360 Barraclough St · Indian River Estates, FL 34982

$298,000

4 bd · 1.5 ba · 1,476 sqft · SingleFamily public records · 106 Days on market

Built 1955 7,841 sqft lot Est $328k · 9% under

---

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 +12.9/30.0
• ARV discount +11.6/15.0
• Rent growth +4.4/5.0
• DSCR +3.9/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single-Family, Ranch Style Home in Fort Pierce's Palm Gardens location. This home has approximately 1476 square feet with 3 Bedrooms and 1 Baths. Extensive Renovation Needed. Combined Kitchen & Dining Area and Roomy Living Room. The many windows fills the home with lots of natural light. Large attached workshop/storage area. There is a 10x17 Enclosed Patio plus Screened Patio. Floors throughout consist of Linoleum, Carpeting, Vinyl and Concrete. Well and Septic. Agents or their buyers to verify all room measurements and the front exposure. Visit this home today

Key facts

• New plumbing
• New hvac
• New electrical

Tags

• HARDIE PLANK EXTERIOR
• HURRICANE IMPACT WINDOWS
• NEW ROOF
• NEW PLUMBING
• NEW HVAC
• NEW ELECTRICAL

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: On-street parking
• Security: Smoke detectors
• Utilities: Well water; Public sewer; Sewer and water available
• Home design: Single-family residence; One story; South-facing; Resale property
• Construction: Built with concrete block (CBS)
• Exterior features: Screened patio; Patio; Porch; Fenced yard; Not waterfront

Interior

• Kitchen: Refrigerator
• Bedrooms: Four bedrooms on the main level
• Flooring: Vinyl
• Bathrooms: Two full bathrooms and one half bathroom (three total, all on the main level)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Split bedroom layout; Sliding windows; Unfurnished
• Laundry & utility: Indoor laundry with washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $-22 ($-263/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (18.7% below list).
• Recommended offer: $242k (18.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#653 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, 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: Savanna Ridge Elementary School (math 40% / reading 45%, grade F, #1,383 of 2,144 statewide, top 65%, 452 students, 75% FRL); Port St. Lucie High School (math 21% / reading 43%, grade F, #415 of 667 statewide, top 63%, 1,748 students, 67% FRL).
• Market conditions: Rents rising fast (+7.4%/yr); 336 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2,423/mo this rent would consume 54% of the median local household income ($54k/yr) (locally 1086% 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 $2k of loan paydown is wiped out by about $9k 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 106 days — a 9% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $81k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $298k implies a 664% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $242,296 (18.7% 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 106 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $327,672
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 Johnston St	0.19mi	4/2.0	1,470 (-0%)	8mo	$180,000	$122	81
104 Germani Dr	0.08mi	3/2.0 (-1)	1,503 (+2%)	12mo	$322,000	$214	76
4410 Areca Palm Dr	0.70mi	3/2.0 (-1)	1,533 (+4%)	6mo	$340,000	$222	49
5306 Buchanan Dr	0.49mi	3/2.0 (-1)	1,594 (+8%)	14mo	$357,500	$224	45
5000 Silver Oak Dr	0.69mi	3/2.0 (-1)	1,680 (+14%)	15mo	$429,000	$255	25

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 · 7.42% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.54×
• Total profit: $-38,470
• Equity at exit: $44,433

10-year hold

• IRR: 2.1%
• Equity multiple: 1.18×
• Total profit: $15,146
• Equity at exit: $25,766

Cash invested: $83,440 (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 34982

• Home prices YoY: -33.4%
• Rents YoY: 7.4%
• Active inventory: 336
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,423 high
• Mortgage (P&I): −$1,563
• Tax from tax record: −$249 /mo · $2,990/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-22

Break-even live

Break-even rent $2,451

Max offer price $294,126

Occupancy floor 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: $74,500
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
352 Johnston St Fort Pierce, FL	3.0	2.0	936	$2,100	$2.24	23d	1	0.09mi
355 Johnston St Fort Pierce, FL	3.0	1.5	1118	$2,500	$2.24	23d	1	0.11mi
330 Borraclough St Fort Pierce, FL	3.0	2.0	1404	$2,175	$1.55	13d	1	0.18mi
341 Ashley St Fort Pierce, FL	3.0	2.0	1128	$2,460	$2.18	23d	1	0.19mi
360 Melton Dr Fort Pierce, FL	4.0	2.0	1720	$2,220	$1.29	13d	1	0.29mi
5300 Seagrape Dr Fort Pierce, FL	3.0	2.0	1300	$2,450	$1.88	23d	1	0.85mi
5315 Hickory Dr Fort Pierce, FL	3.0	2.0	1400	$2,045	$1.46	23d	1	1.07mi
4166 Gator Trace Villas Cir Unit B Fort Pierce, FL	3.0	2.0	1336	$2,200	$1.65	23d	1	1.14mi
394 Salisbury Cir Fort Pierce, FL	3.0	2.5	1808	$2,500	$1.38	13d	1	1.23mi
389 Salisbury Cir Fort Pierce, FL	3.0	2.5	1808	$3,200	$1.77	23d	1	1.25mi
423 Salisbury Cir Fort Pierce, FL	3.0	2.5	1808	$2,500	$1.38	23d	1	1.27mi
4220 Sunrise Blvd Fort Pierce, FL	3.0	2.0	1870	$10,000	$5.35	23d	1	1.29mi
587 Salisbury Cir Fort Pierce, FL	3.0	2.5	1808	$2,350	$1.30	13d	1	1.30mi
4003 Oleander Ave Fort Pierce, FL	3.0–4.0	2.0	1765	$3,020	$1.71	13d	1	1.31mi
492 Salisbury Cir Fort Pierce, FL	3.0	2.5	1486	$2,395	$1.61	23d	1	1.31mi
526 Salisbury Cir Fort Pierce, FL	3.0	2.5	1486	$2,399	$1.61	13d	1	1.34mi

