3808 Harborside Ave · Lakewood Park, FL 34946

$261,914

2 bd · 2.0 ba · 1,308 sqft · Townhouse · 117 Days on market

Built 2025 Est $280k · 6% under

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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 +14.1/30.0
• ARV discount +10.4/15.0
• Appreciation +8.0/10.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This single-story home provides the convenience of having everything you need on one level. The inviting Great Room is ideal for relaxing or entertaining, with an open layout that connects effortlessly to the kitchen and covered deck. The owner's suite is equipped with a private bathroom and a walk-in closet, while the secondary bedroom at the front is great for extra space or overnight guests.

Key facts

• Covered deck
• Walk-in closet
• Private bathroom

Tags

• PRIVATE BATHROOM
• WALK-IN CLOSET
• COVERED DECK

Property features AI

Finance

• Other: Located at 3808 Harborside Ave, Fort Pierce, FL 34946; List price available (details not shown here)

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Larkspur floor plan
• Construction: New construction (Spec)
• Exterior features: Living area about 1308; Spec home (new construction)

Interior

• Kitchen: Plan includes standard kitchen (details not provided)
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (per plan)
• Laundry & utility: Laundry area (details not provided)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $262k.

Deal economics

• At list price, monthly cash flow is $41 ($488/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 $234k (10.6% below list).
• Recommended offer: $234k (10.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#719 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, 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.
• Market conditions: 133 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $16k appreciation (5.9% local appreciation)).
• St. Lucie County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $234,266 (10.6% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $279,912
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3772 Spanish Cedar Pl	0.14mi	2/2.0	1,308 (0%)	9mo	$287,000	$219	86
3802 Spanish Cedar Pl	0.13mi	2/2.0	1,308 (0%)	12mo	$279,990	$214	84
3838 Spanish Cedar Pl	0.10mi	3/2.0 (+1)	1,308 (0%)	9mo	$282,630	$216	82
3736 Spanish Cedar Pl	0.15mi	2/2.0	1,308 (0%)	14mo	$280,000	$214	82
3775 Spanish Cedar Pl	0.12mi	2/2.0	1,308 (0%)	16mo	$280,000	$214	81
3835 Spanish Cedar Pl	0.09mi	3/2.0 (+1)	1,436 (+10%)	10mo	$310,000	$216	67
3856 Spanish Cedar Pl	0.09mi	3/2.0 (+1)	1,436 (+10%)	13mo	$289,000	$201	64
3724 Spanish Cedar Pl	0.15mi	3/2.0 (+1)	1,436 (+10%)	14mo	$300,000	$209	60
3754 Spanish Cedar Pl	0.14mi	3/2.0 (+1)	1,436 (+10%)	16mo	$299,990	$209	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 2.05×
• Total profit: $77,014
• Equity at exit: $163,339

10-year hold

• IRR: 15.8%
• Equity multiple: 4.07×
• Total profit: $224,898
• Equity at exit: $295,081

Cash invested: $73,336 (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 34946

• Home prices YoY: 1.7%
• Active inventory: 133
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,343 high
• Mortgage (P&I): −$1,374
• Tax est. 1.5%: −$327 /mo · $3,929/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $41

Break-even live

Break-even rent $2,291

Max offer price $261,914

Occupancy floor 93%

Sensitivity live

Price	-10% $222	-5% $131	+0% $41	+5% $-50	+10% $-140
Rent	-10% $-144	-5% $-52	+0% $41	+5% $133	+10% $226
Rate	-1.0pp $173	-0.5pp $107	base $41	+0.5pp $-27	+1.0pp $-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: $65,478
• Closing costs: $7,857
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3766 Harborside Ave Fort Pierce, FL	2.0	2.0	1308	$2,160	$1.65	14d	1	0.02mi
2066 5th Ct SE Vero Beach, FL	2.0	2.0	1415	$3,850	$2.72	21d	1	0.92mi
335 Hawthorne Ln Vero Beach, FL	2.0	2.0	1587	$1,800	$1.13	21d	1	1.16mi
254 Hawthorne Ln Vero Beach, FL	3.0	2.0	1703	$2,900	$1.70	21d	1	1.23mi
5642 Sunberry Cir Fort Pierce, FL	3.0	2.0	1377	$1,950	$1.42	24d	1	1.27mi
2320 Water Oaks Ln Unit 111 Vero Beach, FL	3.0	2.0	1811	$3,500	$1.93	21d	1	1.29mi

Listing history 8 events

1. 2026-06-08
   days on market $261,914 Active 117 DOM
2. 2026-06-07
   days on market $261,914 Active 116 DOM
3. 2026-06-05
   days on market $261,914 Active 113 DOM
4. 2026-06-03
   days on market $261,914 Active 112 DOM
5. 2026-06-02
   days on market $261,914 Active 111 DOM
6. 2026-06-01
   days on market $261,914 Active 110 DOM
7. 2026-05-31
   days on market $261,914 Active 109 DOM
8. 2026-05-30
   days on market $261,914 Active 108 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,112
• − Mortgage interest: −$14,671
• − Property taxes: −$3,929
• − Insurance: −$1,310
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$7,619
• Taxable loss: −$3,915
• Est. tax savings @ 24.0%: +$940
• After-tax cash flow: $1,428/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 — Lakewood Park

• Score: 63/100
• State rank: #719
• US rank: #15407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,588

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Black 36% Hispanic / Latino 34% White 26% Two or more races 18% Native American 4% Asian 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2% Cuban 2% Salvadoran 1%
• Common ancestry: Lithuanian 1% Slovak 1% Portuguese 1%
• Foreign-born: 25% · Canada, Dominican Republic
• Languages at home: 70% English-only · Spanish 28% Other Indo-European 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: ▲ 5.92%
• Current HPI: 351.3324
• Rent YoY: —
• Metro: —
• 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