1156 Nettles Blvd · Hutchinson Island South, FL 34957

$379,900

2 bd · 2.0 ba · 1,348 sqft · Condo public records · 416 Days on market

Built 2000 $420/mo HOA · 11% of rent ↓ 16% since listing

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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 +9.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• DSCR +2.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

COASTAL BEACH HOME Custom Built --- located next to Green Space Area & #4 Bath House a highly DESIREABLE LOCATION. Vinyl Siding Exterior, NEW METAL ROOF, 2-ZONE A/C, and Storm Shutters. The 1,348 Sq Ft HOME has 2-Bed /2 1/2-Bath PLUS A DEN/OFFICE. The Great Room Floor Plan exhibits many windows for natural light plus Wood-Look Laminate Flooring. DESTINATION Resort Community has LOADS of AMENITIES: Clubhouse Cafe, Exercise room, Tennis courts, Pickle ball, Basketball, Shuffle board, Horse shoes, Boat Ramp, Fishing Pier, FUN 35+ NETTLES Clubs and MORE>>> Private OCEAN BEACH access. .. RELAX at the Indian River-side pool or our Atlantic Ocean-side pool.

Key facts

• Metal roof
• Natural light
• Storm shutters

Tags

• METAL ROOF
• STORM SHUTTERS
• GREAT ROOM FLOOR PLAN
• NATURAL LIGHT
• WOOD LOOK LAMINATE FLOORING
• DESTINATION RESORT COMMUNITY

Property features AI

Finance

• Other: Community amenities include basketball court, beach, boat facilities, bocce court, clubhouse, dog park, fitness center, fishing, library, pier, playground, park, pickleball, on-site property manager, pool, restaurant, shuffleboard, street lights, sidewalks, tennis courts, and trails/paths; Community pool and spa; Cabana as an additional structure
• Financial info: Pets allowed with restrictions and limits
• HOA & community: Homeowners association present; Association fee includes management, common areas, cable TV, grounds maintenance, phone, recreation facilities, reserve fund, sewer, security, trash, and water; Association fee applies

Exterior

• Parking: Driveway
• Security: Closed-circuit cameras; Gated community with guard; On-site security guard
• Utilities: Electricity available and connected; Water available; Sewer available; Trash collection; Cable available; Phone available
• Home design: 2 stories; Under construction; Metal roof; Frame construction with vinyl siding; Interior lot; Facing a private, paved road
• Construction: Metal roof; Frame construction; Vinyl siding
• Exterior features: Storm/security shutters; Cabana; Beach access; Boat ramp/lift access

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Icemaker; Microwave; Refrigerator
• Bedrooms: Space for 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Kitchen island; Combined living and dining area; Unfurnished
• Laundry & utility: Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $380k.

Deal economics

• At list price, monthly cash flow is $-314 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $324k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $367k (3.4% below list).
• Recommended offer: $324k (14.6% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 2.0% 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-, amenities F, commute 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 (+1.0%/yr); 538 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); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $3,668/mo this rent would consume 63% 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 $3k of loan paydown is wiped out by about $11k 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 416 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $40k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $324,455 (14.6% 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 416 days. Have you received any prior offers? Is the seller open to a 15% 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. 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?
10. 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.
11. 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.
12. 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: 0.97% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.79%
• DSCR: 0.88
• GRM: 8.6

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: -24.9%
• Equity multiple: 0.17×
• Total profit: $-88,372
• Equity at exit: $56,644

10-year hold

• IRR: -30.0%
• Equity multiple: -0.22×
• Total profit: $-129,535
• Equity at exit: $32,847

Cash invested: $106,372 (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: 538
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,668 high
• Mortgage (P&I): −$1,992
• Tax from tax record: −$575 /mo · $6,898/yr
• Insurance: −$158
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$420
• Vacancy / Maint / Mgmt: −$770
• Net cashflow: $-314

Break-even live

Break-even rent $4,066

Max offer price $324,455

Occupancy floor —

Sensitivity live

Price	-10% $-99	-5% $-206	+0% $-314	+5% $-421	+10% $-529
Rent	-10% $-604	-5% $-459	+0% $-314	+5% $-169	+10% $-24
Rate	-1.0pp $-123	-0.5pp $-217	base $-314	+0.5pp $-412	+1.0pp $-512

