4444 NE Ocean Blvd Unit B2 108 · Hutchinson Island South, FL 34957

$275,000

2 bd · 2.0 ba · 1,090 sqft · Condo public records · 99 Days on market

Built 1987 $252/sqft · 11% below area Est $309k · 11% under $645/mo HOA · 20% 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 +14.2/30.0
• ARV discount +12.4/15.0
• 1% rule +6.7/10.0
• Schools +4.5/10.0
• DSCR +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained and furnished 2BR/2BA second-floor condo with serene preserve views in Jensen Beach Club. Bright and sunny unit featuring a spacious primary suite with large walk-in closet, updated cabinetry, new appliances, and tasteful furnishings. Enjoy the peaceful screened balcony overlooking the natural preserve. Equipped with hurricane shutters for added protection and potential insurance discounts. Located just steps from the beautiful beaches of Hutchinson Island with beach access directly across the street. Community amenities include a pool overlooking a stocked lake with paved walking paths, pickleball, tennis, bocce, and an active clubhouse. Close to fine dining, shopping, and entertainment. Perfect for a full-time residence, seasonal retreat, or investment property.

Key facts

• Active clubhouse
• Community amenities
• Screened balcony

Tags

• SCREENED BALCONY
• HURRICANE SHUTTERS
• BEACH ACCESS
• COMMUNITY AMENITIES
• ACTIVE CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-20 ($-235/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (1.3% below list).
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $250k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 1.9% in Hutchinson Island South — 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 61/100 on livability (#783 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing B; Watch: cost of living C-, schools D, amenities F.
• 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.
• Market conditions: Rents rising (+1.0%/yr); 536 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• At $3,230/mo this rent would consume 55% 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 $8k 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 99 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $275k implies a 242% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,250 (9.0% 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. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.17% ✓
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 7.1

CMA / ARV

• ARV (median comp): $308,693
• List price: $275,000
• Delta: -10.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.7%
• Equity multiple: 0.33×
• Total profit: $-51,724
• Equity at exit: $41,003

10-year hold

• IRR: -19.2%
• Equity multiple: 0.09×
• Total profit: $-69,899
• Equity at exit: $23,777

Cash invested: $77,000 (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 34957

• Rents YoY: 1.0%
• Active inventory: 536
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,230 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$303 /mo · $3,639/yr
• Insurance: −$115
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$645
• Vacancy / Maint / Mgmt: −$678
• Net cashflow: $-20

Break-even live

Break-even rent $3,255

Max offer price $271,534

Occupancy floor 96%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4468 NE Ocean Blvd Jensen Beach, FL	2.0	2.0	1090	$3,350	$3.07	23d	2	0.07mi
4444 NE Ocean Blvd Jensen Beach, FL	2.0	2.0	1090	$3,600	$3.30	23d	3	0.14mi
3492 NE Causeway Blvd Jensen Beach, FL	2.0	2.0	1156	$3,975	$3.44	23d	2	0.22mi
3482 NE Causeway Blvd Jensen Beach, FL	2.0	2.0	1156	$2,725	$2.36	13d	3	0.25mi
3432 NE Causeway Blvd #104 Jensen Beach, FL	2.0	2.0	1102	$2,500	$2.27	23d	1	0.31mi
3442 NE Causeway Blvd Jensen Beach, FL	2.0	2.0	1156	$3,650	$3.16	23d	3	0.34mi
3392 NE Causeway Blvd #304 Jensen Beach, FL	2.0	2.0	1211	$4,000	$3.30	23d	1	0.35mi
3382 NE Causeway Blvd Jensen Beach, FL	2.0	2.0	1156	$3,600	$3.11	23d	2	0.36mi
3792 NE Ocean Blvd Jensen Beach, FL	2.0	2.0	1204	$3,000	$2.49	23d	2	0.45mi
11000 S Ocean Dr Jensen Beach, FL	1.0–2.0	1.0–2.5	967	$2,600	$2.69	23d	3	0.46mi
10980 S Ocean Dr Jensen Beach, FL	2.0	2.0	1263	$3,925	$3.11	13d	2	0.52mi
10980 S Ocean Dr Jensen Beach, FL	2.0	2.0	1263	$4,000	$3.17	23d	2	0.52mi
60 Aqua Ra Dr Jensen Beach, FL	2.0	2.0	1176	$4,700	$4.00	23d	1	0.66mi
10701 S Ocean Dr #667 Jensen Beach, FL	2.0	1.0	848	$1,995	$2.35	23d	1	0.78mi
10701 S Ocean Dr #735 Jensen Beach, FL	3.0	3.0	1350	$2,950	$2.19	23d	1	0.78mi
10701 S Ocean Dr #651 Jensen Beach, FL	2.0	2.0	854	$2,500	$2.93	23d	1	0.78mi
10701 S Ocean Dr #919 Jensen Beach, FL	1.0	1.0	747	$3,000	$4.02	23d	1	0.78mi
10725 S Ocean Dr #307 Jensen Beach, FL	2.0	2.0	787	$2,000	$2.54	23d	1	1.02mi
10680 S Ocean Dr Jensen Beach, FL	2.0	2.0	1211	$4,550	$3.76	13d	4	1.02mi
10600 S Ocean Dr Jensen Beach, FL	2.0	2.0	1071	$3,950	$3.69	23d	3	1.12mi
200 N El Mar Dr Unit B202 Jensen Beach, FL	2.0	2.0	925	$2,500	$2.70	21d	1	1.30mi
10310 S Ocean Dr Jensen Beach, FL	2.0	2.0	1053	$2,750	$2.61	23d	2	1.36mi
10310 S Ocean Dr Unit PH Jensen Beach, FL	2.0	2.0	1021	$3,200	$3.13	23d	1	1.37mi
3541 NE Ocean Blvd Jensen Beach, FL	2.0	2.0	1093	$3,575	$3.27	23d	2	1.41mi
10200 S Ocean Dr Unit 710 Jensen Beach, FL	2.0	2.0	1258	$3,500	$2.78	23d	1	1.43mi
10200 S Ocean Dr #104 Jensen Beach, FL	2.0	2.0	1154	$2,999	$2.60	13d	1	1.43mi
10200 S Ocean Dr #510 Jensen Beach, FL	2.0	2.0	1258	$3,000	$2.38	23d	1	1.43mi
4440 NE Sandpebble Trce #201 Stuart, FL	2.0	2.0	1233	$6,000	$4.87	23d	1	1.45mi
4440 NE Sandpebble Trce #104 Stuart, FL	2.0	2.0	1032	$6,500	$6.30	23d	1	1.45mi
10152 S Ocean Dr Unit 418B Jensen Beach, FL	2.0	2.0	1053	$4,000	$3.80	23d	1	1.49mi

