1709 N 22nd St · Fort Pierce, FL 34950

$175,000

2 bd · 2.0 ba · 1,145 sqft · SingleFamily public records · 22 Days on market

Built 1984 8,274 sqft lot Est $126k · 39% over

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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 +21.4/30.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Come check out this diamond in the rough. Investor special or a handyman. The interior needs to be updated but has great bones. Over sized corner lot.

Key facts

• Corner lot
• 8,274 sq ft lot
• Garage

Tags

• CORNER LOT

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Attached garage (1 garage space, 2 total parking spaces); Covered parking; Concrete driveway
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-family residence; One story; Faces east; Resale property
• Construction: Block/CBS construction; Shingle roof; Built as a single-story structure
• Exterior features: Corner lot; Not waterfront

Interior

• Kitchen: Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Concrete flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No notable interior features listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/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 $174k (0.3% below list).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.7% in Fort Pierce — 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 76/100 on livability (#226 in FL, #3,360 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools D, amenities F.
• 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 rising fast (+5.9%/yr); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $1,744/mo this rent would consume 69% of the median local household income ($30k/yr) (locally 1995% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $43k; list at $175k implies a 307% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% 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. 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?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.00% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $125,950
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1912 Avenue P	0.14mi	3/1.0 (+1)	1,178 (+3%)	10mo	$130,000	$110	72
911 N 21st St	0.52mi	2/1.0	1,092 (-5%)	2mo	$91,000	$83	63
2708 Avenue P	0.34mi	3/1.0 (+1)	1,080 (-6%)	21mo	$235,000	$218	48

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 · 5.94% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-6,462
• Equity at exit: $26,093

10-year hold

• IRR: 9.2%
• Equity multiple: 1.79×
• Total profit: $38,794
• Equity at exit: $15,131

Cash invested: $49,000 (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 34950

• Home prices YoY: -20.2%
• Rents YoY: 5.9%
• Active inventory: 165
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,744 high
• Mortgage (P&I): −$918
• Tax from tax record: −$126 /mo · $1,518/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $261

Break-even live

Break-even rent $1,414

Max offer price $175,000

Occupancy floor 80%

Sensitivity live

Price	-10% $360	-5% $310	+0% $261	+5% $211	+10% $162
Rent	-10% $123	-5% $192	+0% $261	+5% $330	+10% $399
Rate	-1.0pp $349	-0.5pp $305	base $261	+0.5pp $216	+1.0pp $169

