1111 N 21st St · Fort Pierce, FL 34950

$433,000

2 bd · 2.0 ba · 1,908 sqft · MultiFamily public records · 97 Days on market

Built 1956 0.32 ac lot

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.3/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Calling ALL investors, this is a duplex that is waiting for the perfect buyer to come in and put their ideas in place from top to bottom. Great chance to have a reserve process in place. One of the units has an existing tenant with a lease ending in September 2021. The other is ready to revamp and fill with the right tenant. Call today a huge lot for great parking and a fence so the families have a space to enjoy!

Key facts

• Two units leased
• Quiet neighborhood
• Corner lot

Tags

• CORNER LOT
• QUIET NEIGHBORHOOD
• TWO UNITS LEASED
• VACANT UNIT

Property features AI

Finance

• Financial info: 4 total units; Gross income reported at $48,600; Net operating income reported at $34,679; Tenants pay cable TV, electricity, insurance, sewer, and water; Pets allowed with no restrictions; 3 units in the community

Exterior

• Utilities: Public water; Public sewer; Sewer and water available; 3 separate electric meters; 3 separate water meters
• Home design: Triplex; One story; Resale property
• Construction: Stucco, CBS, and stone construction; Composition roof; Slab foundation; Built area approximately 2,707 total; living area approximately 1,908
• Exterior features: Covered patio; Open porch; Patio; Porch; Not waterfront

Interior

• Flooring: Tile
• Heating & cooling: Window/wall heating; Wall/window cooling units
• Interior features: Tile flooring
• Laundry & utility: Outdoor laundry area with washer hookup

What this means for you Summary

Snapshot

• This is a 1×3bd/1.5ba + 2×1bd/1ba units multifamily listed at $433k.

Deal economics

• At list price, monthly cash flow is $700 ($8k/yr) — positive. Per door: $233/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $433k).
• Recommended offer: $394k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.5% in Fort Pierce — 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 76/100 on livability (#226 in FL, #3,360 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools D, amenities F.
• 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 (+5.9%/yr); 165 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $4,456/mo this rent would consume 176% of the median local household income ($30k/yr) (locally 1995% 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 $3k of loan paydown is wiped out by about $13k 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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $121k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $125k; list at $433k implies a 246% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $394,030 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.03% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.94% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-12,042
• Equity at exit: $64,562

10-year hold

• IRR: 10.0%
• Equity multiple: 1.87×
• Total profit: $105,922
• Equity at exit: $37,438

Cash invested: $121,240 (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 34950

• Home prices YoY: -20.2%
• Rents YoY: 5.9%
• Active inventory: 165
• Price-to-rent: 22.7×

Monthly cashflow live

• Estimated rent: $4,456 high
• Mortgage (P&I): −$2,271
• Tax from tax record: −$369 /mo · $4,428/yr
• Insurance: −$180
• HOA: −$0
• Vacancy / Maint / Mgmt: −$936
• Net cashflow: $700

Break-even live

Break-even rent $3,570

Max offer price $433,000

Occupancy floor 79%

Sensitivity live

Price	-10% $945	-5% $823	+0% $700	+5% $578	+10% $455
Rent	-10% $348	-5% $524	+0% $700	+5% $876	+10% $1,052
Rate	-1.0pp $918	-0.5pp $810	base $700	+0.5pp $588	+1.0pp $474

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1.5	$1,590
▸ 2× units	1	1	$2,866
Total (3 units)			$4,456

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: $108,250
• Closing costs: $12,990
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 N 18th St Unit B Fort Pierce, FL	2.0	1.0	1352	$1,700	$1.26	24d	1	0.36mi
318 N 24th St Fort Pierce, FL	3.0	2.5	1952	$2,600	$1.33	24d	1	0.69mi
1102 Avenue G Fort Pierce, FL	3.0	1.5	1870	$1,800	$0.96	24d	1	0.78mi
3120 Avenue Q Fort Pierce, FL	3.0	2.0	2454	$950	$0.39	24d	1	0.82mi
815 Dundas Ct Unit B Fort Pierce, FL	2.0	1.0	1323	$1,400	$1.06	15d	1	0.85mi
513 N 9th St Unit B Fort Pierce, FL	3.0	2.0	1250	$2,300	$1.84	24d	1	0.98mi
308 S 8th St Fort Pierce, FL	2.0	2.0	1696	$1,900	$1.12	24d	1	1.40mi

