435 N 15th St · Fort Pierce, FL 34950

$189,711

3 bd · 1.0 ba · 932 sqft · SingleFamily public records · 254 Days on market

Built 1965 Est $166k · 14% 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 +17.8/30.0
• DSCR +5.6/10.0
• 1% rule +4.5/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS ONE WILL NOT LAST!!! GREAT INVESTMENT OPPORTUNITY. PROPERTY IS IN A GREAT LOCATION.

Key facts

• New floors
• New paint
• Convenient location

Tags

• NEW ROOF
• NEW FLOORS
• NEW PAINT
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: No community association amenities

Exterior

• Utilities: Three-phase electric
• Home design: Single-family residence; One-story; Faces south; Resale property
• Construction: Frame and stucco construction
• Exterior features: Not waterfront

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric cooling
• Interior features: Roman tub; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/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 $180k (5.3% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.5% 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); 166 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,796/mo this rent would consume 71% 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 $6k 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 254 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $95k; list at $190k implies a 100% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,945 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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 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: 0.95% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $165,896
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 N 22nd St	0.49mi	3/1.0	912 (-2%)	2mo	$224,900	$247	72
709 N 20th St	0.42mi	2/2.0 (-1)	864 (-7%)	2mo	$93,000	$108	58
507 N 24th St	0.58mi	3/1.0	994 (+7%)	15mo	$170,000	$171	49
203 N 24th St	0.63mi	3/1.0	896 (-4%)	23mo	$165,000	$184	45
1202 Avenue L	0.65mi	2/1.0 (-1)	864 (-7%)	14mo	$153,750	$178	41

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: -7.7%
• Equity multiple: 0.71×
• Total profit: $-15,415
• Equity at exit: $28,287

10-year hold

• IRR: 5.2%
• Equity multiple: 1.43×
• Total profit: $23,100
• Equity at exit: $16,403

Cash invested: $53,119 (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: 166
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,796 high
• Mortgage (P&I): −$995
• Tax from tax record: −$190 /mo · $2,279/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $155

Break-even live

Break-even rent $1,600

Max offer price $189,711

Occupancy floor 86%

Sensitivity live

Price	-10% $262	-5% $209	+0% $155	+5% $101	+10% $47
Rent	-10% $13	-5% $84	+0% $155	+5% $226	+10% $297
Rate	-1.0pp $250	-0.5pp $203	base $155	+0.5pp $106	+1.0pp $56

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: $47,428
• Closing costs: $5,691
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 Avenue D Fort Pierce, FL	3.0	2.0	1029	$1,700	$1.65	15d	1	0.09mi
434 N 17th St Fort Pierce, FL	2.0	1.0	712	$1,500	$2.11	25d	1	0.09mi
1617 Avenue E Fort Pierce, FL	3.0	1.0	1100	$1,800	$1.64	25d	1	0.20mi
1604 Avenue E Fort Pierce, FL	2.0	1.0	713	$1,350	$1.89	15d	1	0.21mi
508 Means Ct Fort Pierce, FL	3.0	3.0	826	$1,950	$2.36	15d	1	0.24mi
136 N 15th St Unit C Fort Pierce, FL	2.0	1.0	688	$1,375	$2.00	25d	1	0.24mi
1405 Avenue G Apt A Fort Pierce, FL	3.0	2.0	1064	$2,200	$2.07	25d	1	0.28mi
1127 E Avenue Unit A Fort Pierce, FL	2.0	1.0	784	$1,800	$2.30	23d	1	0.34mi
529 N 11th St Fort Pierce, FL	2.0	2.0	634	$1,200	$1.89	23d	1	0.39mi
1406 Citrus Ave Fort Pierce, FL	2.0	1.0	930	$1,600	$1.72	15d	1	0.50mi
205 N 22nd St Fort Pierce, FL	2.0	1.0	1050	$1,500	$1.43	25d	1	0.51mi
907 N 20th St Apt B Fort Pierce, FL	3.0	1.0	980	$1,800	$1.84	25d	1	0.51mi
1911 Boston Ave Fort Pierce, FL	4.0	3.0	930	$3,500	$3.76	25d	1	0.55mi
701 N 9th St Unit B Fort Pierce, FL	2.0	2.0	740	$1,395	$1.89	25d	1	0.55mi
1225 Avenue K Fort Pierce, FL	3.0	1.0	837	$1,700	$2.03	25d	1	0.58mi
1002 Boston Ave Fort Pierce, FL	2.0	1.0	809	$2,000	$2.47	25d	1	0.60mi
127 S 10th St Fort Pierce, FL	2.0	1.0	809	$1,800	$2.22	25d	1	0.60mi
804 Orange Ave Unit B Fort Pierce, FL	2.0	1.0	700	$1,450	$2.07	25d	1	0.65mi
804 Orange Ave Unit B Fort Pierce, FL	2.0	1.0	700	$1,350	$1.93	15d	1	0.65mi
1220 Avenue L Unit A Fort Pierce, FL	3.0	1.0	850	$1,700	$2.00	25d	1	0.66mi
510 Texas Ct Fort Pierce, FL	2.0	1.0	750	$1,400	$1.87	25d	1	0.69mi
312 N 27th St Fort Pierce, FL	2.0	1.0	868	$1,600	$1.84	25d	1	0.73mi
505 N 27th St Fort Pierce, FL	3.0	1.0	879	$2,660	$3.03	25d	1	0.77mi
1601 N 17th St Fort Pierce, FL	2.0	1.0	996	$1,650	$1.66	25d	1	0.82mi
204 N 28th St Fort Pierce, FL	3.0	2.0	1000	$1,550	$1.55	25d	1	0.82mi
1408 N 23rd St Fort Pierce, FL	3.0	1.0	1110	$1,900	$1.71	15d	1	0.86mi
2202 N AVE Unit A Fort Pierce, FL	2.0	1.0	585	$1,500	$2.56	25d	1	0.88mi
2908 Dunbar St Fort Pierce, FL	2.0	1.0	942	$1,300	$1.38	23d	1	0.90mi
2804 Avenue J Fort Pierce, FL	3.0	1.0	816	$2,000	$2.45	15d	1	0.96mi
1710 N 21st St Fort Pierce, FL	3.0	1.0	968	$2,100	$2.17	15d	1	0.99mi
1610 N 25th St Unit 1 Fort Pierce, FL	2.0	1.0	740	$1,600	$2.16	15d	1	1.03mi
1610 N 25th St Unit 13 Fort Pierce, FL	2.0	1.0	740	$1,550	$2.09	25d	1	1.03mi
1610 N 25th St Unit 10 Fort Pierce, FL	2.0	1.0	740	$1,600	$2.16	25d	1	1.03mi
1840 Nebraska Ave Apt 106 Fort Pierce, FL	2.0	2.0	997	$1,679	$1.68	15d	1	1.15mi
1840 Nebraska Ave Apt 101 Fort Pierce, FL	2.0	2.0	1035	$1,699	$1.64	15d	1	1.15mi
1830 Nebraska Ave Fort Pierce, FL	1.0–2.0	1.5–2.0	924	$1,799	$1.95	15d	5	1.18mi
1820 Nebraska Ave Apt 201 Fort Pierce, FL	2.0	2.0	1035	$1,699	$1.64	25d	1	1.22mi
1820 Nebraska Ave Apt 102 Fort Pierce, FL	2.0	2.0	997	$1,679	$1.68	25d	1	1.22mi
1810 Nebraska Ave Apt 101 Fort Pierce, FL	2.0	2.0	1035	$1,699	$1.64	25d	1	1.23mi
1810 Nebraska Ave Unit 106 Fort Pierce, FL	2.0	2.0	1042	$1,699	$1.63	15d	1	1.23mi

