719 S 22nd St S · Fort Pierce, FL 34950

$94,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 5 Days on market

Built 1949 Fair condition 7,650 sqft lot $131/sqft · 23% below area Est $166k · 43% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR/HANDYMAN Delight!

Key facts

• 7,650 sq ft lot
• 4 parking spots
• Built 1949

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $94k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Cap rate 12.9% vs local median 4.0% 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+, 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: 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: Rents rising fast (+5.9%/yr); 198 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $1,481/mo this rent would consume 58% of the median local household income ($30k/yr) — 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 $650 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 + 5.9% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $10k; list at $94k implies a 840% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.58% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.72%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $165,946
• List price: $94,000
• Delta: -43.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1210 Dayman Ave	0.23mi	2/1.0	616 (-14%)	16mo	$139,000	$226	52
2604 Ohio Ave	0.58mi	2/1.0	704 (-2%)	20mo	$180,000	$256	52
304 N 28th St	0.72mi	3/1.0 (+1)	753 (+5%)	4mo	$225,000	$299	50
306 N 28th St	0.73mi	3/1.0 (+1)	753 (+5%)	6mo	$230,000	$305	49
309 N 17th St	0.70mi	3/1.0 (+1)	760 (+6%)	9mo	$140,000	$184	46
803 Texas Ct	0.66mi	2/1.0	792 (+10%)	9mo	$170,000	$215	45
2605 Ohio Ave	0.62mi	2/1.0	779 (+8%)	23mo	$160,000	$205	38
107 S 31st St	0.73mi	3/2.0 (+1)	816 (+13%)	22mo	$270,000	$331	16

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: 20.2%
• Equity multiple: 1.85×
• Total profit: $22,433
• Equity at exit: $14,016

10-year hold

• IRR: 30.3%
• Equity multiple: 4.11×
• Total profit: $81,945
• Equity at exit: $8,127

Cash invested: $26,320 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 2 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $249,000 ($314/sqft)
• Median days on market: 106 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -26.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34950

• Home prices YoY: -20.2%
• Rents YoY: 5.9%
• Active inventory: 198
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,481 high
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$118 /mo · $1,410/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $520

Break-even live

Break-even rent $822

Max offer price $94,000

Occupancy floor 60%

Sensitivity live

Price	-10% $585	-5% $553	+0% $520	+5% $488	+10% $455
Rent	-10% $403	-5% $462	+0% $520	+5% $579	+10% $637
Rate	-1.0pp $568	-0.5pp $544	base $520	+0.5pp $496	+1.0pp $471

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: $23,500
• Closing costs: $2,820
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1310 Atlantic Ave Unit B Fort Pierce, FL	1.0	1.0	700	$1,620	$2.31	72d	1	0.67mi
1310 Atlantic Ave Unit B Fort Pierce, FL	1.0	1.0	700	$1,550	$2.21	63d	1	0.67mi
510 Texas Ct Fort Pierce, FL	2.0	1.0	750	$1,400	$1.87	72d	1	0.69mi
136 N 15th St Unit C Fort Pierce, FL	2.0	1.0	688	$1,375	$2.00	72d	1	0.71mi
434 N 17th St Fort Pierce, FL	2.0	1.0	712	$1,500	$2.11	72d	1	0.84mi
321 N 11th St Unit C Fort Pierce, FL	1.0	1.0	650	$950	$1.46	72d	1	0.99mi
1604 Avenue E Fort Pierce, FL	2.0	1.0	713	$1,350	$1.89	63d	1	1.04mi
804 Orange Ave Unit B Fort Pierce, FL	2.0	1.0	700	$1,450	$2.07	72d	1	1.07mi
804 Orange Ave Unit B Fort Pierce, FL	2.0	1.0	700	$1,350	$1.93	63d	1	1.07mi
529 N 11th St Fort Pierce, FL	2.0	2.0	634	$1,200	$1.89	70d	1	1.20mi
2403 S 25th St Fort Pierce, FL	2.0	1.0	576	$1,775	$3.08	72d	1	1.29mi
1215 Hartman Rd Unit 1215-09 Fort Pierce, FL	3.0	1.0	700	$1,800	$2.57	63d	1	1.30mi
1215 Hartman Rd Unit 1215-06 Fort Pierce, FL	1.0	1.0	380	$1,300	$3.42	63d	1	1.30mi
2011 Oleander Blvd Unit C Fort Pierce, FL	1.0	1.5	660	$1,450	$2.20	72d	1	1.31mi
2015 Oleander Blvd Unit D Fort Pierce, FL	1.0	1.5	660	$1,475	$2.23	72d	1	1.33mi
1016 Chipola Rd Unit A Fort Pierce, FL	1.0	1.0	700	$1,450	$2.07	63d	1	1.33mi
701 N 9th St Unit B Fort Pierce, FL	2.0	2.0	740	$1,395	$1.89	72d	1	1.36mi

