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

$105,000

2 bd · 2.0 ba · 894 sqft · Condo · 190 Days on market

Built 1972 Good condition $117/sqft · 11% below area Est $118k · 11% under $802/mo HOA · 39% of rent

---

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 +18.1/30.0
• ARV discount +12.5/15.0
• 1% rule +10.0/10.0
• DSCR +5.7/10.0
• Schools +5.2/10.0
• 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 $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.2% 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.
• Zoned schools: J. D. Parker School of Technology (math 39% / reading 40%, grade F, #1,513 of 2,144 statewide, top 73%, 519 students, 72% FRL); Stuart Middle School (math 55% / reading 55%, grade B-, #180 of 571 statewide, top 32%, 867 students, 49% FRL); Jensen Beach High School (math 53% / reading 71%, grade B-, #98 of 667 statewide, top 15%, 1,584 students, 36% FRL).
• Market conditions: Rents soft (-0.7%/yr); 321 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 39% 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 $726 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 190 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 39% 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 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: 1.95% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.80%
• DSCR: 1.17
• GRM: 4.3

CMA / ARV

• ARV (median comp): $117,986
• List price: $105,000
• Delta: -11.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1963 SW Palm City Rd Unit F	0.12mi	2/2.0	894 (0%)	0mo	$101,000	$113	94
1950 SW Palm City Rd Unit 2-102	0.27mi	2/2.0	922 (+3%)	0mo	$290,000	$315	82
1950 SW Palm City Rd #10106	0.27mi	1/1.5 (-1)	900 (+1%)	0mo	$159,000	$177	79
1987 SW Palm City Rd Bldg 45 Unit D	0.17mi	2/1.0	819 (-8%)	1mo	$122,000	$149	73
1900 S Kanner Hwy Unit 5-204	0.09mi	2/2.0	1,032 (+15%)	0mo	$72,000	$70	70
2227 SE Letha Ct	1.30mi	2/2.0	876 (-2%)	1mo	$157,000	$179	61
3500 S Kanner Hwy #101	1.28mi	2/1.5	888 (-1%)	1mo	$110,000	$124	61
3500 S Kanner Hwy #135	1.34mi	2/2.0	960 (+7%)	1mo	$70,000	$73	52
2600 S Kanner Hwy Unit G3	0.46mi	1/1.5 (-1)	685 (-23%)	0mo	$165,000	$241	46
950 S Kanner Hwy Unit A25	0.61mi	2/1.0	725 (-19%)	1mo	$130,000	$179	42
2446 SW Hideaway Ln	0.60mi	3/1.5 (+1)	1,097 (+23%)	0mo	$390,000	$356	40
2456 SW Hideaway Ln	0.61mi	3/1.5 (+1)	1,097 (+23%)	0mo	$385,000	$351	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.44×
• Total profit: $-16,572
• Equity at exit: $15,656

10-year hold

• IRR: -29.7%
• Equity multiple: 0.05×
• Total profit: $-27,902
• Equity at exit: $9,078

Cash invested: $29,400 (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 →

Active competition Active MLS

• For sale now: 2 active · 5 under contract
• Median asking: $344,450 ($355/sqft)
• Median days on market: 125 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -62.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34994

• Home prices YoY: -27.1%
• Rents YoY: -0.7%
• Active inventory: 321
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,052 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$802
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $93

Break-even live

Break-even rent $1,934

Max offer price $105,000

Occupancy floor 90%

Sensitivity live

Price	-10% $166	-5% $129	+0% $93	+5% $57	+10% $21
Rent	-10% $-69	-5% $12	+0% $93	+5% $174	+10% $255
Rate	-1.0pp $146	-0.5pp $120	base $93	+0.5pp $66	+1.0pp $38

