2600 SE Ocean Blvd Unit E5 · Stuart, FL 34996

$105,888

1 bd · 1.5 ba · 814 sqft · Condo public records · 146 Days on market

Built 1970 $130/sqft · 8% below area Est $115k · 8% under $480/mo HOA · 26% of rent

---

Why this score? — see what drove the A- 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 +29.5/30.0
• ARV discount +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Conveinant 1st floor condo with easy entry parking from rear to your condo.Plus you are seconds to pool, amenties & clubhouse. Condo has newer kitchen & appliances. Plus enclosed patio has impact glass. Price reflects need for new carpet & vanity in master bathroom. Best value for location, location, location. Best value for money make this yours. Big clubhouse, has pool, woodshop and shuffle board.

Key facts

• $480 HOA
• Built 1970
• Listed 146 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $106k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $106k).
• Recommended offer: $93k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 251 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $11k of equity ($732 loan paydown + $11k 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 $30k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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 $58k; list at $106k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 26% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,181 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.77% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.28%
• DSCR: 1.68
• GRM: 4.7

CMA / ARV

• ARV (median comp): $115,258
• List price: $105,888
• Delta: -8.13%
• 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: 33.6%
• Equity multiple: 3.62×
• Total profit: $77,771
• Equity at exit: $95,392

10-year hold

• IRR: 29.1%
• Equity multiple: 8.22×
• Total profit: $214,040
• Equity at exit: $205,717

Cash invested: $29,649 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$555
• Tax from tax record: −$23 /mo · $282/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$480
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $311

Break-even live

Break-even rent $1,480

Max offer price $105,888

Occupancy floor 78%

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: $26,472
• Closing costs: $3,177
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,500	$1.58	13d	3	0.07mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$1,500	$1.85	23d	6	0.27mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$1,450	$1.79	13d	8	0.27mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	13d	3	0.27mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	23d	1	0.34mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$1,789	$2.02	13d	12	0.42mi
333 SE Martin Ave Unit 1F Stuart, FL	2.0	1.0	778	$1,800	$2.31	23d	1	0.61mi
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	23d	3	0.93mi
906 SE Tarpon Ave Unit B Stuart, FL	1.0	1.0	600	$1,350	$2.25	23d	1	1.44mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$1,900	$2.28	21d	1	1.47mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$3,800	$4.57	23d	1	1.47mi

HOA detail condo

• Monthly dues: $480 · $5,760/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $105,888 Active 146 DOM
2. 2026-06-17
   days on market $105,888 Active 145 DOM
3. 2026-06-16
   days on market $105,888 Active 144 DOM
4. 2026-06-15
   days on market $105,888 Active 143 DOM
5. 2026-06-14
   days on market $105,888 Active 141 DOM
6. 2026-06-13
   days on market $105,888 Active 140 DOM
7. 2026-06-10
   days on market $105,888 Active 138 DOM
8. 2026-06-09
   days on market $105,888 Active 137 DOM
9. 2026-06-08
   days on market $105,888 Active 136 DOM
10. 2026-06-07
    days on market $105,888 Active 135 DOM
11. 2026-06-03
    days on market $105,888 Active 131 DOM
12. 2026-06-02
    days on market $105,888 Active 130 DOM
13. 2026-06-01
    days on market $105,888 Active 129 DOM
14. 2026-05-31
    days on market $105,888 Active 128 DOM
15. 2026-05-31
    days on market $105,888 Active 127 DOM
16. 2026-01-20
    listed $105,888 Active 417-char remark

    Show marketing remark (422 chars)

    Convenient 1st floor condo with easy entry parking from rear to your condo. Plus you are seconds to pool, amenities & clubhouse. Condo has newer kitchen & appliances. Plus enclosed patio has impact glass. Price reflects need for new carpet & vanity in master bathroom. Best value for location, location, location. Best value for money make this yours. Big clubhouse, has pool, woodshop and shuffle board.

17. 2026-01-20
    listed $105,888 Active 422-char remark

    Show marketing remark (422 chars)

    Convenient 1st floor condo with easy entry parking from rear to your condo. Plus you are seconds to pool, amenities & clubhouse. Condo has newer kitchen & appliances. Plus enclosed patio has impact glass. Price reflects need for new carpet & vanity in master bathroom. Best value for location, location, location. Best value for money make this yours. Big clubhouse, has pool, woodshop and shuffle board.

18. 2025-10-01
    historical
19. 2025-04-05
    price $140,000
20. 2025-04-02
    listed $1,400,000 Active
21. 2002-12-20
    soldstatus $57,500
22. 2002-12-16
    soldstatus $57,500
23. 2002-10-31
    historical
24. 2002-10-17
    listed $58,900
25. 2002-10-17
    listed $58,900
26. 2000-08-29
    soldstatus $36,500

ⓘ 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: $282 · $23/mo
• Projected year-2 tax: $879 · $73/mo
• Expected delta: +$597/yr (+$50/mo · 211.8%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $22,486
• − Mortgage interest: −$5,931
• − Property taxes: −$282
• − Insurance: −$1,327
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − HOA: −$5,760
• − Depreciation: −$3,080
• Taxable income: $2,507
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $3,130/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

• Census place: Stuart, FL
• 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

+190.1% since first listed

11 events — show timeline

• 2026-01-20 Listed $105,888 MCRTC
• 2026-01-20 Listed $105,888 Beaches MLS
• 2025-10-01 Listing Removed — MCRTC
• 2025-04-05 Price Changed $140,000 MCRTC
• 2025-04-02 Listed $1,400,000 MCRTC
• 2002-12-20 Sold (Public Records) $57,500 Public Records
• 2002-12-16 Sold (MLS) $57,500 Beaches MLS
• 2002-10-31 Listing Removed — Beaches MLS
• 2002-10-17 Listed $58,900 Beaches MLS
• 2002-10-17 Listed $58,900 MCRTC
• 2000-08-29 Sold (Public Records) $36,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $282 · +5.2% YoY. Source: county tax records.