2 bd · 2.0 ba ·
1,308 sqft ·
Built 2025
· Townhouse
· Active
· 117 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$2,343/mo
Mortgage (P&I)
−$1,374
Tax + insurance
−$437
HOA
−$0
Vac / Maint / Mgmt
−$492
Net cashflow
$41/mo
Annual
$488/yr
Cap rate
6.48%
Cash-on-cash
0.67%
DSCR
1.03
1% rule
0.89%
Cash to close
$73,336
Investor read
This is a 2-bed/2.0-bath townhouse listed at $262k.
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).
It's been on market 117 days — a 9% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $234k (10.6% below list) — sets the bar for 1% rule.
In year one you build about $17k of equity ($2k loan paydown + $16k appreciation (5.9% local appreciation)).
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).
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.
Questions for listing agent
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?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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.
CashFlowRE · CFR-SMG7SH5YKD042V
· Data 1 week agocashflowre.app · 2026-05-29