109 Lakes End Dr Unit D · Fort Pierce, FL 34982

$109,000

2 bd · 2.0 ba · 1,104 sqft · Condo public records · 43 Days on market

Built 1975 $627/mo HOA · 34% 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 +15.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Light & Bright furnished corner unit that is close to POOL & Club House. Tile floors in living areas, indoor/outdoor carpet in FL RM, & carpet in bedrooms. Crown molding throughout, FL RM has AC vent therefore is including in total living area. Electric panel has been changed. Kitchen equipped with all major appliances & features newer Formica counters. Sellers installed additional storage cabinets in Guest Bedroom. AC new in 2016; water pipes are PVC through attic. Accordion shutters on all windows except for front FL RM window which had been changed. Disappearing screen doors on front & back doors. Open Patio with outdoor furniture + grill. Unit is situated on

Key facts

• $627 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Association fee includes cable TV, insurance, internet, grounds and structure maintenance, pest control, security, sewer, trash, water, common areas, common real estate tax, reserve funds, roof repairs, recreation facility and pool service; Not a land-lease property; Senior community
• Financial info: Pets allowed (cats only; pet restrictions possible); Community contains 812 units
• HOA & community: Active homeowners association (High Point of Ft Pierce Section 1); Quarterly association fee; Association amenities include clubhouse, pool, billiard room, shuffleboard, bocce ball, jogging path, picnic area, community room, library, kitchen facilities, laundry, manager on site, parking, courtesy bus, maintained community, recreation facilities, internet included, security

Exterior

• Parking: Assigned parking; Guest parking; Asphalt parking; 1 open parking space (total 1)
• Security: Gated community with guard; Security gate; Security guard; Closed-circuit cameras; Security lights; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Electricity available; Underground utilities; Water available; Sewer available
• Home design: Condominium; One story; Entry-level living area; Faces east; Resale condition
• Construction: Block/Concrete/CBS construction; Composition/fiberglass/shingle roof; Slab foundation; Built in public records (living area 1,284)
• Exterior features: Open patio; Patio; Paved private road frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Trash compactor; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Built-in features; Entrance foyer; Walk-in closet(s); Closet cabinetry; Pull-down stairs; Bedroom layout - stacked
• Laundry & utility: Laundry room; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $109k.

Deal economics

• At list price, monthly cash flow is $39 ($465/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.

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+, amenities F, employment 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.
• Zoned schools: Weatherbee Elementary School (math 32% / reading 32%, grade F, #1,797 of 2,144 statewide, top 86%, 672 students, 90% FRL); Dan Mccarty Middle School (math 23% / reading 23%, grade F, #542 of 571 statewide, top 95%, 747 students, 88% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL) — zoned schools average 80% FRL vs 59% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 44% district-wide (-16 pts) — the specific schools serving this property underperform the St. Lucie average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.4%/yr); 336 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k 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 + 7.4% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $32k; list at $109k implies a 241% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.69% ✓
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.42% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.80×
• Total profit: $-6,189
• Equity at exit: $16,252

10-year hold

• IRR: 11.8%
• Equity multiple: 2.25×
• Total profit: $38,091
• Equity at exit: $9,424

Cash invested: $30,520 (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 34982

• Home prices YoY: -33.4%
• Rents YoY: 7.4%
• Active inventory: 336
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$572
• Tax from tax record: −$175 /mo · $2,096/yr
• Insurance: −$45
• HOA: −$627
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $39

Break-even live

Break-even rent $1,796

Max offer price $109,000

Occupancy floor 93%

Sensitivity live

Price	-10% $100	-5% $70	+0% $39	+5% $8	+10% $-23
Rent	-10% $-107	-5% $-34	+0% $39	+5% $112	+10% $184
Rate	-1.0pp $94	-0.5pp $66	base $39	+0.5pp $10	+1.0pp $-18

