4800 SE Federal Hwy #145 · Stuart, FL 34997

$129,900

2 bd · 3.0 ba · 864 sqft · Condo public records · 90 Days on market

Built 1978 $150/sqft · 59% below area $220/mo HOA · 10% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting 2 bedroom, 2 bath home in the highly sought after Natalie Estates community of Stuart. This residence offers a bright, open layout with comfortable living spaces and thoughtful updates throughout, making it perfect for seasonal or year round living. Kitchen has ample cabinetry and great natural light. Both bedrooms are generously sized, offering privacy and convenience, while the primary suite includes its own en suite bath. The enclosed Florida room provides valuable extra space, ideal for morning coffee, hobbies, or simply enjoying the peaceful surroundings. Additional features include covered parking, extra storage, reverse osmosis and has been treated for termites with a transferrable warranty for yearly maintenance. This home is truly move in ready. Natalie Estates is a friendly, well kept community offering a clubhouse, pool, and social activities. Its prime location places you minutes from shopping, dining, medical facilities, downtown Stuart, and the beautiful beaches of Hutchinson Island. With quick access to US 1, everything you need is right at your fingertips.

Key facts

• Covered parking
• Ample cabinetry
• Extra storage

Tags

• OPEN LAYOUT
• AMPLE CABINETRY
• ENCLOSED FLORIDA ROOM
• COVERED PARKING
• EXTRA STORAGE
• REVERSE OSMOSIS

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $706 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 4.1% in Stuart — 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 84/100 on livability (#39 in FL, #790 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: crime C-, employment C-, amenities D.
• 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.
• Market conditions: Rents rising (+2.7%/yr); 588 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent runs 34% of the median local income ($78k/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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($122k) 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 $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
9. 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.
10. 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: 1.70% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.30%
• DSCR: 2.04
• GRM: 4.9

CMA / ARV

• ARV (median comp): $313,017
• List price: $129,900
• Delta: -58.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.71% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.64×
• Total profit: $23,416
• Equity at exit: $19,369

10-year hold

• IRR: 24.5%
• Equity multiple: 3.09×
• Total profit: $76,183
• Equity at exit: $11,231

Cash invested: $36,372 (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 34997

• Rents YoY: 2.7%
• Active inventory: 588
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,205 high
• Mortgage (P&I): −$681
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$54
• HOA: −$220
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $706

Break-even live

Break-even rent $1,311

Max offer price $129,900

Occupancy floor 63%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4585 SE Federal Hwy Stuart, FL	1.0–3.0	1.0–2.0	1015	$2,326	$2.29	14d	27	0.26mi
5601 SE Laguna Ave Stuart, FL	2.0	1.0	1080	$2,200	$2.04	14d	1	0.82mi
4284 SE Cove Lake Cir Stuart, FL	1.0	1.0	719	$1,815	$2.52	23d	1	1.26mi
3250 SE Commerce Ave Stuart, FL	1.0–2.0	1.0–2.0	746	$2,206	$2.96	14d	28	1.39mi
4404 SE Mulford Ln Stuart, FL	2.0	1.0	834	$2,500	$3.00	23d	1	1.50mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $129,900 Active 90 DOM
2. 2026-06-17
   days on market $129,900 Active 89 DOM
3. 2026-06-16
   pricedays on market $129,900 Active 88 DOM
4. 2026-06-15
   days on market $135,000 Active 87 DOM
5. 2026-06-14
   days on market $135,000 Active 85 DOM
6. 2026-06-13
   days on market $135,000 Active 84 DOM
7. 2026-06-10
   days on market $135,000 Active 82 DOM
8. 2026-06-09
   days on market $135,000 Active 81 DOM
9. 2026-06-08
   days on market $135,000 Active 80 DOM
10. 2026-06-07
    days on market $135,000 Active 79 DOM
11. 2026-06-03
    days on market $135,000 Active 75 DOM
12. 2026-06-02
    days on market $135,000 Active 74 DOM
13. 2026-06-01
    days on market $135,000 Active 73 DOM
14. 2026-05-31
    days on market $135,000 Active 72 DOM
15. 2026-05-31
    days on market $135,000 Active 71 DOM
16. 2026-03-19
    listed $135,000 Active 1113-char remark

    Show marketing remark (1113 chars)

    Welcome to this inviting 2 bedroom, 2 bath home in the highly sought after Natalie Estates community of Stuart. This residence offers a bright, open layout with comfortable living spaces and thoughtful updates throughout, making it perfect for seasonal or year round living. Kitchen has ample cabinetry and great natural light. Both bedrooms are generously sized, offering privacy and convenience, while the primary suite includes its own en suite bath. The enclosed Florida room provides valuable extra space, ideal for morning coffee, hobbies, or simply enjoying the peaceful surroundings. Additional features include covered parking, extra storage, reverse osmosis and has been treated for termites with a transferrable warranty for yearly maintenance. This home is truly move in ready. Natalie Estates is a friendly, well kept community offering a clubhouse, pool, and social activities. Its prime location places you minutes from shopping, dining, medical facilities, downtown Stuart, and the beautiful beaches of Hutchinson Island. With quick access to US 1, everything you need is right at your fingertips.

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: +$114/yr (+$10/mo · 11.9%)

ⓘ 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 · 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: $26,461
• − Mortgage interest: −$7,276
• − Property taxes: −$964
• − Insurance: −$650
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − HOA: −$2,640
• − Depreciation: −$3,779
• Taxable income: $6,919
• Est. tax owed @ 24.0%: −$1,660
• After-tax cash flow: $6,816/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 — Stuart

• Score: 84/100
• State rank: #39
• US rank: #790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Martin County · 165,223 people
• City population: 65,812
• Metro: Port St. Lucie, FL
• Population (ZIP): 47,075
• Household income: $78,136
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 1323.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 9% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -319.78%
• Current HPI: 336.7717
• Rent YoY: ▲ 2.71%
• 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

• 2026-03-19 Listed $135,000 Beaches MLS

Property tax history

+4.4%/yr

Latest (2025): $964 · +7.1% YoY. Source: county tax records.