13513 S Indian River Dr #601 · Port St. Lucie, FL 34957

$225,998

2 bd · 2.5 ba · 1,167 sqft · Condo public records · 22 Days on market

Built 1981 $576/mo HOA · 21% of rent

---

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 +12.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +3.8/10.0
• Schools +3.7/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

UPDATED CORNER UNIT with the ONLY PRIVATE PATIO in the entire community. Extra privacy with no neighbor on one side, additional natural light from extra windows, and easy access to your designated parking spot with ample guest parking nearby. Located in a WELL MAINTAINED WATERFRONT COMMUNITY with FULLY FUNDED reserves and all major maintenance up to date, including new roofs completed last year. HOA covers landscaping, garbage removal, high-speed internet, exterior insurance, and exterior maintenance for low-stress ownership. The layout features kitchen, living/family room, and half bath downstairs, with two bedrooms and two full bathrooms upstairs, including a spacious primary suite with p

Key facts

• Small sandy beach
• Functional day dock
• Private patio

Tags

• PRIVATE PATIO
• HEATED SWIMMING POOL
• FUNCTIONAL DAY DOCK
• SMALL SANDY BEACH

Property features AI

Finance

• Financial info: Pets allowed with number and size limits
• HOA & community: Homeowners association with monthly fee (includes management, cable TV, insurance, internet, legal/accounting, grounds and structure maintenance, parking, pest control, pool, reserve fund, road maintenance, sewer, taxes, trash and water); Community amenities include bicycle storage, clubhouse, non-gated community and pool

Exterior

• Utilities: Electricity connected (3-phase)
• Home design: 2-story residence; Resale property
• Construction: Brick, frame and stone construction
• Exterior features: Waterfront property with bay front, intracoastal access, lagoon and ocean access; Community pool and spa (pool/spa combo)

Interior

• Bedrooms: 2 possible bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Possible conversion to 2 bedrooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $226k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (5.5% below list).
• Meets the 1% rule at list price ($3k rent vs $226k).
• Recommended offer: $214k (5.5% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 3.9% in Port St. Lucie — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 (+1.0%/yr); 536 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $2,681/mo this rent would consume 46% of the median local household income ($70k/yr) (locally 946% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $49k; list at $226k implies a 361% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 21% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,504 (5.5% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.0% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.26×
• Total profit: $-46,975
• Equity at exit: $33,697

10-year hold

• IRR: -24.5%
• Equity multiple: -0.06×
• Total profit: $-67,070
• Equity at exit: $19,540

Cash invested: $63,279 (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 34957

• Rents YoY: 1.0%
• Active inventory: 536
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,681 high
• Mortgage (P&I): −$1,185
• Tax est. 1.5%: −$282 /mo · $3,390/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$576
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $-86

Break-even live

Break-even rent $2,790

Max offer price $213,504

Occupancy floor 98%

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: $56,500
• Closing costs: $6,780
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 NE County Line Rd Jensen Beach, FL	3.0	2.0	1306	$2,400	$1.84	23d	1	0.56mi
4215 NE Carrol Ct Jensen Beach, FL	2.0	1.0	1304	$3,300	$2.53	23d	1	1.06mi
4220 NE Indian River Dr #2 Jensen Beach, FL	2.0	1.5	900	$2,200	$2.44	23d	1	1.16mi
1161 Nettles Blvd Unit 1546132P Jensen Beach, FL	2.0	2.0	710	$4,838	$6.81	13d	1	1.33mi
1077 Nettles Blvd Jensen Beach, FL	2.0	2.0	854	$3,500	$4.10	13d	1	1.36mi
3663 NE Barbara Dr Jensen Beach, FL	2.0	1.0	991	$2,450	$2.47	23d	1	1.46mi
13 Nettles Blvd Jensen Beach, FL	2.0	2.0	730	$4,400	$6.03	23d	1	1.49mi
1315 NE Flora Pl Jensen Beach, FL	3.0	2.0	1400	$3,000	$2.14	23d	1	1.50mi

HOA detail condo

• Monthly dues: $576 · $6,912/yr
• Likely covers: watertrashinternetlandscapingexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $225,998 Active 22 DOM
2. 2026-06-17
   days on market $225,998 Active 21 DOM
3. 2026-06-16
   days on market $225,998 Active 20 DOM
4. 2026-06-15
   price $225,998 Active 19 DOM
5. 2026-06-15
   days on market $225,999 Active 19 DOM
6. 2026-06-14
   days on market $225,999 Active 17 DOM
7. 2026-06-13
   pricedays on market $225,999 Active 16 DOM
8. 2026-06-10
   days on market $234,998 Active 14 DOM
9. 2026-06-09
   days on market $234,998 Active 13 DOM
10. 2026-06-09
    price $234,998 Active 12 DOM
11. 2026-06-08
    days on market $234,999 Active 12 DOM
12. 2026-06-07
    days on market $234,999 Active 11 DOM
13. 2026-06-05
    days on market $234,999 Active 8 DOM
14. 2026-06-03
    days on market $234,999 Active 7 DOM
15. 2026-06-02
    days on market $234,999 Active 6 DOM
16. 2026-06-01
    days on market $234,999 Active 5 DOM
17. 2026-05-31
    days on market $234,999 Active 4 DOM
18. 2026-05-30
    days on market $234,999 Active 3 DOM
19. 2026-05-27
    listed $234,999 Active
20. 1996-02-29
    soldstatus $49,000
21. 1993-08-06
    soldstatus $47,000

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 94% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,171
• − Mortgage interest: −$12,659
• − Property taxes: −$3,390
• − Insurance: −$1,927
• − Repairs & maintenance: −$2,574
• − Management: −$2,574
• − HOA: −$6,912
• − Depreciation: −$6,574
• Taxable loss: −$4,440
• Est. tax savings @ 24.0%: +$1,065
• After-tax cash flow: $29/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 — Port St. Lucie

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Martin County · 165,223 people
• City population: 221,051
• Metro: Port St. Lucie, FL
• Population (ZIP): 23,462
• Household income: $70,403
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 946.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 6% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% Tagalog/Filipino 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: ▼ -319.66%
• Current HPI: 340.0172
• Rent YoY: ▲ 1.00%
• 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

+400.0% since first listed

3 events — show timeline

• 2026-05-27 Listed $234,999 MCRTC
• 1996-02-29 Sold (Public Records) $49,000 Public Records
• 1993-08-06 Sold (Public Records) $47,000 Public Records

Property tax history

-4.1%/yr

Latest (2025): $369 · +5.4% YoY. Source: county tax records.