52 Montoya · Lakewood Park, FL 34951

$244,990

2 bd · 2.0 ba · 1,191 sqft · SingleFamily · 114 Days on market

Built 2026

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Why this score? — see what drove the D+ 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 +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Sundance is a bright and thoughtfully designed home that offers the ideal blend of comfort, convenience, and easy Florida living. With 1,191 square feet of interior space, this two-bedroom layout is perfect for homebuyers who want a welcoming low-maintenance home in a lively 55+ community. From the covered entry, you step into a light-filled foyer that opens directly into the spacious great room. This central gathering area offers plenty of room for relaxing, watching movies, or hosting friends. The great room flows naturally into the kitchen, which features a smart L-shaped layout with an island, a pantry, and clear sightlines to the main living area. Just off the great room, a sliding door leads to the covered outdoor living area, giving you a peaceful place to enjoy morning coffee, fresh air, or quiet evenings outdoors. The owners suite includes a spacious walk-in closet and a private bathroom with double sinks. Bedroom 2, positioned near the front of the home, makes an excellent guest room, hobby space, or home office. The second bathroom can be accessed directly from the guest bedroom or from the hallway. The Sundance also includes a dedicated laundry room, well-placed storage, a one-car garage, and a separate golf cart garage that makes it easy to get around the Spanish Lakes community for golf, social events, and daily fun.

Key facts

• Well-placed storage
• Walk-in closet
• Private bathroom

Tags

• SMART L-SHAPED LAYOUT
• COVERED OUTDOOR LIVING AREA
• WALK-IN CLOSET
• PRIVATE BATHROOM
• DEDICATED LAUNDRY ROOM
• WELL-PLACED STORAGE

Property features AI

Finance

• Financial info: Pets allowed (with number limit)
• HOA & community: Senior community

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces (garage)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single family residence; Single-story; New construction; Faces east
• Construction: CBS construction; Metal roof; Built by Holiday Builders
• Exterior features: Covered patio; Patio

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Walk-in closets; Split bedroom layout; Unfurnished
• Laundry & utility: Laundry closet with washer hookup; Inside laundry

🏗️ New construction. The $244,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $227,481.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/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 $215k (12.1% below list).
• Recommended offer: $215k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.6% in Lakewood Park — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#719 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• 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.
• Zoned schools: Weatherbee Elementary School (math 32% / reading 32%, grade F, #1,797 of 2,144 statewide, top 86%, 672 students, 90% FRL); Dan Mccarty Middle School (math 23% / reading 23%, grade F, #542 of 571 statewide, top 95%, 747 students, 88% FRL); Fort Pierce Westwood Academy The W.E.S.T. Prep Magnet (math 16% / reading 36%, grade F, #494 of 667 statewide, top 75%, 2,010 students, 75% FRL) — zoned schools average 85% FRL vs 59% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 44% district-wide (-17 pts) — the specific schools serving this property underperform the St. Lucie average; the district grade overstates school quality for this exact location.
• Market conditions: 296 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 41% of the median local income ($63k/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 $7k 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 114 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

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 $215,273 (12.1% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $227,481
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6806 Pensacola Rd	0.26mi	3/2.0 (+1)	1,244 (+4%)	5mo	$305,000	$245	71
3 Quito	0.17mi	1/1.5 (-1)	1,305 (+10%)	2mo	$249,000	$191	67
6903 Shannon Dr	0.57mi	3/2.0 (+1)	1,178 (-1%)	2mo	$269,900	$229	65
6806 Lakeland Blvd	0.30mi	3/2.0 (+1)	1,263 (+6%)	10mo	$313,000	$248	63
5809 Killarney Ave	0.57mi	2/2.0	1,125 (-6%)	4mo	$240,000	$213	61
11 Villa Blanca	0.25mi	1/1.5 (-1)	1,305 (+10%)	8mo	$249,000	$191	59
674 25th St SW	0.69mi	3/2.0 (+1)	1,176 (-1%)	5mo	$215,000	$183	56
5 Villa Maria	0.34mi	1/1.5 (-1)	1,305 (+10%)	8mo	$249,000	$191	54
5711 Killarney Ave	0.66mi	2/2.0	1,112 (-7%)	11mo	$200,000	$180	49
11 Villa Del Norte	0.62mi	1/1.5 (-1)	1,305 (+10%)	7mo	$249,000	$191	42
2445 8th Ave SW	0.73mi	3/2.0 (+1)	1,313 (+10%)	6mo	$165,000	$126	39
7107 Penny Ln	0.71mi	3/2.0 (+1)	1,344 (+13%)	9mo	$250,000	$186	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-28,639
• Equity at exit: $33,918