Listing history 26 events

1. 2026-06-21
   days on market $433,000 Active 97 DOM
2. 2026-06-18
   days on market $433,000 Active 94 DOM
3. 2026-06-17
   days on market $433,000 Active 93 DOM
4. 2026-06-16
   days on market $433,000 Active 92 DOM
5. 2026-06-15
   days on market $433,000 Active 91 DOM
6. 2026-06-14
   days on market $433,000 Active 89 DOM
7. 2026-06-13
   days on market $433,000 Active 88 DOM
8. 2026-06-10
   days on market $433,000 Active 86 DOM
9. 2026-06-09
   days on market $433,000 Active 85 DOM
10. 2026-06-08
    days on market $433,000 Active 84 DOM
11. 2026-06-07
    days on market $433,000 Active 83 DOM
12. 2026-06-05
    days on market $433,000 Active 80 DOM
13. 2026-06-03
    days on market $433,000 Active 79 DOM
14. 2026-06-02
    days on market $433,000 Active 78 DOM
15. 2026-06-01
    days on market $433,000 Active 77 DOM
16. 2026-05-31
    days on market $433,000 Active 76 DOM
17. 2026-05-30
    days on market $433,000 Active 75 DOM
18. 2026-03-16
    listed $433,000 Active
19. 2024-01-19
    historical $1,400
20. 2024-01-08
    price $1,400
21. 2023-12-21
    price $1,500
22. 2023-12-06
    price $1,550
23. 2023-11-18
    listed $1,600
24. 2021-07-12
    soldstatus $125,000
25. 2021-07-01
    soldstatus $125,000 Closed 417-char remark

    Show marketing remark (417 chars)

    Calling ALL investors, this is a duplex that is waiting for the perfect buyer to come in and put their ideas in place from top to bottom. Great chance to have a reserve process in place. One of the units has an existing tenant with a lease ending in September 2021. The other is ready to revamp and fill with the right tenant. Call today a huge lot for great parking and a fence so the families have a space to enjoy!

26. 2021-05-26
    listed $120,000 Active 417-char remark

    Show marketing remark (417 chars)

    Calling ALL investors, this is a duplex that is waiting for the perfect buyer to come in and put their ideas in place from top to bottom. Great chance to have a reserve process in place. One of the units has an existing tenant with a lease ending in September 2021. The other is ready to revamp and fill with the right tenant. Call today a huge lot for great parking and a fence so the families have a space to enjoy!

ⓘ 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: $4,428 · $369/mo
• Projected year-2 tax: $4,428 · $369/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 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: $53,472
• − Mortgage interest: −$24,255
• − Property taxes: −$4,428
• − Insurance: −$2,165
• − Repairs & maintenance: −$4,278
• − Management: −$4,278
• − Depreciation: −$12,596
• Taxable income: $1,473
• Est. tax owed @ 24.0%: −$353
• After-tax cash flow: $8,048/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 — Fort Pierce

• Score: 76/100
• State rank: #226
• US rank: #3360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Pierce, FL
• County: Saint Lucie County · 337,150 people
• City population: 78,556
• Metro: Port St. Lucie, FL
• Population (ZIP): 17,461
• Household income: $30,400
• Rent vs Own: 61.1% rent · 38.9% own
• Severe rent burden: 1995.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% Hispanic / Latino 19% White 17% Two or more races 10%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 17% Portuguese 1%
• Foreign-born: 23% · Canada
• Languages at home: 69% English-only · Spanish 14% French/Haitian/Cajun 12% Other Indo-European 4%

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: ▼ -97.20%
• Current HPI: 384.8532
• Rent YoY: ▲ 5.94%
• 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

+260.8% since first listed

9 events — show timeline

• 2026-03-16 Listed $433,000 Beaches MLS
• 2024-01-19 Rental Removed $1,400 GFLMLS
• 2024-01-08 Price Changed $1,400 GFLMLS
• 2023-12-21 Price Changed $1,500 GFLMLS
• 2023-12-06 Price Changed $1,550 GFLMLS
• 2023-11-18 Listed for Rent $1,600 GFLMLS
• 2021-07-12 Sold (Public Records) $125,000 Public Records
• 2021-07-01 Sold (MLS) $125,000 Beaches MLS
• 2021-05-26 Listed $120,000 Beaches MLS

Property tax history

+17.7%/yr

Latest (2025): $4,428 · +9.5% YoY. Source: county tax records.