience the best of Florida 55+ living at Conquistador! Located next to the beautiful St Lucie River, enjoy access from the private community dock and only minutes to Stuart Beach. This beautifully updated second-floor condo with elevator access is located in a PET-FRIENDLY building with the perfect blend of comfort, style, and convenience. Inside, you’ll find a remodeled kitchen and an enclosed sunroom that adds incredible flexible living space. Even better, the owner has already paid all special assessments, offering exceptional value and peace of mind. Enjoy resort-style amenities including a day dock and pier on the Saint Lucie River, a clubhouse with a sparkling pool (plus additional community pools), pickleball, tennis, fitness center, ballroom, game/card room, billiards, library, shuffleboard, and kayak storage. The location truly stands out—Conquistador is adjacent to Sailfish Sands Golf Complex and just minutes to the beaches and charming downtown Stuart.

17. 2026-04-24
    listed $199,999 Active 784-char remark

    Show marketing remark (993 chars)

    Experience the best of Florida 55+ living at Conquistador! Located next to the beautiful St Lucie River, enjoy access from the private community dock and only minutes to Stuart Beach. This beautifully updated second-floor condo with elevator access is located in a PET-FRIENDLY building with the perfect blend of comfort, style, and convenience. Inside, you’ll find a remodeled kitchen and an enclosed sunroom that adds incredible flexible living space. Even better, the owner has already paid all special assessments, offering exceptional value and peace of mind. Enjoy resort-style amenities including a day dock and pier on the Saint Lucie River, a clubhouse with a sparkling pool (plus additional community pools), pickleball, tennis, fitness center, ballroom, game/card room, billiards, library, shuffleboard, and kayak storage. The location truly stands out—Conquistador is adjacent to Sailfish Sands Golf Complex and just minutes to the beaches and charming downtown Stuart.

18. 2016-06-26
    historical
19. 2016-01-11
    price $75,000
20. 2013-06-17
    soldstatus $75,000
21. 2013-06-05
    soldstatus $75,000
22. 2013-06-05
    price $89,000
23. 2013-01-25
    listed $89,000
24. 2012-12-28
    historical
25. 2012-03-27
    listed $96,000
26. 2010-12-26
    historical
27. 2010-06-25
    listed $106,900
28. 2009-01-12
    listed $109,000
29. 2003-12-31
    soldstatus $99,000
30. 2003-09-01
    soldstatus $99,000
31. 2003-06-20
    soldstatus $99,000
32. 2003-05-21
    historical
33. 2003-05-07
    listed $108,000
34. 2003-05-07
    listed $108,000
35. 2001-06-11
    soldstatus $60,000

ⓘ 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: $810 · $67/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$850/yr (+$71/mo · 105.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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: $31,763
• − Mortgage interest: −$11,203
• − Property taxes: −$810
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,541
• − Management: −$2,541
• − HOA: −$11,412
• − Depreciation: −$5,818
• Taxable loss: −$3,562
• Est. tax savings @ 24.0%: +$855
• After-tax cash flow: $140/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 — Sewall's Point

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

Census & demographics

• 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

+233.3% since first listed

20 events — show timeline

• 2026-04-24 Listed $199,999 Beaches MLS
• 2026-04-24 Listed $199,999 MCRTC
• 2016-06-26 Listing Removed — MCRTC
• 2016-01-11 Price Changed $75,000 MCRTC
• 2013-06-17 Sold (Public Records) $75,000 Public Records
• 2013-06-05 Price Changed $89,000 MCRTC
• 2013-06-05 Sold (MLS) $75,000 MCRTC
• 2013-01-25 Listed $89,000 MCRTC
• 2012-12-28 Listing Removed — MCRTC
• 2012-03-27 Listed $96,000 MCRTC
• 2010-12-26 Listing Removed — MCRTC
• 2010-06-25 Listed $106,900 MCRTC
• 2009-01-12 Listed $109,000 MCRTC
• 2003-12-31 Sold (MLS) $99,000 MCRTC
• 2003-09-01 Sold (MLS) $99,000 Beaches MLS
• 2003-06-20 Sold (Public Records) $99,000 Public Records
• 2003-05-21 Listing Removed — Beaches MLS
• 2003-05-07 Listed $108,000 MCRTC
• 2003-05-07 Listed $108,000 Beaches MLS
• 2001-06-11 Sold (Public Records) $60,000 Public Records

Property tax history

-3.7%/yr

Latest (2025): $810 · -0.9% YoY. Source: county tax records.