820 SW Palm City Rd · Stuart, FL 34994

$275,000

1 bd · 1.0 ba · 831 sqft · SingleFamily public records · 98 Days on market

Built 1953 6,708 sqft lot $331/sqft · 6% below area Est $453k · 39% under

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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).

• ARV discount +15.0/15.0
• Cash flow +6.9/30.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 1% rule +2.0/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer upper near Downtown Stuart situated directly on Palm City Road just off of US-1. Currently there is a 3 bedroom/1.5 bath home that has been used as rental for years. The underlying zoning is commercial and designated future land use according to the City of Stuart is office residential. Many residential & commercial uses allowed. Originally designed as a 2 bedroom home, but the old carport/garage area was converted to air conditioned livable space. In addition to the extra living space gained by enclosing the carport, there are at least 2 more rooms that can be used for bedrooms or whatever. Located in the Community Redevelopment Area of Stuart (C.R.A.)

Key facts

• Extra living area
• Enclosed carport
• Office space

Tags

• COMMERCIAL ZONING
• FUTURE LAND USE
• EXTRA LIVING AREA
• ENCLOSED CARPORT
• OFFICE SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-477 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (30.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (29.7% below list).
• Recommended offer: $191k (30.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 84/100 on livability (#39 in FL, #790 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: crime C-, employment C-, amenities D.
• 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 soft (-0.7%/yr); 256 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 37% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 98 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $103k; list at $275k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $190,712 (30.7% 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 98 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. 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: 0.70% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.40%
• DSCR: 0.72
• GRM: 11.9

CMA / ARV

• ARV (median comp): $452,826
• List price: $275,000
• Delta: -39.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1400 SW Palm City Rd	0.35mi	2/1.0 (+1)	840 (+1%)	13mo	$280,000	$333	66
645 SW Cleveland Ave	0.14mi	2/1.5 (+1)	928 (+12%)	24mo	$407,000	$439	47

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -32.8%
• Equity multiple: -0.05×
• Total profit: $-80,521
• Equity at exit: $41,003

10-year hold

• IRR: -62.7%
• Equity multiple: -0.70×
• Total profit: $-130,754
• 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 34994

• Home prices YoY: -27.1%
• Rents YoY: -0.7%
• Active inventory: 256
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,932 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$380 /mo · $4,564/yr
• Insurance: −$115
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-477

Break-even live

Break-even rent $2,536

Max offer price $190,712

Occupancy floor —

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
633 SW Cleveland Ave Stuart, FL	1.0	1.0	548	$2,100	$3.83	14d	1	0.19mi
950 S Kanner Hwy Stuart, FL	1.0–2.0	1.0–2.5	1062	$1,495	$1.41	23d	5	0.24mi
950 S Kanner Hwy Stuart, FL	1.0–2.0	1.0–2.0	850	$1,495	$1.76	14d	4	0.24mi
950 S Kanner Hwy Stuart, FL	2.0	2.0	1019	$1,888	$1.85	21d	3	0.24mi
524 SW St Lucie Cres Stuart, FL	1.0	1.0	610	$1,925	$3.16	14d	5	0.29mi
41 SW Seminole St Stuart, FL	3.0	1.0–2.5	1353	$8,333	$6.16	23d	3	0.59mi
1900 S Kanner Hwy Unit 2-203 Stuart, FL	2.0	2.0	1086	$1,800	$1.66	14d	1	0.75mi
494 SW 11th Ct Unit 494 Palm City, FL	1.0	1.0	576	$1,700	$2.95	23d	1	0.85mi
1950 SW Palm City Rd Unit 4-4205 Stuart, FL	2.0	2.0	938	$2,400	$2.56	14d	1	0.93mi
1950 SW Palm City Rd Stuart, FL	2.0	2.0	1031	$3,150	$3.05	23d	3	0.93mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$1,900	$2.28	21d	1	0.95mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$3,800	$4.57	23d	1	0.95mi
400 SE Central Pkwy Stuart, FL	1.0–2.0	1.0–2.0	918	$1,895	$2.06	14d	16	0.97mi
906 SE Tarpon Ave Unit B Stuart, FL	1.0	1.0	600	$1,350	$2.25	23d	1	0.97mi
415 NW Flagler Ave #403 Stuart, FL	2.0	2.0	1082	$3,000	$2.77	23d	1	1.26mi
801 SE Central Pkwy #7 Stuart, FL	2.0	2.0	1046	$2,150	$2.06	14d	1	1.27mi
2600 S Kanner Hwy Stuart, FL	1.0–2.0	1.5–2.0	890	$1,650	$1.85	14d	3	1.30mi

