1871 SE Tarni Way · Stuart, FL 34996

$452,900

3 bd · 2.5 ba · 1,782 sqft · Townhouse public records · 23 Days on market

Built 2022 1,742 sqft lot Est $390k · 16% over $265/mo HOA · 8% of rent

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +6.2/30.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.5/10.0
• ARV discount +0.3/15.0

Listing remarks

One of the best locations in Stuart, offering convenient access to shopping, dining, beaches, and entertainment. Built in 2022 by nationally recognized Pulte Homes, this well-maintained townhome combines modern design with comfortable living. This spacious floor plan features 3 bedrooms, 2.5 bathrooms, and a one-car garage. The interior is light, bright, and move-in ready. Perfectly positioned for enjoying the Stuart lifestyle, the home is located just 3.1 miles from Stuart Beach and only 2.7 miles from Downtown Stuart, where you'll find waterfront dining, shopping, live entertainment, and community events. Situated on a quiet private street away from the community entrance, the property of

Key facts

• Extra parking
• Private street
• $265 HOA

Tags

• NEUTRAL DIAGONAL TILE
• PRIVATE STREET
• EXTRA PARKING

Property features AI

Finance

• Financial info: Pets allowed with number and size limits
• HOA & community: Homeowners association with a $265 fee; Association fee covers management, common areas, insurance, and grounds maintenance; Community is non-gated

Exterior

• Parking: Attached carport; Driveway; Truck parking; Garage door opener; One total parking space (one covered)
• Security: Smoke detector(s)
• Utilities: Electricity available and connected (3-phase); Natural gas available; Public water available and connected; Public sewer available and connected; Separate meters
• Home design: Two-story residence; Resale property; Fiberglass roof; Block and concrete construction
• Construction: Block and concrete construction; Fiberglass roof
• Exterior features: Sprinkler/irrigation system; Property has a view; Faces east; Located on a private road; Flood zone; Zero lot line

Interior

• Kitchen: Cooktop; Electric range; Dishwasher; Garbage disposal; Microwave; Refrigerator
• Bedrooms: Three possible bedrooms; Primary and additional bedrooms on the second floor; Bedroom sizes: 12 x 17, 9 x 15, 10 x 11; Great room on the main level (19 x 16)
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Impact glass windows; Bathtub; Separate shower; Dual sinks; Entrance foyer; Living/dining room; Upper-level primary; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $453k.

Deal economics

• At list price, monthly cash flow is $-825 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (32.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $319k (29.6% below list).
• Recommended offer: $307k (32.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 84/100 on livability (#39 in FL, #790 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: crime C-, employment C-, amenities D.
• Martin (suburban): math 52% / reading 53% proficiency, ranked #24 of 73 in FL (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: J. D. Parker School of Technology (math 39% / reading 40%, grade F, #1,513 of 2,144 statewide, top 73%, 519 students, 72% FRL); Stuart Middle School (math 55% / reading 55%, grade B-, #180 of 571 statewide, top 32%, 867 students, 49% FRL); Jensen Beach High School (math 53% / reading 71%, grade B-, #98 of 667 statewide, top 15%, 1,584 students, 36% FRL).
• Market conditions: 252 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• At $3,189/mo this rent would consume 46% of the median local household income ($84k/yr) (locally 247% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$78k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($446k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $307,076 (32.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.70% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.81%
• DSCR: 0.65
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $390,258
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1843 SE Roxy Way	0.04mi	3/2.5	1,782 (0%)	3mo	$390,000	$219	95
1857 SE Tarni Way	0.03mi	3/2.5	1,816 (+2%)	10mo	$380,000	$209	87
1814 SE Ocean Cove Way	0.06mi	3/2.5	1,637 (-8%)	16mo	$460,000	$281	70
162 SE Saint Lucie Blvd Unit B201	0.66mi	3/2.0	1,684 (-6%)	5mo	$240,000	$143	54

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.53×
• Total profit: $194,267
• Equity at exit: $408,008

10-year hold

• IRR: 17.4%
• Equity multiple: 5.84×
• Total profit: $613,787
• Equity at exit: $879,885

Cash invested: $126,812 (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 34996

• Home prices YoY: 2.1%
• Active inventory: 252
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $3,189 high
• Mortgage (P&I): −$2,375
• Tax from tax record: −$516 /mo · $6,197/yr
• Insurance: −$189
• HOA: −$265
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $-825