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1333 Nettles Blvd Unit 1546511P Jensen Beach, FL	2.0	2.0	1797	$3,122	$1.74	15d	1	0.36mi
9425 S Ocean Dr #67 Jensen Beach, FL	2.0	1.5	1270	$2,400	$1.89	23d	1	0.88mi
9490 S Ocean Dr #611 Jensen Beach, FL	2.0	2.0	1053	$2,750	$2.61	15d	1	0.90mi
9490 S Ocean Dr #213 Jensen Beach, FL	2.0	2.0	1053	$2,600	$2.47	25d	1	0.90mi
9490 S Ocean Dr Unit 615A Jensen Beach, FL	2.0	2.0	1100	$2,900	$2.64	25d	1	0.90mi
9490 S Ocean Dr Unit 912-A Jensen Beach, FL	2.0	2.0	1053	$3,200	$3.04	25d	1	0.90mi
9900 S Ocean Dr Jensen Beach, FL	1.0–2.0	2.0	1009	$3,500	$3.47	25d	5	0.93mi
9600 S Ocean Dr Jensen Beach, FL	2.0–4.0	2.0–3.5	2051	$2,500	$1.22	25d	3	0.94mi
9960 S Ocean Dr #5 Jensen Beach, FL	2.0	2.0	1703	$5,000	$2.94	25d	1	0.95mi
9940 S Ocean Dr Jensen Beach, FL	1.0–2.0	1.5–2.0	1009	$3,500	$3.47	15d	5	0.95mi
9550 S Ocean Dr #4 Jensen Beach, FL	2.0	2.0	1228	$6,500	$5.29	15d	1	0.95mi
9550 S Ocean Dr #4 Jensen Beach, FL	2.0	2.0	1228	$6,500	$5.29	25d	1	0.95mi
9550 S Ocean Dr #705 Jensen Beach, FL	3.0	2.0	1544	$7,000	$4.53	25d	1	0.95mi
9500 S Ocean Dr #809 Jensen Beach, FL	2.0	2.0	1228	$5,500	$4.48	25d	1	0.96mi
9500 S Ocean Dr Unit 9500PH10 Jensen Beach, FL	2.0	2.0	1437	$6,500	$4.52	25d	1	0.96mi
9500 S Ocean Dr #201 Jensen Beach, FL	2.0	2.0	1437	$5,400	$3.76	25d	1	0.96mi
9500 S Ocean Dr #9 Jensen Beach, FL	2.0	2.0	1228	$4,950	$4.03	25d	1	0.96mi
9500 S Ocean Dr #1308 Jensen Beach, FL	2.0	2.0	1224	$3,100	$2.53	25d	1	0.96mi
9500 S Ocean Dr #10 Jensen Beach, FL	2.0	2.0	1437	$4,000	$2.78	25d	1	0.96mi
9500 S Ocean Dr #1307 Jensen Beach, FL	2.0	2.0	1228	$3,000	$2.44	15d	1	0.96mi
9500 S Ocean Dr #1310 Jensen Beach, FL	2.0	2.0	1437	$6,000	$4.18	25d	1	0.96mi
9950 S Ocean Dr #4 Jensen Beach, FL	2.0	2.0	1411	$3,500	$2.48	25d	1	0.97mi
9403 S Ocean Dr Unit 3D Jensen Beach, FL	2.0	2.0	1328	$1,800	$1.36	25d	1	0.98mi
9960 S Ocean Dr #502 Jensen Beach, FL	2.0	2.0	1434	$3,000	$2.09	25d	1	0.99mi
9490 S Ocean Dr Unit 113 A Jensen Beach, FL	2.0	2.0	1053	$4,200	$3.99	25d	1	1.01mi
9400 S Ocean Dr Unit 1003B Jensen Beach, FL	2.0	2.0	1053	$2,700	$2.56	25d	1	1.02mi
10000 S Ocean Dr #206 Jensen Beach, FL	2.0	2.0	1264	$5,100	$4.03	25d	1	1.03mi
9400 S Ocean Dr #202 Jensen Beach, FL	2.0	2.0	1053	$5,600	$5.32	25d	1	1.03mi
9400 S Ocean Dr #307 Jensen Beach, FL	2.0	2.0	1053	$2,500	$2.37	25d	1	1.03mi
9400 S Ocean Dr #707 Jensen Beach, FL	2.0	2.0	1053	$3,000	$2.85	25d	1	1.03mi
9400 S Ocean Dr Unit 608B Jensen Beach, FL	2.0	2.0	1112	$6,500	$5.85	25d	1	1.03mi
9400 S Ocean Dr Unit 706B Jensen Beach, FL	2.0	2.0	1053	$3,500	$3.32	25d	1	1.03mi
9400 S Ocean Dr Unit 604B Jensen Beach, FL	2.0	2.0	1053	$5,400	$5.13	25d	1	1.04mi
9400 S Ocean Dr Unit 504B Jensen Beach, FL	2.0	2.0	1053	$2,400	$2.28	25d	1	1.04mi
10044 S Ocean Dr Jensen Beach, FL	2.0–3.0	2.0	1305	$2,500	$1.91	25d	6	1.08mi
10044 S Ocean Dr Jensen Beach, FL	2.0–3.0	2.0	1305	$2,500	$1.91	15d	7	1.08mi
10102 S Ocean Dr #107 Jensen Beach, FL	2.0	2.0	1053	$2,200	$2.09	25d	1	1.16mi
10102 S Ocean Dr Unit 401A Jensen Beach, FL	2.0	2.0	1113	$2,990	$2.69	25d	1	1.17mi
10102 S Ocean Dr Unit 703 Jensen Beach, FL	2.0	2.0	1053	$3,800	$3.61	25d	1	1.17mi
10102 S Ocean Dr Unit 307A Jensen Beach, FL	2.0	2.0	1053	$2,600	$2.47	25d	1	1.17mi

