521 N 22nd St · Fort Pierce, FL 34950

$165,000

3 bd · 2.5 ba · 1,427 sqft · SingleFamily public records · 58 Days on market

Built 1959 6,500 sqft lot Est $215k · 23% under

---

Why this score? — see what drove the B- 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.4/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Live on Site Auction! Sat. Oct 3 at 10am. Preview 30 minutes prior. Suggested opening bid $35,000

Key facts

• Convenient access
• Long-term investment
• Spacious lot

Tags

• SINGLE-FAMILY HOME
• SPACIOUS LOT
• CONVENIENT ACCESS
• CENTRALLY LOCATED NEIGHBORHOOD
• VALUE-ADD OPPORTUNITY
• LONG-TERM INVESTMENT

Property features AI

Exterior

• Parking: 2 parking spaces total; Attached carport (1 covered/carport space)
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single family residence; Single-story; Faces east; Resale condition
• Construction: CBS construction; Shingle roof
• Exterior features: Not waterfront; No waterfront features listed

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Interior features: Unfurnished; No special interior features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.7% 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+, schools D, amenities 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: Rents rising fast (+5.9%/yr); 165 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,881/mo this rent would consume 74% 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 $5k 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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $97k; list at $165k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.37%
• DSCR: 1.37
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $215,477
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 N 20th St	0.36mi	3/2.0	1,552 (+9%)	7mo	$245,000	$158	61
429 N 18th St	0.32mi	3/2.0	1,225 (-14%)	1mo	$185,000	$151	59
1802 Boston Ave	0.64mi	3/2.0	1,460 (+2%)	18mo	$175,000	$120	49
313 S 21st St	0.70mi	3/2.0	1,256 (-12%)	11mo	$295,000	$235	36
3001 Avenue B	0.63mi	3/1.0	1,584 (+11%)	19mo	$15,000	$9	31

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-449
• Equity at exit: $24,602

10-year hold

• IRR: 12.3%
• Equity multiple: 2.11×
• Total profit: $51,167
• Equity at exit: $14,266

Cash invested: $46,200 (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: 165
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,881 high
• Mortgage (P&I): −$865
• Tax from tax record: −$230 /mo · $2,755/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $322

