1622 SW La Gorce Ave · Port St. Lucie, FL 34953

$300,000

3 bd · 2.0 ba · 1,660 sqft · SingleFamily public records · 22 Days on market

Built 1988 0.29 ac lot Est $388k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• 1% rule +4.5/10.0
• DSCR +4.1/10.0
• Schools +3.7/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Move-in ready
• Large backyard
• No hoa

Tags

• OPEN AND SPACIOUS FLOOR PLAN
• LARGE BACKYARD
• NO HOA
• MOVE-IN READY

Property features AI

Exterior

• Parking: Assigned parking; Attached 2-car garage; Total of 4 parking spaces (2 covered)
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Single-family residence; One-story (single level); Entry at level 1; Faces northeast; Resale condition
• Construction: Stucco construction; Shingle roof
• Exterior features: Corner lot; Not waterfront

Interior

• Kitchen: Dishwasher
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Tile; Other flooring types
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Split bedroom layout; Bedroom layout with one bedroom on the main level
• Laundry & utility: Main-level laundry room; Washer hookup available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $20 ($246/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 $284k (5.3% below list).
• Recommended offer: $284k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.9% in Port St. Lucie — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 flat; 758 active listings in the ZIP; 39 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; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 40% of the median local income ($86k/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 $9k 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 22 days — a 2% lower offer ($296k) 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 $284,052 (5.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $388,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2545 SW National Cir	0.16mi	3/2.0	1,551 (-7%)	11mo	$338,000	$218	73
1732 SW Import Dr	0.27mi	4/2.0 (+1)	1,827 (+10%)	2mo	$390,000	$213	64
1465 SW Flounder Ln	0.53mi	3/2.0	1,776 (+7%)	2mo	$385,000	$217	62
2333 SW Independence Rd	0.33mi	3/2.0	1,468 (-12%)	5mo	$230,000	$157	61
1549 SW Escobar Ln	0.31mi	2/2.0 (-1)	1,806 (+9%)	7mo	$422,990	$234	60
1626 SW Ruiz Ter	0.71mi	3/2.0	1,628 (-2%)	6mo	$345,000	$212	58
1465 SW Dow Ln	0.70mi	3/2.0	1,746 (+5%)	5mo	$350,000	$200	54
1462 SW Herder Rd	0.62mi	3/2.0	1,552 (-6%)	10mo	$439,990	$283	52
2012 SW Akorot Rd	0.66mi	3/2.0	1,538 (-7%)	8mo	$405,000	$263	50
2373 SW Chateau Ter	0.58mi	4/2.0 (+1)	1,851 (+12%)	1mo	$477,900	$258	48
1482 SW Dow Ln	0.66mi	3/2.0	1,454 (-12%)	2mo	$390,000	$268	47
2389 SW Caballero St	0.55mi	4/2.0 (+1)	1,414 (-15%)	12mo	$360,000	$255	35

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 · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.35×
• Total profit: $-54,905
• Equity at exit: $44,731

10-year hold

• IRR: -19.5%
• Equity multiple: 0.10×
• Total profit: $-75,589
• Equity at exit: $25,939

Cash invested: $84,000 (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 34953

• Home prices YoY: -10.1%
• Rents YoY: 0.2%
• Active inventory: 758
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,841 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$525 /mo · $6,304/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $20