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: $26,250
• Closing costs: $3,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	63d	1	0.09mi
1900 S Kanner Hwy Unit 10-102 Stuart, FL	2.0	2.0	1032	$1,850	$1.79	15d	1	0.09mi
1600 S Kanner Hwy Stuart, FL	2.0	1.0–2.0	907	$1,698	$1.87	15d	2	0.17mi
1950 SW Palm City Rd Stuart, FL	2.0	2.0	1031	$3,150	$3.05	72d	3	0.30mi
1950 SW Palm City Rd Unit 4-4205 Stuart, FL	2.0	2.0	938	$2,400	$2.56	63d	1	0.30mi
1950 SW Palm City Rd Unit 3-105 Stuart, FL	2.0	2.0	938	$2,000	$2.13	15d	1	0.35mi
2600 S Kanner Hwy Unit A4 Stuart, FL	1.0	1.5	685	$1,650	$2.41	15d	1	0.46mi
400 SE Central Pkwy Stuart, FL	1.0–3.0	1.0–2.0	1043	$2,415	$2.31	15d	7	0.48mi
950 S Kanner Hwy Stuart, FL	1.0–2.0	1.0–2.0	850	$2,000	$2.35	63d	4	0.68mi
950 S Kanner Hwy Stuart, FL	1.0–2.0	1.0–2.5	1062	$2,000	$1.88	72d	5	0.68mi
950 S Kanner Hwy Stuart, FL	2.0	2.0	1019	$1,888	$1.85	70d	3	0.68mi
950 S Kanner Hwy Stuart, FL	1.0–2.0	1.0–2.0	850	$3,500	$4.12	15d	3	0.68mi
801 SE Central Pkwy #7 Stuart, FL	2.0	2.0	1046	$2,150	$2.06	63d	1	0.75mi
2819 SW Cornell Ave Palm City, FL	2.0	1.5	1060	$2,050	$1.93	15d	1	0.91mi
801 SE Central Ave Stuart, FL	3.0	1.0	899	$2,300	$2.56	63d	1	1.00mi
633 SW Cleveland Ave Stuart, FL	1.0	1.0	548	$2,100	$3.83	63d	1	1.04mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$3,800	$4.57	72d	1	1.08mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$1,900	$2.28	70d	1	1.08mi
906 SE Tarpon Ave Unit B Stuart, FL	1.0	1.0	600	$1,350	$2.25	72d	1	1.11mi
2104 SE Edler Dr Stuart, FL	1.0	1.0	726	$1,500	$2.07	72d	1	1.12mi
2110 SE Edler Dr Stuart, FL	3.0	2.0	1076	$2,100	$1.95	15d	1	1.13mi
2118 SE Edler Dr Unit B Stuart, FL	2.0	2.0	876	$1,995	$2.28	72d	1	1.13mi
524 SW St Lucie Cres Stuart, FL	1.0	1.0	800	$1,836	$2.30	15d	4	1.13mi
2124 SE Edler Dr Stuart, FL	2.0	2.0	876	$1,750	$2.00	15d	1	1.14mi
1215 SE Glenwood Dr Stuart, FL	2.0	2.0	1021	$1,850	$1.81	15d	1	1.23mi
1215 SE Glenwood Dr Stuart, FL	2.0	2.0	1089	$1,859	$1.71	63d	10	1.23mi
101 SE Ocean Blvd Unit UN305 Stuart, FL	2.0	1.0	841	$2,300	$2.73	15d	1	1.24mi
544 SW 35th St Palm City, FL	1.0	1.0	750	$1,525	$2.03	15d	1	1.32mi
544 SW 35th St Apt 7 Palm City, FL	1.0	1.0	750	$1,500	$2.00	15d	1	1.32mi
544 SW 35th St Unit 4 Palm City, FL	1.0	1.0	750	$1,350	$1.80	15d	1	1.32mi
544 SW 35th St Palm City, FL	2.0	1.0	850	$1,850	$2.18	72d	1	1.32mi
201 SW Joan Jefferson Way Stuart, FL	1.0–3.0	1.0–2.0	1230	$2,598	$2.11	15d	12	1.34mi
1485 SW Silver Pine Way Unit 107 B-2 Palm City, FL	1.0	1.0	830	$1,650	$1.99	72d	1	1.34mi
664 SW 35th St Unit 6 Palm City, FL	2.0	1.5	900	$1,850	$2.06	63d	1	1.35mi
664 SW 35th St Apt 3 Palm City, FL	2.0	1.5	900	$1,700	$1.89	15d	1	1.35mi
41 SW Seminole St Stuart, FL	3.0	1.0–2.5	1353	$13,167	$9.73	72d	3	1.38mi
41 SW Seminole St Stuart, FL	1.0–3.0	1.0–2.5	1353	$10,750	$7.95	15d	3	1.38mi
3031 SE Aster Ln Unit 608 Stuart, FL	2.0	2.0	1019	$1,870	$1.84	72d	1	1.39mi
1213 SE Glenwood Dr Stuart, FL	1.0–2.0	1.0–2.0	945	$1,890	$2.00	15d	11	1.39mi
3151 SE Aster Ln #1306 Stuart, FL	2.0	2.0	1034	$1,800	$1.74	72d	1	1.40mi