Listing history 20 events

1. 2026-06-18
   days on market $189,711 Active 254 DOM
2. 2026-06-17
   days on market $189,711 Active 253 DOM
3. 2026-06-16
   days on market $189,711 Active 252 DOM
4. 2026-06-15
   days on market $189,711 Active 251 DOM
5. 2026-06-14
   days on market $189,711 Active 249 DOM
6. 2026-06-13
   days on market $189,711 Active 248 DOM
7. 2026-06-10
   days on market $189,711 Active 246 DOM
8. 2026-06-09
   days on market $189,711 Active 245 DOM
9. 2026-06-08
   days on market $189,711 Active 244 DOM
10. 2026-06-07
    days on market $189,711 Active 243 DOM
11. 2026-06-05
    days on market $189,711 Active 240 DOM
12. 2026-06-03
    days on market $189,711 Active 239 DOM
13. 2026-06-02
    days on market $189,711 Active 238 DOM
14. 2026-06-01
    days on market $189,711 Active 237 DOM
15. 2026-05-31
    days on market $189,711 Active 236 DOM
16. 2026-05-30
    days on market $189,711 Active 235 DOM
17. 2025-10-07
    listed $189,711 Active
18. 2023-12-22
    soldstatus $95,000 Closed 88-char remark

    Show marketing remark (88 chars)

    THIS ONE WILL NOT LAST!!! GREAT INVESTMENT OPPORTUNITY. PROPERTY IS IN A GREAT LOCATION.

19. 2023-09-12
    historical Active Under Contract 88-char remark

    Show marketing remark (88 chars)

    THIS ONE WILL NOT LAST!!! GREAT INVESTMENT OPPORTUNITY. PROPERTY IS IN A GREAT LOCATION.

20. 2023-08-24
    listed $120,000 Active 88-char remark

    Show marketing remark (88 chars)

    THIS ONE WILL NOT LAST!!! GREAT INVESTMENT OPPORTUNITY. PROPERTY IS IN A GREAT LOCATION.

ⓘ 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: $2,279 · $190/mo
• Projected year-2 tax: $2,279 · $190/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,549
• − Mortgage interest: −$10,627
• − Property taxes: −$2,279
• − Insurance: −$949
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$5,519
• Taxable loss: −$1,272
• Est. tax savings @ 24.0%: +$305
• After-tax cash flow: $2,163/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

+58.1% since first listed

4 events — show timeline

• 2025-10-07 Listed $189,711 Beaches MLS
• 2023-12-22 Sold (MLS) $95,000 MARMLS
• 2023-09-12 Contingent — MARMLS
• 2023-08-24 Listed $120,000 MARMLS

Property tax history

+15.5%/yr

Latest (2025): $2,279 · +3.7% YoY. Source: county tax records.