3619 Bent Tree Dr · Florida Ridge, FL 34946

$394,915

4 bd · 2.0 ba · 1,937 sqft · SingleFamily · 19 Days on market

Built 2026 Est $395k · at est.

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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).

• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.1/10.0

Listing remarks

This charming single-story home offers an open-concept living space complete with a Great Room, dining room and kitchen that connect directly to a covered patio. The owner's suite is thoughtfully designed for maximum privacy, while down the hall are three bedrooms arranged near a convenient full-sized bathroom. A versatile two-car garage provides storage space.

Key facts

• Covered patio
• Great room
• Owner's suite

Tags

• OPEN-CONCEPT LIVING SPACE
• GREAT ROOM
• COVERED PATIO
• OWNER'S SUITE
• TWO-CAR GARAGE

Property features AI

Finance

• Financial info: List price $408,165

Exterior

• Parking: 2 covered parking spaces (garage)
• Home design: Spec new-construction home — Hartford plan

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1,937

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $-592 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (31.5% below list).
• Recommended offer: $271k (31.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#353 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D, amenities 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: Manatee Academy K-8 (math 53% / reading 51%, grade C-, #990 of 2,144 statewide, top 48%, 1,664 students, 65% FRL); Southern Oaks Middle School (math 39% / reading 43%, grade F, #353 of 571 statewide, top 63%, 894 students, 76% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL).
• Market conditions: 134 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($3k loan paydown + $23k appreciation (5.9% local appreciation)).
• St. Lucie County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($389k) is reasonable based on typical stale-listing flexibility.

Recommended offer $270,563 (31.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.69% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.42%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $395,148
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3611 Angler Dr	0.29mi	4/2.0	1,937 (0%)	8mo	$375,000	$194	80
6680 Spanish Cedar Ln	0.16mi	3/3.0 (-1)	2,002 (+3%)	5mo	$370,000	$185	74
3432 Cedar Grove Dr	0.36mi	4/2.0	1,809 (-7%)	4mo	$365,000	$202	69
3467 Cedar Grove Dr	0.36mi	4/2.0	1,809 (-7%)	7mo	$350,000	$193	66
6402 Spanish Cedar Pl	0.26mi	4/2.0	1,809 (-7%)	13mo	$403,860	$223	66
3479 Cedar Grove Dr	0.35mi	4/2.0	1,809 (-7%)	9mo	$375,000	$207	65
3545 Angler Dr	0.24mi	4/2.0	1,809 (-7%)	16mo	$383,984	$212	64
3562 Angler Dr	0.28mi	4/2.0	1,809 (-7%)	15mo	$375,000	$207	64
3563 Angler Dr	0.25mi	4/2.0	1,809 (-7%)	17mo	$389,990	$216	64
3623 Angler Dr	0.31mi	3/3.0 (-1)	2,002 (+3%)	15mo	$360,000	$180	59
3578 Angler Dr	0.35mi	3/2.0 (-1)	1,831 (-6%)	19mo	$368,000	$201	54
3407 Cedar Grove Dr	0.40mi	3/3.0 (-1)	2,002 (+3%)	17mo	$407,510	$204	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.67×
• Total profit: $74,516
• Equity at exit: $246,283

10-year hold

• IRR: 11.2%
• Equity multiple: 3.25×
• Total profit: $249,265
• Equity at exit: $444,924

Cash invested: $110,576 (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 34946

• Home prices YoY: 1.7%
• Active inventory: 134
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,706 high
• Mortgage (P&I): −$2,071
• Tax est. 1.5%: −$494 /mo · $5,924/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $-592

Break-even live

Break-even rent $3,455

Max offer price $309,292

Occupancy floor —

Sensitivity live

Price	-10% $-319	-5% $-455	+0% $-592	+5% $-728	+10% $-865
Rent	-10% $-805	-5% $-699	+0% $-592	+5% $-485	+10% $-378
Rate	-1.0pp $-393	-0.5pp $-491	base $-592	+0.5pp $-694	+1.0pp $-798

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: $98,729
• Closing costs: $11,847
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3129 Spanish Cedar Pl Fort Pierce, FL	4.0	2.5	2581	$2,700	$1.05	16d	1	0.04mi
3495 Harborside Ave Fort Pierce, FL	4.0	2.0	1814	$2,700	$1.49	26d	1	0.16mi
3551 Angler Dr Fort Pierce, FL	4.0	2.5	2583	$2,600	$1.01	26d	1	0.24mi
3526 Angler Dr Fort Pierce, FL	4.0	2.0	1809	$2,600	$1.44	23d	1	0.27mi
2986 Spanish Cedar Pl Fort Pierce, FL	4.0	2.5	2581	$2,700	$1.05	16d	1	0.27mi
2949 Spanish Cedar Pl Fort Pierce, FL	4.0	2.5	2581	$2,700	$1.05	16d	1	0.34mi
2950 Spanish Cedar Pl Fort Pierce, FL	4.0	2.5	2581	$2,700	$1.05	16d	1	0.34mi
254 Hawthorne Ln Vero Beach, FL	3.0	2.0	1703	$2,900	$1.70	23d	1	1.15mi
23 Highland Dr SW Vero Beach, FL	4.0	3.0	1263	$2,950	$2.34	23d	1	1.16mi
2320 Water Oaks Ln Unit 111 Vero Beach, FL	3.0	2.0	1811	$3,500	$1.93	23d	1	1.39mi

Listing history 14 events

1. 2026-06-23
   days on market $394,915 Active 19 DOM
2. 2026-06-21
   days on market $394,915 Active 18 DOM
3. 2026-06-18
   days on market $394,915 Active 15 DOM
4. 2026-06-17
   days on market $394,915 Active 14 DOM
5. 2026-06-16
   pricedays on market $394,915 Active 13 DOM
6. 2026-06-15
   days on market $411,165 Active 12 DOM
7. 2026-06-14
   days on market $411,165 Active 10 DOM
8. 2026-06-13
   pricedays on market $411,165 Active 9 DOM
9. 2026-06-10
   days on market $408,165 Active 7 DOM
10. 2026-06-09
    days on market $408,165 Active 6 DOM
11. 2026-06-08
    days on market $408,165 Active 5 DOM
12. 2026-06-07
    days on market $408,165 Active 4 DOM
13. 2026-06-05
    remarks 363-char remark
14. 2026-06-05
    listed $408,165 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $32,468
• − Mortgage interest: −$22,121
• − Property taxes: −$5,924
• − Insurance: −$1,975
• − Repairs & maintenance: −$2,597
• − Management: −$2,597
• − Depreciation: −$11,488
• Taxable loss: −$14,235
• Est. tax savings @ 24.0%: +$3,416
• After-tax cash flow: $-3,684/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 — Florida Ridge

• Score: 72/100
• State rank: #353
• US rank: #6129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 25,629
• Population (ZIP): 6,588

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 0.68)
• Race & ethnicity: Black 36% Hispanic / Latino 34% White 26% Two or more races 18% Native American 4% Asian 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2% Cuban 2% Salvadoran 1%
• Common ancestry: Lithuanian 1% Slovak 1% Portuguese 1%
• Foreign-born: 25% · Canada, Dominican Republic
• Languages at home: 70% English-only · Spanish 28% Other Indo-European 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: ▲ 5.92%
• Current HPI: 351.3324
• Rent YoY: —
• Metro: —
• 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