Break-even live

Break-even rent $4,234

Max offer price $307,076

Occupancy floor —

Sensitivity live

Price	-10% $-569	-5% $-697	+0% $-825	+5% $-954	+10% $-1,082
Rent	-10% $-1,077	-5% $-951	+0% $-825	+5% $-699	+10% $-574
Rate	-1.0pp $-597	-0.5pp $-710	base $-825	+0.5pp $-943	+1.0pp $-1,062

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: $113,225
• Closing costs: $13,587
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1866 SE Tarni Way Stuart, FL	3.0	2.5	1782	$2,800	$1.57	15d	1	0.05mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	15d	3	0.07mi
1196 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1309	$4,300	$3.28	25d	1	0.41mi
175 SE Saint Lucie Blvd Stuart, FL	2.0	2.0–2.5	1300	$2,600	$2.00	25d	4	0.73mi
905 SE Flamingo Ave Stuart, FL	3.0	2.0	1520	$4,500	$2.96	25d	1	0.75mi
150 SE Four Winds Dr Unit B303 Stuart, FL	2.0	2.0	1359	$2,500	$1.84	25d	1	0.80mi
1843 SE Granada Ln Stuart, FL	2.0	2.0	1606	$1,800	$1.12	15d	1	1.00mi

HOA detail

• Monthly dues: $265 · $3,180/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-21
   days on market $452,900 Active 23 DOM
2. 2026-06-18
   days on market $452,900 Active 20 DOM
3. 2026-06-17
   days on market $452,900 Active 19 DOM
4. 2026-06-16
   days on market $452,900 Active 18 DOM
5. 2026-06-15
   days on market $452,900 Active 17 DOM
6. 2026-06-14
   days on market $452,900 Active 15 DOM
7. 2026-06-13
   days on market $452,900 Active 14 DOM
8. 2026-06-10
   days on market $452,900 Active 12 DOM
9. 2026-06-09
   days on market $452,900 Active 11 DOM
10. 2026-06-08
    days on market $452,900 Active 10 DOM
11. 2026-06-07
    days on market $452,900 Active 9 DOM
12. 2026-06-03
    days on market $452,900 Active 5 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    days on market $452,900 Active 4 DOM
15. 2026-06-01
    days on market $452,900 Active 3 DOM
16. 2026-05-31
    days on market $452,900 Active 2 DOM
17. 2026-05-31
    remarks 585-char remark
18. 2026-05-31
    listed $452,900 Active 1 DOM

ⓘ 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: $6,197 · $516/mo
• Projected year-2 tax: $6,197 · $516/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $38,274
• − Mortgage interest: −$25,369
• − Property taxes: −$6,197
• − Insurance: −$2,264
• − Repairs & maintenance: −$3,062
• − Management: −$3,062
• − HOA: −$3,180
• − Depreciation: −$13,175
• Taxable loss: −$18,036
• Est. tax savings @ 24.0%: +$4,329
• After-tax cash flow: $-5,577/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: Martin
• NCES district ID: 1201290
• Math proficiency: 52% ▼ -14.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $52,482
• Composite: 45.1/100
• National rank: #2690
• State rank: #24 of 73 in FL

Livability — Stuart

• Score: 84/100
• State rank: #39
• US rank: #790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stuart, FL
• County: Martin County · 165,223 people
• City population: 65,812
• Metro: Port St. Lucie, FL
• Population (ZIP): 10,653
• Household income: $83,929
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 247.0

Population outlook (Martin County) Hauer SSP2

• Today (2025): 172,383 people
• By 2030: 180,192 · +4.5%
• By 2040: 194,114 · +12.6%
• By 2050: 204,992 · +18.9%
• By 2075: 229,641 · +33.2%
• By 2100: 232,146 · +34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 3% Romanian 3% Slovak 3%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+31.1) · D 34.1% · R 65.2%
• 2008→2024 swing: -17.5pp toward R · 2008: -13.6pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+24.6 2016: R+26.9 2012: R+22.9 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.71%
• Current HPI: 658.96
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-26 Listed $452,900 MCRTC

Property tax history

+80.3%/yr

Latest (2025): $6,197 · -0.9% YoY. Source: county tax records.