HOA detail condo

• Monthly dues: $420 · $5,040/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $379,900 Active 416 DOM
2. 2026-06-18
   days on market $379,900 Active 413 DOM
3. 2026-06-17
   days on market $379,900 Active 412 DOM
4. 2026-06-16
   days on market $379,900 Active 411 DOM
5. 2026-06-15
   days on market $379,900 Active 410 DOM
6. 2026-06-14
   days on market $379,900 Active 408 DOM
7. 2026-06-13
   days on market $379,900 Active 407 DOM
8. 2026-06-10
   days on market $379,900 Active 405 DOM
9. 2026-06-09
   days on market $379,900 Active 404 DOM
10. 2026-06-08
    days on market $379,900 Active 403 DOM
11. 2026-06-07
    days on market $379,900 Active 402 DOM
12. 2026-06-05
    days on market $379,900 Active 399 DOM
13. 2026-06-03
    days on market $379,900 Active 398 DOM
14. 2026-06-02
    days on market $379,900 Active 397 DOM
15. 2026-06-01
    days on market $379,900 Active 396 DOM
16. 2026-05-31
    days on market $379,900 Active 395 DOM
17. 2026-05-30
    days on market $379,900 Active 394 DOM
18. 2026-04-16
    status Active
19. 2026-04-12
    status Pending
20. 2026-03-23
    price $379,900
21. 2026-01-07
    status Active
22. 2026-01-07
    status Pending
23. 2025-11-16
    price $389,900
24. 2025-08-24
    price $399,000
25. 2025-07-18
    price $405,000
26. 2025-04-28
    listed $419,900 Active
27. 2024-08-16
    historical
28. 2024-05-03
    price $435,000
29. 2024-03-04
    listed $449,900 Active

ⓘ 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: $6,898 · $575/mo
• Projected year-2 tax: $6,898 · $575/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $44,019
• − Mortgage interest: −$21,280
• − Property taxes: −$6,898
• − Insurance: −$2,697
• − Repairs & maintenance: −$3,522
• − Management: −$3,522
• − HOA: −$5,040
• − Depreciation: −$11,052
• Taxable loss: −$9,990
• Est. tax savings @ 24.0%: +$2,398
• After-tax cash flow: $-1,369/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 — 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

• Census place: Hutchinson Island South, FL
• 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 (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

-15.6% since first listed

12 events — show timeline

• 2026-04-16 Relisted — MCRTC
• 2026-04-12 Pending — MCRTC
• 2026-03-23 Price Changed $379,900 MCRTC
• 2026-01-07 Relisted — MCRTC
• 2026-01-07 Pending — MCRTC
• 2025-11-16 Price Changed $389,900 MCRTC
• 2025-08-24 Price Changed $399,000 MCRTC
• 2025-07-18 Price Changed $405,000 MCRTC
• 2025-04-28 Listed $419,900 MCRTC
• 2024-08-16 Listing Removed — MCRTC
• 2024-05-03 Price Changed $435,000 MCRTC
• 2024-03-04 Listed $449,900 MCRTC

Property tax history

+14.1%/yr

Latest (2025): $6,898 · -5.0% YoY. Source: county tax records.