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 N 21st St Fort Pierce, FL	3.0	1.0	968	$2,100	$2.17	14d	1	0.10mi
1610 N 25th St Unit 1 Fort Pierce, FL	2.0	1.0	740	$1,600	$2.16	14d	1	0.15mi
1610 N 25th St Unit 10 Fort Pierce, FL	2.0	1.0	740	$1,600	$2.16	24d	1	0.15mi
1610 N 25th St Unit 13 Fort Pierce, FL	2.0	1.0	740	$1,550	$2.09	24d	1	0.15mi
1408 N 23rd St Fort Pierce, FL	3.0	1.0	1110	$1,900	$1.71	14d	1	0.17mi
1308 N 21st St Apt A Fort Pierce, FL	2.0	1.0	1200	$1,499	$1.25	24d	1	0.25mi
1601 N 17th St Fort Pierce, FL	2.0	1.0	996	$1,650	$1.66	24d	1	0.33mi
3002 Avenue Q Fort Pierce, FL	2.0	1.0	864	$1,900	$2.20	24d	1	0.50mi
907 N 20th St Apt B Fort Pierce, FL	3.0	1.0	980	$1,800	$1.84	24d	1	0.51mi
2804 Avenue J Fort Pierce, FL	3.0	1.0	816	$2,000	$2.45	14d	1	0.53mi
1910 Juanita Ave Fort Pierce, FL	3.0	2.0	1100	$2,000	$1.82	14d	1	0.58mi
3101 Avenue T Fort Pierce, FL	2.0	2.0	1064	$1,980	$1.86	24d	1	0.60mi
704 N 18th St Unit B Fort Pierce, FL	2.0	1.0	1352	$1,700	$1.26	24d	1	0.69mi
1220 Avenue L Unit A Fort Pierce, FL	3.0	1.0	850	$1,700	$2.00	24d	1	0.70mi
1225 Avenue K Fort Pierce, FL	3.0	1.0	837	$1,700	$2.03	24d	1	0.77mi
1617 Avenue E Fort Pierce, FL	3.0	1.0	1100	$1,800	$1.64	24d	1	0.79mi
2705 Avenue E Fort Pierce, FL	3.0	1.0	1161	$1,800	$1.55	24d	1	0.80mi
1604 Avenue E Fort Pierce, FL	2.0	1.0	713	$1,350	$1.89	14d	1	0.80mi
1405 Avenue G Apt A Fort Pierce, FL	3.0	2.0	1064	$2,200	$2.07	24d	1	0.81mi
505 N 27th St Fort Pierce, FL	3.0	1.0	879	$2,660	$3.03	24d	1	0.88mi
1607 Avenue D Fort Pierce, FL	3.0	2.0	1029	$1,700	$1.65	14d	1	0.92mi
434 N 17th St Fort Pierce, FL	2.0	1.0	712	$1,500	$2.11	24d	1	0.94mi
2908 Dunbar St Fort Pierce, FL	2.0	1.0	942	$1,300	$1.38	22d	1	0.98mi
1127 E Avenue Unit A Fort Pierce, FL	2.0	1.0	784	$1,800	$2.30	22d	1	1.04mi
815 Dundas Ct Unit B Fort Pierce, FL	2.0	1.0	1323	$1,400	$1.06	14d	1	1.05mi
508 Means Ct Unit A Fort Pierce, FL	1.0	1.0	826	$775	$0.94	24d	1	1.06mi
508 Means Ct Fort Pierce, FL	3.0	3.0	826	$1,950	$2.36	14d	1	1.06mi
312 N 27th St Fort Pierce, FL	2.0	1.0	868	$1,600	$1.84	24d	1	1.08mi
306 N 18th Ct #2 Fort Pierce, FL	3.0	2.0	1192	$2,150	$1.80	24d	1	1.11mi
205 N 22nd St Fort Pierce, FL	2.0	1.0	1050	$1,500	$1.43	24d	1	1.13mi
701 N 9th St Unit B Fort Pierce, FL	2.0	2.0	740	$1,395	$1.89	24d	1	1.14mi
204 N 28th St Fort Pierce, FL	3.0	2.0	1000	$1,550	$1.55	24d	1	1.17mi
4005 Avenue I Unit A Fort Pierce, FL	2.0	1.0	880	$1,600	$1.82	14d	1	1.21mi
4005 Avenue I Unit A Fort Pierce, FL	2.0	1.0	880	$1,600	$1.82	24d	1	1.21mi
513 N 9th St Unit B Fort Pierce, FL	3.0	2.0	1250	$2,300	$1.84	24d	1	1.22mi
2760 Seneca Ave Fort Pierce, FL	2.0	1.0	837	$1,500	$1.79	24d	1	1.26mi
2809 Jefferson Pkwy Unit A Fort Pierce, FL	3.0	1.0	1350	$2,100	$1.56	14d	1	1.39mi
1310 Atlantic Ave Unit B Fort Pierce, FL	1.0	1.0	700	$1,620	$2.31	24d	1	1.40mi
1310 Atlantic Ave Unit B Fort Pierce, FL	1.0	1.0	700	$1,550	$2.21	14d	1	1.40mi
1406 Citrus Ave Fort Pierce, FL	2.0	1.0	930	$1,600	$1.72	14d	1	1.48mi

Listing history 3 events

1. 2026-05-12
   historical Active Under Contract
2. 2026-05-04
   listed $175,000 Active
3. 1984-11-01
   soldstatus $43,000

ⓘ 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: $1,518 · $126/mo
• Projected year-2 tax: $1,518 · $126/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,931
• − Mortgage interest: −$9,803
• − Property taxes: −$1,518
• − Insurance: −$875
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$5,091
• Taxable income: $296
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $3,059/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 — Fort Pierce

• Score: 76/100
• State rank: #226
• US rank: #3360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Pierce, FL
• County: Saint Lucie County · 337,150 people
• City population: 78,556
• Metro: Port St. Lucie, FL
• Population (ZIP): 17,461
• Household income: $30,400
• Rent vs Own: 61.1% rent · 38.9% own
• Severe rent burden: 1995.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% Hispanic / Latino 19% White 17% Two or more races 10%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 17% Portuguese 1%
• Foreign-born: 23% · Canada
• Languages at home: 69% English-only · Spanish 14% French/Haitian/Cajun 12% Other Indo-European 4%

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: ▼ -97.20%
• Current HPI: 384.8532
• Rent YoY: ▲ 5.94%
• 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

+307.0% since first listed

3 events — show timeline

• 2026-05-12 Contingent — Beaches MLS
• 2026-05-04 Listed $175,000 Beaches MLS
• 1984-11-01 Sold (Public Records) $43,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,518 · +4.8% YoY. Source: county tax records.