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-14,261
• Equity at exit: $19,668

Cash invested: $63,695 (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 34951

• Home prices YoY: -23.6%
• Active inventory: 296
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,153 high
• Mortgage (P&I): −$1,193
• Tax est. 1.5%: −$284 /mo · $3,412/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $129

Break-even live

Break-even rent $1,990

Max offer price $227,481

Occupancy floor 89%

Sensitivity live

Price	-10% $286	-5% $207	+0% $129	+5% $50	+10% $-29
Rent	-10% $-41	-5% $44	+0% $129	+5% $214	+10% $299
Rate	-1.0pp $243	-0.5pp $186	base $129	+0.5pp $70	+1.0pp $10

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: $56,870
• Closing costs: $6,824
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6906 Ocala Ave Fort Pierce, FL	3.0	2.0	1175	$1,955	$1.66	15d	1	0.37mi
7500 Pensacola Rd Fort Pierce, FL	3.0	2.0	1125	$2,150	$1.91	15d	1	0.62mi
5642 Sunberry Cir Fort Pierce, FL	3.0	2.0	1377	$1,950	$1.42	25d	1	0.71mi
7503 Paso Robles Blvd Fort Pierce, FL	3.0	2.0	1260	$2,000	$1.59	25d	1	0.72mi
7403 Winter Garden Pkwy Fort Pierce, FL	3.0	2.0	1372	$2,200	$1.60	23d	1	0.72mi
2450 8th Ave SW Vero Beach, FL	3.0	2.0	1388	$2,100	$1.51	23d	1	0.75mi
985 23rd Pl SW Vero Beach, FL	3.0	2.0	1176	$2,200	$1.87	23d	1	0.88mi
5234 Oakland Lake Cir Fort Pierce, FL	3.0	2.0	1460	$2,300	$1.58	15d	1	1.42mi
6602 Palomar Pkwy Unit A Fort Pierce, FL	3.0	1.0	1200	$2,000	$1.67	25d	1	1.45mi

Listing history 21 events

1. 2026-06-21
   days on market $244,990 Active 114 DOM
2. 2026-06-18
   days on market $244,990 Active 111 DOM
3. 2026-06-17
   days on market $244,990 Active 110 DOM
4. 2026-06-16
   days on market $244,990 Active 109 DOM
5. 2026-06-15
   days on market $244,990 Active 108 DOM
6. 2026-06-14
   days on market $244,990 Active 106 DOM
7. 2026-06-13
   days on market $244,990 Active 105 DOM
8. 2026-06-10
   days on market $244,990 Active 103 DOM
9. 2026-06-09
   days on market $244,990 Active 102 DOM
10. 2026-06-08
    days on market $244,990 Active 101 DOM
11. 2026-06-07
    days on market $244,990 Active 100 DOM
12. 2026-06-05
    days on market $244,990 Active 97 DOM
13. 2026-06-03
    days on market $244,990 Active 96 DOM
14. 2026-06-02
    days on market $244,990 Active 95 DOM
15. 2026-06-01
    days on market $244,990 Active 94 DOM
16. 2026-05-31
    days on market $244,990 Active 93 DOM
17. 2026-05-30
    days on market $244,990 Active 92 DOM
18. 2026-02-27
    listed $244,990 Active
19. 2026-02-06
    status Active 1356-char remark

    Show marketing remark (1356 chars)