Listing history 21 events

1. 2026-06-18
   days on market $275,000 Active 98 DOM
2. 2026-06-17
   days on market $275,000 Active 97 DOM
3. 2026-06-16
   days on market $275,000 Active 96 DOM
4. 2026-06-15
   days on market $275,000 Active 95 DOM
5. 2026-06-14
   days on market $275,000 Active 93 DOM
6. 2026-06-13
   days on market $275,000 Active 92 DOM
7. 2026-06-10
   days on market $275,000 Active 90 DOM
8. 2026-06-09
   days on market $275,000 Active 89 DOM
9. 2026-06-08
   days on market $275,000 Active 88 DOM
10. 2026-06-07
    days on market $275,000 Active 87 DOM
11. 2026-06-03
    statusdays on market $275,000 Active 83 DOM
12. 2026-06-02
    days on market $275,000 Active Under Contract 82 DOM
13. 2026-06-01
    days on market $275,000 Active Under Contract 81 DOM
14. 2026-05-31
    days on market $275,000 Active Under Contract 80 DOM
15. 2026-05-31
    days on market $275,000 Active Under Contract 79 DOM
16. 2026-05-19
    price $275,000 671-char remark

    Show marketing remark (671 chars)

    Fixer upper near Downtown Stuart situated directly on Palm City Road just off of US-1. Currently there is a 3 bedroom/1.5 bath home that has been used as rental for years. The underlying zoning is commercial and designated future land use according to the City of Stuart is office residential. Many residential & commercial uses allowed. Originally designed as a 2 bedroom home, but the old carport/garage area was converted to air conditioned livable space. In addition to the extra living space gained by enclosing the carport, there are at least 2 more rooms that can be used for bedrooms or whatever. Located in the Community Redevelopment Area of Stuart (C.R.A.)

17. 2026-05-08
    status Active 671-char remark

    Show marketing remark (671 chars)

    Fixer upper near Downtown Stuart situated directly on Palm City Road just off of US-1. Currently there is a 3 bedroom/1.5 bath home that has been used as rental for years. The underlying zoning is commercial and designated future land use according to the City of Stuart is office residential. Many residential & commercial uses allowed. Originally designed as a 2 bedroom home, but the old carport/garage area was converted to air conditioned livable space. In addition to the extra living space gained by enclosing the carport, there are at least 2 more rooms that can be used for bedrooms or whatever. Located in the Community Redevelopment Area of Stuart (C.R.A.)

18. 2026-05-04
    historical Active Under Contract 671-char remark

    Show marketing remark (671 chars)

    Fixer upper near Downtown Stuart situated directly on Palm City Road just off of US-1. Currently there is a 3 bedroom/1.5 bath home that has been used as rental for years. The underlying zoning is commercial and designated future land use according to the City of Stuart is office residential. Many residential & commercial uses allowed. Originally designed as a 2 bedroom home, but the old carport/garage area was converted to air conditioned livable space. In addition to the extra living space gained by enclosing the carport, there are at least 2 more rooms that can be used for bedrooms or whatever. Located in the Community Redevelopment Area of Stuart (C.R.A.)

19. 2026-04-16
    price $299,999 671-char remark

    Show marketing remark (671 chars)

    Fixer upper near Downtown Stuart situated directly on Palm City Road just off of US-1. Currently there is a 3 bedroom/1.5 bath home that has been used as rental for years. The underlying zoning is commercial and designated future land use according to the City of Stuart is office residential. Many residential & commercial uses allowed. Originally designed as a 2 bedroom home, but the old carport/garage area was converted to air conditioned livable space. In addition to the extra living space gained by enclosing the carport, there are at least 2 more rooms that can be used for bedrooms or whatever. Located in the Community Redevelopment Area of Stuart (C.R.A.)

20. 2026-03-08
    listed $325,000 Active 671-char remark

    Show marketing remark (671 chars)

    Fixer upper near Downtown Stuart situated directly on Palm City Road just off of US-1. Currently there is a 3 bedroom/1.5 bath home that has been used as rental for years. The underlying zoning is commercial and designated future land use according to the City of Stuart is office residential. Many residential & commercial uses allowed. Originally designed as a 2 bedroom home, but the old carport/garage area was converted to air conditioned livable space. In addition to the extra living space gained by enclosing the carport, there are at least 2 more rooms that can be used for bedrooms or whatever. Located in the Community Redevelopment Area of Stuart (C.R.A.)

21. 2018-11-28
    soldstatus $103,000

ⓘ 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: $4,564 · $380/mo
• Projected year-2 tax: $4,564 · $380/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 7/10 Severe FEMA zone X (unshaded) · 77% 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,186
• − Mortgage interest: −$15,404
• − Property taxes: −$4,564
• − Insurance: −$2,172
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$8,000
• Taxable loss: −$10,665
• Est. tax savings @ 24.0%: +$2,560
• After-tax cash flow: $-3,166/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 — Stuart

• Score: 84/100
• State rank: #39
• US rank: #790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stuart, FL
• County: Martin County · 165,223 people
• City population: 65,812
• Metro: Port St. Lucie, FL
• Population (ZIP): 18,737
• Household income: $62,533
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 1408.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 21% Two or more races 12% Black 11%
• Hispanic origin (detail): Mexican 6% Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -130.08%
• Current HPI: 349.7061
• Rent YoY: ▼ -0.69%
• 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

+167.0% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $275,000 Beaches MLS
• 2026-05-08 Relisted — Beaches MLS
• 2026-05-04 Contingent — Beaches MLS
• 2026-04-16 Price Changed $299,999 Beaches MLS
• 2026-03-08 Listed $325,000 Beaches MLS
• 2018-11-28 Sold (Public Records) $103,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $4,564 · -5.1% YoY. Source: county tax records.