HOA detail condo

• Monthly dues: $645 · $7,740/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $275,000 Active 99 DOM
2. 2026-06-17
   days on market $275,000 Active 98 DOM
3. 2026-06-16
   days on market $275,000 Active 97 DOM
4. 2026-06-15
   days on market $275,000 Active 96 DOM
5. 2026-06-14
   days on market $275,000 Active 94 DOM
6. 2026-06-13
   days on market $275,000 Active 93 DOM
7. 2026-06-10
   days on market $275,000 Active 91 DOM
8. 2026-06-09
   days on market $275,000 Active 90 DOM
9. 2026-06-08
   days on market $275,000 Active 89 DOM
10. 2026-06-07
    days on market $275,000 Active 88 DOM
11. 2026-06-03
    days on market $275,000 Active 84 DOM
12. 2026-06-02
    days on market $275,000 Active 83 DOM
13. 2026-06-01
    days on market $275,000 Active 82 DOM
14. 2026-05-31
    days on market $275,000 Active 81 DOM
15. 2026-05-31
    days on market $275,000 Active 80 DOM
16. 2026-04-28
    price $275,000 797-char remark

    Show marketing remark (797 chars)

    Beautifully maintained and furnished 2BR/2BA second-floor condo with serene preserve views in Jensen Beach Club. Bright and sunny unit featuring a spacious primary suite with large walk-in closet, updated cabinetry, new appliances, and tasteful furnishings. Enjoy the peaceful screened balcony overlooking the natural preserve. Equipped with hurricane shutters for added protection and potential insurance discounts. Located just steps from the beautiful beaches of Hutchinson Island with beach access directly across the street. Community amenities include a pool overlooking a stocked lake with paved walking paths, pickleball, tennis, bocce, and an active clubhouse. Close to fine dining, shopping, and entertainment. Perfect for a full-time residence, seasonal retreat, or investment property.

17. 2026-03-11
    listed $285,000 Active 797-char remark

    Show marketing remark (797 chars)

    Beautifully maintained and furnished 2BR/2BA second-floor condo with serene preserve views in Jensen Beach Club. Bright and sunny unit featuring a spacious primary suite with large walk-in closet, updated cabinetry, new appliances, and tasteful furnishings. Enjoy the peaceful screened balcony overlooking the natural preserve. Equipped with hurricane shutters for added protection and potential insurance discounts. Located just steps from the beautiful beaches of Hutchinson Island with beach access directly across the street. Community amenities include a pool overlooking a stocked lake with paved walking paths, pickleball, tennis, bocce, and an active clubhouse. Close to fine dining, shopping, and entertainment. Perfect for a full-time residence, seasonal retreat, or investment property.

18. 1987-02-27
    soldstatus $80,500
19. 1987-02-01
    soldstatus $80,500

ⓘ 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: $3,639 · $303/mo
• Projected year-2 tax: $3,639 · $303/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 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 20 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: $38,762
• − Mortgage interest: −$15,404
• − Property taxes: −$3,639
• − Insurance: −$2,172
• − Repairs & maintenance: −$3,101
• − Management: −$3,101
• − HOA: −$7,740
• − Depreciation: −$8,000
• Taxable loss: −$4,396
• Est. tax savings @ 24.0%: +$1,055
• After-tax cash flow: $820/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: 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

Livability — Hutchinson Island South

• Score: 61/100
• State rank: #783
• US rank: #17768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Martin County · 165,223 people
• 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 (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: 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 · 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: ▼ -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

+241.6% since first listed

4 events — show timeline

• 2026-04-28 Price Changed $275,000 Beaches MLS
• 2026-03-11 Listed $285,000 Beaches MLS
• 1987-02-27 Sold (Public Records) $80,500 Public Records
• 1987-02-01 Sold (Public Records) $80,500 Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,639 · -1.9% YoY. Source: county tax records.