    The Sundance is a bright and thoughtfully designed home that offers the ideal blend of comfort, convenience, and easy Florida living. With 1,191 square feet of interior space, this two-bedroom layout is perfect for homebuyers who want a welcoming low-maintenance home in a lively 55+ community. From the covered entry, you step into a light-filled foyer that opens directly into the spacious great room. This central gathering area offers plenty of room for relaxing, watching movies, or hosting friends. The great room flows naturally into the kitchen, which features a smart L-shaped layout with an island, a pantry, and clear sightlines to the main living area. Just off the great room, a sliding door leads to the covered outdoor living area, giving you a peaceful place to enjoy morning coffee, fresh air, or quiet evenings outdoors. The owners suite includes a spacious walk-in closet and a private bathroom with double sinks. Bedroom 2, positioned near the front of the home, makes an excellent guest room, hobby space, or home office. The second bathroom can be accessed directly from the guest bedroom or from the hallway. The Sundance also includes a dedicated laundry room, well-placed storage, a one-car garage, and a separate golf cart garage that makes it easy to get around the Spanish Lakes community for golf, social events, and daily fun.

20. 2025-11-13
    historical 1356-char remark

    Show marketing remark (1356 chars)

    The Sundance is a bright and thoughtfully designed home that offers the ideal blend of comfort, convenience, and easy Florida living. With 1,191 square feet of interior space, this two-bedroom layout is perfect for homebuyers who want a welcoming low-maintenance home in a lively 55+ community. From the covered entry, you step into a light-filled foyer that opens directly into the spacious great room. This central gathering area offers plenty of room for relaxing, watching movies, or hosting friends. The great room flows naturally into the kitchen, which features a smart L-shaped layout with an island, a pantry, and clear sightlines to the main living area. Just off the great room, a sliding door leads to the covered outdoor living area, giving you a peaceful place to enjoy morning coffee, fresh air, or quiet evenings outdoors. The owners suite includes a spacious walk-in closet and a private bathroom with double sinks. Bedroom 2, positioned near the front of the home, makes an excellent guest room, hobby space, or home office. The second bathroom can be accessed directly from the guest bedroom or from the hallway. The Sundance also includes a dedicated laundry room, well-placed storage, a one-car garage, and a separate golf cart garage that makes it easy to get around the Spanish Lakes community for golf, social events, and daily fun.

21. 2025-11-08
    listed $244,990 Active 1356-char remark

    Show marketing remark (1356 chars)

    The Sundance is a bright and thoughtfully designed home that offers the ideal blend of comfort, convenience, and easy Florida living. With 1,191 square feet of interior space, this two-bedroom layout is perfect for homebuyers who want a welcoming low-maintenance home in a lively 55+ community. From the covered entry, you step into a light-filled foyer that opens directly into the spacious great room. This central gathering area offers plenty of room for relaxing, watching movies, or hosting friends. The great room flows naturally into the kitchen, which features a smart L-shaped layout with an island, a pantry, and clear sightlines to the main living area. Just off the great room, a sliding door leads to the covered outdoor living area, giving you a peaceful place to enjoy morning coffee, fresh air, or quiet evenings outdoors. The owners suite includes a spacious walk-in closet and a private bathroom with double sinks. Bedroom 2, positioned near the front of the home, makes an excellent guest room, hobby space, or home office. The second bathroom can be accessed directly from the guest bedroom or from the hallway. The Sundance also includes a dedicated laundry room, well-placed storage, a one-car garage, and a separate golf cart garage that makes it easy to get around the Spanish Lakes community for golf, social events, and daily fun.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $25,833
• − Mortgage interest: −$12,742
• − Property taxes: −$3,412
• − Insurance: −$1,137
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − Depreciation: −$6,618
• Taxable loss: −$2,210
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $2,073/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 — Lakewood Park

• Score: 63/100
• State rank: #719
• US rank: #15407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakewood Park, FL
• County: Saint Lucie County · 337,150 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 17,148
• Household income: $63,122
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 140.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 3% Vietnamese 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: ▼ -106.06%
• Current HPI: 343.1376
• 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

+0.0% since first listed

4 events — show timeline

• 2026-02-27 Listed $244,990 Beaches MLS
• 2026-02-06 Relisted — Zillow
• 2025-11-13 Delisted — Zillow
• 2025-11-08 Listed $244,990 Zillow