Property features AI

Finance

• Other: Living area recorded as 975 (source: appraiser)
• Financial info: No land lease

Exterior

• Parking: Driveway parkingOpen parking (total 4 spaces)
• Utilities: Public waterPublic sewerElectricity connectedPaved public road access
• Home design: Single family residenceOne storyFaces southResale condition
• Construction: Frame constructionShingle roofBlock foundationBuilt as a single-story structure
• Exterior features: Open porchPorchDeckNo other detached structures listed

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Terrazzo flooring
• Bathrooms: 1 full bathroom (main level)
• Interior features: UnfurnishedNo additional interior features listed

Listing history 6 events

1. 2026-07-05
   days on market $94,000 Active 5 DOM
2. 2026-07-04
   days on market $94,000 Active 4 DOM
3. 2026-07-03
   days on market $94,000 Active 3 DOM
4. 2026-07-02
   days on market $94,000 Active 2 DOM
5. 2026-07-01
   remarks 26-char remark
6. 2026-07-01
   listed $94,000 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 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: $17,770
• − Mortgage interest: −$5,265
• − Property taxes: −$1,410
• − Insurance: −$470
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$2,735
• Taxable income: $5,047
• Est. tax owed @ 24.0%: −$1,211
• After-tax cash flow: $5,032/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $18,000–$32,400 screening

The home requires moderate renovations, including painting the exterior and landscaping, to improve its curb appeal and value.

Components & finishes AI

Roof asphalt shingle

Repairs flagged

• Major Painting exterior — Peeling paint
• Major Landscaping — Overgrown vegetation

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and value ↑
• Both Interior painting — Enhances interior appearance and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Lawnwood Elementary School F FL #1,609/2,144 Nat'l #21,438/41,679 Middle Dan Mccarty Middle School F FL #542/571 Nat'l #11,007/14,009 High Treasure Coast High School F FL #312/667 Nat'l #8,724/17,239

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

B Composite livability gradescore 76/100

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 · 338,016 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: 15% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Living area recorded as 975 (source: appraiser)
• Financial info: No land lease

Exterior

• Parking: Driveway parkingOpen parking (total 4 spaces)
• Utilities: Public waterPublic sewerElectricity connectedPaved public road access
• Home design: Single family residenceOne storyFaces southResale condition
• Construction: Frame constructionShingle roofBlock foundationBuilt as a single-story structure
• Exterior features: Open porchPorchDeckNo other detached structures listed

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Terrazzo flooring
• Bathrooms: 1 full bathroom (main level)
• Interior features: UnfurnishedNo additional interior features listed

Price history

+1075.0% since first listed

3 events — show timeline

• 2026-06-29 Listed $94,000 Beaches MLS
• 1977-12-01 Sold (Public Records) $10,000 Public Records
• 1972-03-01 Sold (Public Records) $8,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $69 · +0.0% YoY. Source: county tax records.