1980 SW Palm City Rd Unit 50J · Stuart, FL 34994

$110,000

2 bd · 2.0 ba · 894 sqft · Condo · 139 Days on market

Built 1972 Good condition $123/sqft · at area comps Est $105k · at est. $802/mo HOA · 38% of rent

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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 +18.6/30.0
• 1% rule +10.0/10.0
• DSCR +5.9/10.0
• ARV discount +5.5/15.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy condo offers everything you need for Florida living, including unlimited golf! This charming 2 BR/2 Bath is one of just two MYCC buildings located on the west side of Palm City Road, just steps to the river. Step outside, throw in a line, and enjoy gorgeous sunsets. Nicely updated and maintained, this condo is perfect for your seasonal getaway or year-round retreat. The updated kitchen features warm wood cabinetry and SS appliances. Newer vanities and grab rails in baths. Laminate flooring in living areas. The screened in patio has partial water views and a storage room. This 2nd floor end unit features a beautiful view of a common greenery area. New A/C May 2025! HOA fees include unlimited golf, high speed internet, cable, water/hot water, trash/sewer and more! The only bill you will have to pay is FPL! This wonderful community offers a variety of clubs and activities to keep you busy year-round. Discover Martin County's best kept secret- Monterey Yacht and Country Club!

Key facts

• Partial water views
• Updated kitchen
• Common greenery area

Tags

• UPDATED KITCHEN
• SCREENED IN PATIO
• PARTIAL WATER VIEWS
• COMMON GREENERY AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 soft (-0.7%/yr); 256 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 737 units permitted in Martin County in 2024 (167 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 $761 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• Climate carrying-cost: major flood risk; 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1972 — 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: 1.92% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 4.3

CMA / ARV

• ARV (median comp): $105,385
• List price: $110,000
• Delta: 4.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.46×
• Total profit: $-16,672
• Equity at exit: $16,401

10-year hold

• IRR: -26.0%
• Equity multiple: 0.11×
• Total profit: $-27,534
• Equity at exit: $9,511

Cash invested: $30,800 (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 34994

• Home prices YoY: -27.1%
• Rents YoY: -0.7%
• Active inventory: 256
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,113 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$802
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $107

Break-even live

Break-even rent $1,977

Max offer price $110,000

Occupancy floor 90%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 S Kanner Hwy Unit 2-203 Stuart, FL	2.0	2.0	1086	$1,800	$1.66	13d	1	0.09mi
1950 SW Palm City Rd Stuart, FL	2.0	2.0	1031	$3,150	$3.05	23d	3	0.30mi
1950 SW Palm City Rd Unit 4-4205 Stuart, FL	2.0	2.0	938	$2,400	$2.56	13d	1	0.30mi
2600 S Kanner Hwy Stuart, FL	1.0–2.0	1.5–2.0	890	$1,950	$2.19	13d	3	0.46mi
400 SE Central Pkwy Stuart, FL	1.0–2.0	1.0–2.0	918	$2,640	$2.87	13d	16	0.48mi
950 S Kanner Hwy Stuart, FL	1.0–2.0	1.0–2.0	850	$2,000	$2.35	13d	4	0.68mi
950 S Kanner Hwy Stuart, FL	1.0–2.0	1.0–2.5	1062	$2,000	$1.88	23d	5	0.68mi
950 S Kanner Hwy Stuart, FL	2.0	2.0	1019	$1,888	$1.85	21d	3	0.68mi
801 SE Central Pkwy #7 Stuart, FL	2.0	2.0	1046	$2,150	$2.06	13d	1	0.75mi
2819 SW Cornell Ave Palm City, FL	2.0	1.5	1060	$2,150	$2.03	21d	1	0.91mi
801 SE Central Ave Stuart, FL	3.0	1.0	899	$2,300	$2.56	13d	1	1.00mi
633 SW Cleveland Ave Stuart, FL	1.0	1.0	548	$2,100	$3.83	13d	1	1.04mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$1,900	$2.28	21d	1	1.08mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$3,800	$4.57	23d	1	1.08mi
906 SE Tarpon Ave Unit B Stuart, FL	1.0	1.0	600	$1,350	$2.25	23d	1	1.11mi
2104 SE Edler Dr Stuart, FL	1.0	1.0	726	$1,500	$2.07	23d	1	1.12mi
2118 SE Edler Dr Unit B Stuart, FL	2.0	2.0	876	$1,995	$2.28	23d	1	1.13mi
524 SW St Lucie Cres Stuart, FL	1.0	1.0	610	$1,925	$3.16	13d	5	1.13mi
2124 SE Edler Dr Stuart, FL	2.0	2.0	876	$1,800	$2.05	23d	1	1.14mi
1215 SE Glenwood Dr Stuart, FL	2.0	2.0	1089	$1,859	$1.71	13d	10	1.23mi
544 SW 35th St Palm City, FL	2.0	1.0	850	$1,850	$2.18	23d	1	1.32mi
1485 SW Silver Pine Way Unit 107 B-2 Palm City, FL	1.0	1.0	830	$1,650	$1.99	23d	1	1.34mi
664 SW 35th St Unit 6 Palm City, FL	2.0	1.5	900	$1,850	$2.06	13d	1	1.35mi
664 SW 35th St Apt 3 Palm City, FL	2.0	1.5	900	$1,775	$1.97	13d	1	1.35mi
41 SW Seminole St Stuart, FL	3.0	1.0–2.5	1353	$13,167	$9.73	23d	3	1.38mi
3031 SE Aster Ln Unit 608 Stuart, FL	2.0	2.0	1019	$1,870	$1.84	23d	1	1.39mi
3151 SE Aster Ln #1306 Stuart, FL	2.0	2.0	1034	$1,800	$1.74	23d	1	1.40mi
3375 SW Mapp Rd Unit 204 Palm City, FL	3.0	2.0	1067	$2,300	$2.16	23d	1	1.44mi
1605 SW Silver Pine Way Unit F2 Palm City, FL	2.0	2.0	1111	$2,000	$1.80	23d	1	1.45mi
1290 SE Parkview Pl Unit A2 Stuart, FL	2.0	2.0	1021	$1,800	$1.76	21d	1	1.50mi