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
916 Savannas Point Dr Fort Pierce, FL	2.0	2.0	1120	$2,100	$1.88	15d	1	0.05mi
322 Colony Ln Unit C Fort Pierce, FL	1.0	1.5	816	$1,375	$1.69	25d	1	0.24mi
1829 Sandhill Crane Dr Unit B2 Fort Pierce, FL	2.0	2.0	1334	$2,000	$1.50	25d	1	0.28mi
1219 S Lakes End Dr Unit 2 Fort Pierce, FL	2.0	2.0	1186	$1,500	$1.26	15d	1	0.30mi
1804 Blue Heron Ln Unit C Fort Pierce, FL	2.0	2.0	1286	$1,900	$1.48	25d	1	0.37mi
1772 N Dovetail Dr Unit C Fort Pierce, FL	2.0	2.0	1230	$2,100	$1.71	25d	1	0.40mi
1739 N Dovetail Dr Fort Pierce, FL	2.0	2.0	1230	$1,750	$1.42	25d	1	0.42mi
1747 N Dovetail Dr Unit A Fort Pierce, FL	2.0	2.0	1286	$2,100	$1.63	25d	1	0.43mi
3200 S US Highway 1 Fort Pierce, FL	2.0–3.0	1.0–2.0	1144	$1,509	$1.32	15d	1	0.55mi
3300 S 7th St Unit B Fort Pierce, FL	2.0	1.0	800	$1,595	$1.99	25d	1	0.74mi
3030 S US Highway 1 Fort Pierce, FL	3.0	2.0	1184	$1,774	$1.50	15d	1	0.80mi
4166 Gator Trace Villas Cir Unit B Fort Pierce, FL	3.0	2.0	1336	$2,200	$1.65	25d	1	0.84mi
802 N Lake Dr Unit B Fort Pierce, FL	2.0	1.0	1000	$1,550	$1.55	25d	1	0.84mi
928 Fra Mar Pl Fort Pierce, FL	3.0	1.0	1440	$2,000	$1.39	25d	1	0.92mi
800 Kanner Dr Unit B Fort Pierce, FL	2.0	1.0	900	$1,550	$1.72	15d	1	0.95mi
947 Fra Mar Pl Fort Pierce, FL	2.0	1.0	768	$1,700	$2.21	25d	1	0.98mi
4215 Gator Trace Ave Unit G Fort Pierce, FL	2.0	2.0	1200	$2,200	$1.83	25d	1	1.00mi
605 Ixoria Ave Fort Pierce, FL	2.0	2.0	744	$1,450	$1.95	15d	2	1.07mi
605 Ixoria Ave #15 Fort Pierce, FL	2.0	2.0	744	$1,500	$2.02	25d	1	1.10mi
617 Ixoria Ave Unit 2A Fort Pierce, FL	2.0	2.5	764	$1,500	$1.96	25d	1	1.14mi
410 Palm Ave Apt B Fort Pierce, FL	2.0	1.0	800	$1,400	$1.75	15d	1	1.16mi
2902 Oleander Blvd Fort Pierce, FL	3.0	2.0	1276	$2,700	$2.12	25d	1	1.26mi
4210 Gator Trace Cir Fort Pierce, FL	2.0	2.0	1316	$2,100	$1.60	15d	1	1.27mi
115 Maple Ave Fort Pierce, FL	3.0	1.0	1008	$1,999	$1.98	25d	1	1.29mi
2625 Heathcote Dr Unit 2647 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	22d	1	1.29mi
2625 Heathcote Dr Unit 2623 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	25d	1	1.29mi
2625 Heathcote Dr Unit 2631 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	15d	1	1.29mi
4591 Whispering Pines Ln Fort Pierce, FL	2.0	1.0–2.0	576	$1,850	$3.21	25d	1	1.38mi