Listing history 25 events

1. 2026-06-18
   days on market $298,000 Active 106 DOM
2. 2026-06-17
   days on market $298,000 Active 105 DOM
3. 2026-06-16
   days on market $298,000 Active 104 DOM
4. 2026-06-15
   days on market $298,000 Active 103 DOM
5. 2026-06-14
   days on market $298,000 Active 101 DOM
6. 2026-06-13
   pricedays on market $298,000 Active 100 DOM
7. 2026-06-10
   days on market $329,000 Active 98 DOM
8. 2026-06-09
   days on market $329,000 Active 97 DOM
9. 2026-06-08
   days on market $329,000 Active 96 DOM
10. 2026-06-07
    days on market $329,000 Active 95 DOM
11. 2026-06-05
    days on market $329,000 Active 92 DOM
12. 2026-06-03
    days on market $329,000 Active 91 DOM
13. 2026-06-02
    days on market $329,000 Active 90 DOM
14. 2026-06-01
    days on market $329,000 Active 89 DOM
15. 2026-05-31
    days on market $329,000 Active 88 DOM
16. 2026-05-30
    days on market $329,000 Active 87 DOM
17. 2026-03-28
    price $329,000
18. 2026-03-04
    listed $379,000 Active
19. 2024-02-27
    historical $2,400
20. 2023-11-21
    listed $2,400
21. 2023-11-21
    historical
22. 2023-11-17
    listed $2,400 Active
23. 2015-06-19
    soldstatus $39,000 Closed 573-char remark

    Show marketing remark (573 chars)

    Single-Family, Ranch Style Home in Fort Pierce's Palm Gardens location. This home has approximately 1476 square feet with 3 Bedrooms and 1 Baths. Extensive Renovation Needed. Combined Kitchen & Dining Area and Roomy Living Room. The many windows fills the home with lots of natural light. Large attached workshop/storage area. There is a 10x17 Enclosed Patio plus Screened Patio. Floors throughout consist of Linoleum, Carpeting, Vinyl and Concrete. Well and Septic. Agents or their buyers to verify all room measurements and the front exposure. Visit this home today

24. 2015-05-15
    historical Contingent 573-char remark

    Show marketing remark (573 chars)

    Single-Family, Ranch Style Home in Fort Pierce's Palm Gardens location. This home has approximately 1476 square feet with 3 Bedrooms and 1 Baths. Extensive Renovation Needed. Combined Kitchen & Dining Area and Roomy Living Room. The many windows fills the home with lots of natural light. Large attached workshop/storage area. There is a 10x17 Enclosed Patio plus Screened Patio. Floors throughout consist of Linoleum, Carpeting, Vinyl and Concrete. Well and Septic. Agents or their buyers to verify all room measurements and the front exposure. Visit this home today

25. 2015-04-15
    listed $39,000 Active 573-char remark

    Show marketing remark (573 chars)

    Single-Family, Ranch Style Home in Fort Pierce's Palm Gardens location. This home has approximately 1476 square feet with 3 Bedrooms and 1 Baths. Extensive Renovation Needed. Combined Kitchen & Dining Area and Roomy Living Room. The many windows fills the home with lots of natural light. Large attached workshop/storage area. There is a 10x17 Enclosed Patio plus Screened Patio. Floors throughout consist of Linoleum, Carpeting, Vinyl and Concrete. Well and Septic. Agents or their buyers to verify all room measurements and the front exposure. Visit this home today

ⓘ 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: $2,990 · $249/mo
• Projected year-2 tax: $2,990 · $249/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $29,076
• − Mortgage interest: −$16,693
• − Property taxes: −$2,990
• − Insurance: −$1,490
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − Depreciation: −$8,669
• Taxable loss: −$5,418
• Est. tax savings @ 24.0%: +$1,300
• After-tax cash flow: $1,037/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 — Indian River Estates

• Score: 65/100
• State rank: #653
• US rank: #12946

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Indian River Estates, FL
• County: Saint Lucie County · 337,150 people
• City population: 27,447
• Metro: Port St. Lucie, FL
• Population (ZIP): 31,143
• Household income: $54,082
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1086.0

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 White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 22% Two or more races 12% Black 12%
• Hispanic origin (detail): Mexican 10% Puerto Rican 3% Cuban 3%
• Common ancestry: Italian 7% Hispanic 2% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% French/Haitian/Cajun 3%

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: ▼ -199.47%
• Current HPI: 397.2649
• Rent YoY: ▲ 7.42%
• 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

+743.6% since first listed

9 events — show timeline

• 2026-03-28 Price Changed $329,000 Beaches MLS
• 2026-03-04 Listed $379,000 Beaches MLS
• 2024-02-27 Rental Removed $2,400 GFLMLS
• 2023-11-21 Listed for Rent $2,400 GFLMLS
• 2023-11-21 Listing Removed — Beaches MLS
• 2023-11-17 Listed $2,400 Beaches MLS
• 2015-06-19 Sold (MLS) $39,000 Beaches MLS
• 2015-05-15 Contingent — Beaches MLS
• 2015-04-15 Listed $39,000 Beaches MLS

Property tax history

+18.9%/yr

Latest (2025): $2,990 · +10.4% YoY. Source: county tax records.