HOA detail condo

• Monthly dues: $802 · $9,624/yr
• Likely covers: watersewertrashinternetcable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $110,000 Active 139 DOM
2. 2026-06-17
   days on market $110,000 Active 138 DOM
3. 2026-06-16
   days on market $110,000 Active 137 DOM
4. 2026-06-15
   days on market $110,000 Active 136 DOM
5. 2026-06-14
   days on market $110,000 Active 134 DOM
6. 2026-06-13
   days on market $110,000 Active 133 DOM
7. 2026-06-10
   days on market $110,000 Active 131 DOM
8. 2026-06-09
   days on market $110,000 Active 130 DOM
9. 2026-06-08
   days on market $110,000 Active 129 DOM
10. 2026-06-07
    days on market $110,000 Active 128 DOM
11. 2026-06-03
    days on market $110,000 Active 124 DOM
12. 2026-06-02
    days on market $110,000 Active 123 DOM
13. 2026-06-01
    days on market $110,000 Active 122 DOM
14. 2026-05-31
    days on market $110,000 Active 121 DOM
15. 2026-05-31
    days on market $110,000 Active 120 DOM
16. 2026-01-30
    listed $117,000 Active 996-char remark

    Show marketing remark (996 chars)

    This cozy condo offers everything you need for Florida living, including unlimited golf! This charming 2 BR/2 Bath is one of just two MYCC buildings located on the west side of Palm City Road, just steps to the river. Step outside, throw in a line, and enjoy gorgeous sunsets. Nicely updated and maintained, this condo is perfect for your seasonal getaway or year-round retreat. The updated kitchen features warm wood cabinetry and SS appliances. Newer vanities and grab rails in baths. Laminate flooring in living areas. The screened in patio has partial water views and a storage room. This 2nd floor end unit features a beautiful view of a common greenery area. New A/C May 2025! HOA fees include unlimited golf, high speed internet, cable, water/hot water, trash/sewer and more! The only bill you will have to pay is FPL! This wonderful community offers a variety of clubs and activities to keep you busy year-round. Discover Martin County's best kept secret- Monterey Yacht and Country Club!

17. 2025-12-31
    historical
18. 2025-06-09
    listed $117,000 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 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: $25,356
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − HOA: −$9,624
• − Depreciation: −$3,200
• Taxable income: $113
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $1,258/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained and updated condo is in good condition with a good condition score of 75. It offers a good ROI with updates that can further increase its value.

Value-add opportunities

• Both update the kitchen backsplash — enhances the kitchen's aesthetic and functionality
• Both install smart home devices — improves convenience and energy efficiency
• Both upgrade the flooring in the bathrooms — enhances the overall look and feel of the bathrooms

Renovation cost estimate screening

Value-add ROI direction

• Both update the kitchen backsplash — enhances the kitchen's aesthetic and functionality ↑
• Both install smart home devices — improves convenience and energy efficiency ↑
• Both upgrade the flooring in the bathrooms — enhances the overall look and feel of the bathrooms ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 18,737
• Household income: $62,533
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 1408.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 21% Two or more races 12% Black 11%
• Hispanic origin (detail): Mexican 6% Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% Russian/Polish/Slavic 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: ▼ -130.08%
• Current HPI: 349.7061
• Rent YoY: ▼ -0.69%
• 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

3 events — show timeline

• 2026-01-30 Listed $117,000 MCRTC
• 2025-12-31 Listing Removed — MCRTC
• 2025-06-09 Listed $117,000 MCRTC