HOA detail condo

• Monthly dues: $627 · $7,524/yr
• Likely covers: waterelectricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-18
   status $109,000 Pending 43 DOM
2. 2026-06-17
   days on market $109,000 Active Under Contract 43 DOM
3. 2026-06-16
   days on market $109,000 Active Under Contract 42 DOM
4. 2026-06-15
   days on market $109,000 Active Under Contract 41 DOM
5. 2026-06-14
   days on market $109,000 Active Under Contract 39 DOM
6. 2026-06-13
   days on market $109,000 Active Under Contract 38 DOM
7. 2026-06-10
   days on market $109,000 Active Under Contract 36 DOM
8. 2026-06-09
   days on market $109,000 Active Under Contract 35 DOM
9. 2026-06-08
   days on market $109,000 Active Under Contract 34 DOM
10. 2026-06-07
    days on market $109,000 Active Under Contract 33 DOM
11. 2026-06-05
    days on market $109,000 Active Under Contract 30 DOM
12. 2026-06-03
    days on market $109,000 Active Under Contract 29 DOM
13. 2026-06-02
    days on market $109,000 Active Under Contract 28 DOM
14. 2026-06-01
    days on market $109,000 Active Under Contract 27 DOM
15. 2026-05-31
    days on market $109,000 Active Under Contract 26 DOM
16. 2026-05-30
    days on market $109,000 Active Under Contract 25 DOM
17. 2026-05-05
    listed $109,000 Active
18. 2026-03-12
    historical Active Under Contract
19. 2026-03-12
    historical
20. 2026-02-26
    price $109,000
21. 2025-10-29
    listed $130,000 Active
22. 2025-08-05
    historical
23. 2025-04-04
    listed $147,500 Active
24. 2024-12-04
    historical
25. 2024-06-04
    listed $174,500 Active
26. 2015-10-09
    historical
27. 2014-10-21
    historical
28. 2014-10-13
    historical
29. 2014-09-27
    historical
30. 2014-04-16
    soldstatus $32,000
31. 2013-09-21
    historical
32. 2012-05-18
    listed $37,900
33. 2009-02-03
    listed $48,500
34. 2007-07-10
    listed $107,000
35. 2007-01-04
    listed $106,000
36. 2006-03-30
    soldstatus $105,000
37. 2006-03-23
    soldstatus $105,000
38. 2006-02-08
    historical
39. 2005-09-14
    listed $110,000
40. 2005-03-21
    listed $112,000
41. 1979-10-01
    soldstatus $37,000
42. 1974-11-01
    soldstatus $22,500

ⓘ 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: $2,096 · $175/mo
• Projected year-2 tax: $2,096 · $175/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 8 d/yr ≥106°F today · 27 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: $22,138
• − Mortgage interest: −$6,106
• − Property taxes: −$2,096
• − Insurance: −$545
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − HOA: −$7,524
• − Depreciation: −$3,171
• Taxable loss: −$846
• Est. tax savings @ 24.0%: +$203
• After-tax cash flow: $668/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): 31,143
• Household income: $54,082
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1086.0

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 White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 22% Two or more races 12% Black 12%
• Hispanic origin (detail): Mexican 10% Puerto Rican 3% Cuban 3%
• Common ancestry: Italian 7% Hispanic 2% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% French/Haitian/Cajun 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: ▼ -199.47%
• Current HPI: 397.2649
• Rent YoY: ▲ 7.42%
• 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

+384.4% since first listed

26 events — show timeline

• 2026-05-05 Listed $109,000 Beaches MLS
• 2026-03-12 Contingent — Beaches MLS
• 2026-03-12 Listing Removed — Beaches MLS
• 2026-02-26 Price Changed $109,000 Beaches MLS
• 2025-10-29 Listed $130,000 Beaches MLS
• 2025-08-05 Listing Removed — Beaches MLS
• 2025-04-04 Listed $147,500 Beaches MLS
• 2024-12-04 Listing Removed — Beaches MLS
• 2024-06-04 Listed $174,500 Beaches MLS
• 2015-10-09 Listing Removed — Beaches MLS
• 2014-10-21 Listing Removed — Beaches MLS
• 2014-10-13 Listing Removed — Beaches MLS
• 2014-09-27 Listing Removed — Beaches MLS
• 2014-04-16 Sold (Public Records) $32,000 Public Records
• 2013-09-21 Listing Removed — Beaches MLS
• 2012-05-18 Listed $37,900 Beaches MLS
• 2009-02-03 Listed $48,500 Beaches MLS
• 2007-07-10 Listed $107,000 Beaches MLS
• 2007-01-04 Listed $106,000 Beaches MLS
• 2006-03-30 Sold (Public Records) $105,000 Public Records
• 2006-03-23 Sold (MLS) $105,000 Beaches MLS
• 2006-02-08 Listing Removed — Beaches MLS
• 2005-09-14 Listed $110,000 Beaches MLS
• 2005-03-21 Listed $112,000 Beaches MLS
• 1979-10-01 Sold (Public Records) $37,000 Public Records
• 1974-11-01 Sold (Public Records) $22,500 Public Records

Property tax history

+31.2%/yr

Latest (2025): $2,096 · -3.3% YoY. Source: county tax records.