HOA detail $802/mo · $9,624/yr condo

• Likely covers: watersewertrashinternetcable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $105,000 Active 190 DOM
2. 2026-08-07
   days on market $105,000 Active 189 DOM
3. 2026-08-06
   days on market $105,000 Active 188 DOM
4. 2026-08-05
   days on market $105,000 Active 187 DOM
5. 2026-08-04
   days on market $105,000 Active 186 DOM
6. 2026-08-03
   days on market $105,000 Active 185 DOM
7. 2026-07-31
   days on market $105,000 Active 182 DOM
8. 2026-07-29
   days on market $105,000 Active 180 DOM
9. 2026-07-27
   days on market $105,000 Active 178 DOM
10. 2026-07-25
    days on market $105,000 Active 176 DOM
11. 2026-07-23
    price $105,000 Active 174 DOM
12. 2026-07-23
    days on market $110,000 Active 174 DOM
13. 2026-07-22
    days on market $110,000 Active 173 DOM
14. 2026-07-21
    days on market $110,000 Active 172 DOM
15. 2026-07-18
    days on market $110,000 Active 169 DOM
16. 2026-07-16
    days on market $110,000 Active 167 DOM
17. 2026-07-16
    days on market $110,000 Active 166 DOM
18. 2026-07-14
    days on market $110,000 Active 165 DOM
19. 2026-07-13
    days on market $110,000 Active 164 DOM
20. 2026-07-12
    days on market $110,000 Active 163 DOM
21. 2026-07-11
    days on market $110,000 Active 162 DOM
22. 2026-07-10
    days on market $110,000 Active 161 DOM
23. 2026-07-09
    days on market $110,000 Active 160 DOM
24. 2026-07-08
    days on market $110,000 Active 159 DOM
25. 2026-07-07
    days on market $110,000 Active 158 DOM
26. 2026-07-06
    days on market $110,000 Active 157 DOM
27. 2026-07-05
    days on market $110,000 Active 156 DOM
28. 2026-07-04
    days on market $110,000 Active 155 DOM
29. 2026-07-03
    days on market $110,000 Active 154 DOM
30. 2026-07-02
    days on market $110,000 Active 153 DOM
31. 2026-07-01
    days on market $110,000 Active 152 DOM
32. 2026-06-30
    days on market $110,000 Active 151 DOM
33. 2026-06-29
    days on market $110,000 Active 150 DOM
34. 2026-06-28
    days on market $110,000 Active 149 DOM
35. 2026-06-28
    days on market $110,000 Active 148 DOM
36. 2026-06-27
    days on market $110,000 Active 147 DOM
37. 2026-06-25
    days on market $110,000 Active 145 DOM
38. 2026-06-23
    days on market $110,000 Active 143 DOM
39. 2026-06-21
    days on market $110,000 Active 142 DOM
40. 2026-06-18
    days on market $110,000 Active 139 DOM
41. 2026-06-17
    days on market $110,000 Active 138 DOM
42. 2026-06-16
    days on market $110,000 Active 137 DOM
43. 2026-06-15
    days on market $110,000 Active 136 DOM
44. 2026-06-14
    days on market $110,000 Active 134 DOM
45. 2026-06-13
    days on market $110,000 Active 133 DOM
46. 2026-06-10
    days on market $110,000 Active 131 DOM
47. 2026-06-09
    days on market $110,000 Active 130 DOM
48. 2026-06-08
    days on market $110,000 Active 129 DOM
49. 2026-06-07
    days on market $110,000 Active 128 DOM
50. 2026-06-03
    days on market $110,000 Active 124 DOM

ⓘ 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: $24,619
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − HOA: −$9,624
• − Depreciation: −$3,055
• Taxable income: $20
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $1,113/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 Est. rehab $4,470–$13,410 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary J. D. Parker School Of Technology F FL #1,513/2,144 Nat'l #19,648/41,679 Middle Stuart Middle School B- FL #180/571 Nat'l #2,482/14,009 High Jensen Beach High School B- FL #98/667 Nat'l #3,220/17,239

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

A Composite livability gradescore 84/100

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 · 172,383 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: 14% of renters

---

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