Break-even live

Break-even rent $2,815

Max offer price $300,000

Occupancy floor 94%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2547 SW Kenilworth St Port Saint Lucie, FL	3.0	2.0	1674	$2,500	$1.49	14d	1	0.09mi
1625 SW Abingdon Ave Port Saint Lucie, FL	4.0	2.0	2083	$2,900	$1.39	23d	1	0.29mi
2542 SW Kensington St Port Saint Lucie, FL	3.0	2.0	1470	$3,200	$2.18	14d	1	0.50mi
1900 SW Aledo Ln Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1060	$2,666	$2.52	14d	16	0.55mi
1791 SW Porta Nuova Ter Port Saint Lucie, FL	3.0	2.5	1565	$2,000	$1.28	23d	1	0.62mi
2357 SW Norton St Port Saint Lucie, FL	4.0	3.0	2134	$2,800	$1.31	23d	1	0.80mi
1341 SW Oriole Ln Port Saint Lucie, FL	3.0	2.0	1698	$2,300	$1.35	23d	1	0.87mi
2264 SW Newport Isles Blvd Port Saint Lucie, FL	3.0	2.0	2182	$2,475	$1.13	14d	1	0.89mi
2957 SW Collings Dr Port Saint Lucie, FL	3.0	2.0	2042	$3,000	$1.47	23d	1	0.90mi
1402 SW Crest Ave Port Saint Lucie, FL	4.0	2.0	1827	$2,495	$1.37	23d	1	0.91mi
2149 SW Savage Blvd Port Saint Lucie, FL	3.0	2.0	2231	$3,000	$1.34	14d	1	0.91mi
2992 SW Lucerne St Port Saint Lucie, FL	3.0	2.0	1734	$2,500	$1.44	23d	1	0.97mi
1273 SW Granville Ave Port St. Lucie, FL	4.0	3.0	2100	$3,500	$1.67	23d	1	0.97mi
2073 SW Capeador St Port Saint Lucie, FL	3.0	2.0	1250	$2,500	$2.00	23d	1	1.00mi
2033 SW Beekman St Unit 2033 Port St. Lucie, FL	3.0	2.0	2081	$3,700	$1.78	23d	1	1.01mi
3014 SW Segovia St Port Saint Lucie, FL	3.0	2.0	2102	$2,700	$1.28	14d	1	1.01mi
2165 SW Newport Isles Blvd Port Saint Lucie, FL	3.0	2.0	2182	$2,995	$1.37	23d	1	1.02mi
1967 SW Newport Isles Blvd Port Saint Lucie, FL	4.0	2.0	1596	$2,490	$1.56	23d	1	1.05mi
1538 SW Neptune Ave Port Saint Lucie, FL	3.0	2.0	2052	$2,650	$1.29	14d	1	1.09mi
1902 SW Aladdin St Port St Lucie, FL	3.0	2.0	1383	$2,350	$1.70	23d	1	1.24mi
1086 SW Eureka Ave Port Saint Lucie, FL	3.0	2.0	1508	$2,600	$1.72	14d	1	1.25mi
1730 SW California Blvd Port Saint Lucie, FL	4.0	3.0	2231	$3,400	$1.52	23d	1	1.26mi
2894 SW Cedar Dunes Dr Port Saint Lucie, FL	3.0	2.5	2198	$2,700	$1.23	23d	1	1.29mi
1829 SW Hickock Ter Port Saint Lucie, FL	4.0	3.0	2012	$3,500	$1.74	21d	1	1.30mi
3158 SW Martin St Port Saint Lucie, FL	3.0	2.0	1878	$4,800	$2.56	23d	1	1.32mi
1143 SW Estaugh Ave Port Saint Lucie, FL	4.0	3.0	1941	$2,800	$1.44	23d	1	1.32mi
2206 SW Cape Cod Dr Port Saint Lucie, FL	3.0	2.5	2123	$2,800	$1.32	14d	1	1.36mi
997 SW Eureka Ave Port Saint Lucie, FL	3.0	2.0	1986	$2,600	$1.31	23d	1	1.37mi
3201 SW Collings Dr Port Saint Lucie, FL	3.0	2.0	1389	$2,616	$1.88	14d	1	1.39mi
1692 SW Alvaton Ave Port Saint Lucie, FL	4.0	2.0	2050	$2,900	$1.41	23d	1	1.39mi
1692 SW Alvaton Ave Port St Lucie, FL	4.0	2.0	2050	$2,900	$1.41	14d	1	1.39mi
3133 SW Centamino St Port Saint Lucie, FL	4.0	2.0	1916	$2,800	$1.46	21d	1	1.44mi
3189 SW Curcuma St Port Saint Lucie, FL	4.0	2.0	1800	$2,900	$1.61	23d	1	1.45mi
3273 SW Rosser Blvd Port Saint Lucie, FL	4.0	2.0	1787	$2,600	$1.45	14d	1	1.45mi
3262 SW Cohutta St Port Saint Lucie, FL	3.0	2.0	2026	$2,700	$1.33	23d	1	1.46mi
1080 SW Colorado Ave Port Saint Lucie, FL	3.0	2.0	1240	$2,150	$1.73	23d	1	1.47mi
2217 SW Halissee St Port Saint Lucie, FL	3.0	2.0	1410	$2,500	$1.77	23d	1	1.48mi
2248 SW Halissee St Port Saint Lucie, FL	3.0	2.0	1383	$2,500	$1.81	21d	1	1.48mi
3150 SW Centamino St Port Saint Lucie, FL	3.0	2.0	1284	$2,200	$1.71	14d	1	1.48mi

Listing history 18 events

1. 2026-06-19
   price $300,000 Active 22 DOM
2. 2026-06-18
   days on market $339,999 Active 22 DOM
3. 2026-06-17
   days on market $339,999 Active 21 DOM
4. 2026-06-16
   days on market $339,999 Active 20 DOM
5. 2026-06-15
   days on market $339,999 Active 19 DOM
6. 2026-06-14
   days on market $339,999 Active 17 DOM
7. 2026-06-13
   days on market $339,999 Active 16 DOM
8. 2026-06-10
   days on market $339,999 Active 14 DOM
9. 2026-06-09
   days on market $339,999 Active 13 DOM
10. 2026-06-08
    days on market $339,999 Active 12 DOM
11. 2026-06-07
    days on market $339,999 Active 11 DOM
12. 2026-06-05
    pricedays on market $339,999 Active 8 DOM
13. 2026-06-03
    days on market $399,999 Active 7 DOM
14. 2026-06-02
    days on market $399,999 Active 6 DOM
15. 2026-06-01
    days on market $399,999 Active 5 DOM
16. 2026-05-31
    days on market $399,999 Active 4 DOM
17. 2026-05-30
    days on market $399,999 Active 3 DOM
18. 2026-05-27
    listed $399,999 Active

ⓘ 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: $6,304 · $525/mo
• Projected year-2 tax: $6,304 · $525/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 ≥107°F today · 24 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: $34,086
• − Mortgage interest: −$16,805
• − Property taxes: −$6,304
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,727
• − Management: −$2,727
• − Depreciation: −$8,727
• Taxable loss: −$4,703
• Est. tax savings @ 24.0%: +$1,129
• After-tax cash flow: $1,374/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 — Port St. Lucie

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

Census & demographics

• Census place: Port St. Lucie, FL
• County: Saint Lucie County · 337,150 people
• City population: 221,051
• Metro: Port St. Lucie, FL
• Population (ZIP): 86,875
• Household income: $85,667
• Rent vs Own: 13.1% rent · 86.9% own
• Severe rent burden: 857.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 42% Hispanic / Latino 28% Black 23% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Cuban 4% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 2% Estonian 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 69% English-only · Spanish 19% French/Haitian/Cajun 6% Other Indo-European 3%

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: ▼ -44.19%
• Current HPI: 392.7681
• Rent YoY: ▲ 0.22%
• 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

• 2026-05-27 Listed $399,999 Beaches MLS

Property tax history

+11.8%/yr

Latest (2025): $6,304 · -13.9% YoY. Source: county tax records.