Break-even live

Break-even rent $1,473

Max offer price $165,000

Occupancy floor 78%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
907 N 20th St Apt B Fort Pierce, FL	3.0	1.0	980	$1,800	$1.84	23d	1	0.23mi
704 N 18th St Unit B Fort Pierce, FL	2.0	1.0	1352	$1,700	$1.26	23d	1	0.28mi
1617 Avenue E Fort Pierce, FL	3.0	1.0	1100	$1,800	$1.64	23d	1	0.33mi
2705 Avenue E Fort Pierce, FL	3.0	1.0	1161	$1,800	$1.55	23d	1	0.35mi
505 N 27th St Fort Pierce, FL	3.0	1.0	879	$2,660	$3.03	23d	1	0.35mi
1607 Avenue D Fort Pierce, FL	3.0	2.0	1029	$1,700	$1.65	13d	1	0.39mi
205 N 22nd St Fort Pierce, FL	2.0	1.0	1050	$1,500	$1.43	23d	1	0.44mi
306 N 18th Ct #2 Fort Pierce, FL	3.0	2.0	1192	$2,150	$1.80	23d	1	0.46mi
1308 N 21st St Apt A Fort Pierce, FL	2.0	1.0	1200	$1,499	$1.25	23d	1	0.46mi
2908 Dunbar St Fort Pierce, FL	2.0	1.0	942	$1,300	$1.38	21d	1	0.50mi
1408 N 23rd St Fort Pierce, FL	3.0	1.0	1110	$1,900	$1.71	13d	1	0.52mi
1405 Avenue G Apt A Fort Pierce, FL	3.0	2.0	1064	$2,200	$2.07	23d	1	0.52mi
204 N 28th St Fort Pierce, FL	3.0	2.0	1000	$1,550	$1.55	23d	1	0.56mi
1601 N 17th St Fort Pierce, FL	2.0	1.0	996	$1,650	$1.66	23d	1	0.68mi
1911 Boston Ave Fort Pierce, FL	4.0	3.0	930	$3,500	$3.76	23d	1	0.69mi
1710 N 21st St Fort Pierce, FL	3.0	1.0	968	$2,100	$2.17	13d	1	0.72mi
1102 Avenue G Fort Pierce, FL	3.0	1.5	1870	$1,800	$0.96	23d	1	0.80mi
1406 Citrus Ave Fort Pierce, FL	2.0	1.0	930	$1,600	$1.72	13d	1	0.87mi
815 Dundas Ct Unit B Fort Pierce, FL	2.0	1.0	1323	$1,400	$1.06	13d	1	0.89mi
513 N 9th St Unit B Fort Pierce, FL	3.0	2.0	1250	$2,300	$1.84	23d	1	0.93mi
3101 Avenue T Fort Pierce, FL	2.0	2.0	1064	$1,980	$1.86	23d	1	1.07mi
1904 Havana Ave #16 Fort Pierce, FL	2.0	2.0	1196	$1,900	$1.59	13d	1	1.10mi
107 Bedford Dr Fort Pierce, FL	4.0	1.5	1362	$2,400	$1.76	23d	1	1.13mi
4005 Avenue I Unit A Fort Pierce, FL	2.0	1.0	880	$1,600	$1.82	13d	1	1.15mi
4005 Avenue I Unit A Fort Pierce, FL	2.0	1.0	880	$1,600	$1.82	23d	1	1.15mi
308 S 8th St Fort Pierce, FL	2.0	2.0	1696	$1,900	$1.12	23d	1	1.22mi
1910 Juanita Ave Fort Pierce, FL	3.0	2.0	1100	$2,000	$1.82	13d	1	1.26mi
113 Hilton Dr Fort Pierce, FL	4.0	1.0	1160	$2,000	$1.72	23d	1	1.31mi
1840 Nebraska Ave Apt 101 Fort Pierce, FL	2.0	2.0	1035	$1,699	$1.64	13d	1	1.37mi
1840 Nebraska Ave Apt 106 Fort Pierce, FL	2.0	2.0	997	$1,679	$1.68	13d	1	1.37mi
1830 Nebraska Ave Fort Pierce, FL	1.0–2.0	1.5–2.0	924	$1,799	$1.95	13d	5	1.40mi
1800 Nebraska Ave Unit 202 Fort Pierce, FL	2.0	2.0	1312	$1,749	$1.33	23d	1	1.42mi
3208 Louisiana Ave Apt 3 Fort Pierce, FL	3.0	1.0	1050	$1,500	$1.43	23d	1	1.43mi
1820 Nebraska Ave Apt 102 Fort Pierce, FL	2.0	2.0	997	$1,679	$1.68	23d	1	1.43mi
1820 Nebraska Ave Apt 201 Fort Pierce, FL	2.0	2.0	1035	$1,699	$1.64	23d	1	1.43mi
1810 Nebraska Ave Unit 106 Fort Pierce, FL	2.0	2.0	1042	$1,699	$1.63	13d	1	1.45mi
1810 Nebraska Ave Apt 101 Fort Pierce, FL	2.0	2.0	1035	$1,699	$1.64	23d	1	1.45mi
1433 Captains Walk Unit A Fort Pierce, FL	2.0	2.0	1850	$2,500	$1.35	23d	1	1.48mi

Listing history 12 events

1. 2026-06-07
   statusdays on market $165,000 Pending 58 DOM
2. 2026-06-05
   days on market $165,000 Active 57 DOM
3. 2026-06-03
   days on market $165,000 Active 56 DOM
4. 2026-06-02
   days on market $165,000 Active 55 DOM
5. 2026-06-01
   days on market $165,000 Active 54 DOM
6. 2026-05-31
   days on market $165,000 Active 53 DOM
7. 2026-05-30
   days on market $165,000 Active 52 DOM
8. 2026-05-05
   price $165,000
9. 2026-04-07
   listed $170,000 Active
10. 2020-11-02
    soldstatus $96,800 Closed 97-char remark

    Show marketing remark (97 chars)

    Live on Site Auction! Sat. Oct 3 at 10am. Preview 30 minutes prior. Suggested opening bid $35,000

11. 2020-10-05
    status Pending 97-char remark

    Show marketing remark (97 chars)

    Live on Site Auction! Sat. Oct 3 at 10am. Preview 30 minutes prior. Suggested opening bid $35,000

12. 2020-09-08
    listed $35,000 Active 97-char remark

    Show marketing remark (97 chars)

    Live on Site Auction! Sat. Oct 3 at 10am. Preview 30 minutes prior. Suggested opening bid $35,000

ⓘ 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: $2,755 · $230/mo
• Projected year-2 tax: $2,755 · $230/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: $22,568
• − Mortgage interest: −$9,243
• − Property taxes: −$2,755
• − Insurance: −$825
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$4,800
• Taxable income: $1,335
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $3,546/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

+371.4% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $165,000 Beaches MLS
• 2026-04-07 Listed $170,000 Beaches MLS
• 2020-11-02 Sold (MLS) $96,800 Beaches MLS
• 2020-10-05 Pending — Beaches MLS
• 2020-09-08 Listed $35,000 Beaches MLS

Property tax history

+10.5%/yr

Latest (2025): $2,755 · +7.8% YoY. Source: county tax records.