1800 SE Saint Lucie Blvd Unit 3-308 · Sewall's Point, FL 34996

$149,000

2 bd · 2.0 ba · 1,044 sqft · Condo public records · 458 Days on market

Built 1972 $882/mo HOA · 33% of rent

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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 +21.1/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully upgraded 2BR/2BA split plan in an elevator building. Pet friendly with no size restriction. Non-smoking building. Views of park-like setting. Newer carpet, tile & appliances. Clubhouse offers very active social life, 3 pools in community plus tennis courts. Just steps to Martin County Golf Course.

Key facts

• Remodeled kitchen
• Top floor condo
• Remodeled baths

Tags

• TOP FLOOR CONDO
• PET FRIENDLY BUILDING
• REMODELED KITCHEN
• REMODELED BATHS
• ENCLOSED SUN ROOM
• HURRICANE IMPACT WINDOWS

Property features AI

Finance

• Financial info: Pets allowed with limitations
• HOA & community: Homeowners association with monthly fee; Association fee includes management, common areas, cable TV, electricity, hot water, insurance, internet, laundry, legal/accounting, grounds and structure maintenance, parking, pest control, pool(s), recreation facilities, reserve fund, road maintenance, sewer, taxes, and trash; Community amenities: clubhouse, fitness center, pool, sauna, billiard/game rooms, library, kitchen facilities, storage, bicycle storage, dock/pier, fishing, pickleball, shuffleboard, barbecue, dog park, street lights, on-site property manager, elevator(s); Senior community; Community of 24 units

Exterior

• Parking: Assigned parking; Guest parking
• Security: Phone entry
• Utilities: Cable available; Electricity available and connected (110V and 220V); Public water available and connected; Public sewer available and connected; Trash collection
• Home design: Condominium/one-story building; Resale property; Block and concrete construction
• Construction: Block and concrete construction
• Exterior features: Automatic sprinklers/irrigation; Community pool

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range; Refrigerator; Pantry
• Bedrooms: Bedroom 2 on the main level; All primary living spaces located on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Central and individual heating
• Interior features: Plantation shutters, storm windows, and impact glass; Partially furnished; Elevator; Living/dining room; Pantry; Split-bedroom floor plan
• Laundry & utility: Utility room on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 0.7% in Sewall's Point — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 251 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 38% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 458 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $101k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: major flood risk; 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 $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 458 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.78% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.9%
• Equity multiple: 3.28×
• Total profit: $95,244
• Equity at exit: $134,231

10-year hold

• IRR: 25.2%
• Equity multiple: 7.49×
• Total profit: $270,952
• Equity at exit: $289,474

Cash invested: $41,720 (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: 251
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,647 high
• Mortgage (P&I): −$781
• Tax from tax record: −$153 /mo · $1,837/yr
• Insurance: −$62
• HOA: −$882
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $212

Break-even live

Break-even rent $2,378

Max offer price $149,000

Occupancy floor 87%

Sensitivity live

Price	-10% $297	-5% $255	+0% $212	+5% $170	+10% $128
Rent	-10% $3	-5% $108	+0% $212	+5% $317	+10% $422
Rate	-1.0pp $288	-0.5pp $250	base $212	+0.5pp $174	+1.0pp $135

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	24d	3	0.11mi
1196 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1309	$4,300	$3.28	24d	1	0.58mi
3129 SE Indian St #3 Stuart, FL	2.0	1.5	986	$2,300	$2.33	24d	1	0.58mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	14d	3	0.92mi
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,900	$2.00	14d	3	0.94mi
3002 SE Camino Ave Stuart, FL	2.0	1.0	930	$2,000	$2.15	24d	1	0.98mi
3003 SE Birch Ave Unit 3007 Stuart, FL	2.0	1.0	950	$2,200	$2.32	24d	1	0.99mi
3299 SE Garden St Stuart, FL	3.0	2.0	1360	$2,410	$1.77	24d	1	1.00mi
2934 SE Ellendale St Stuart, FL	2.0	2.0	900	$2,000	$2.22	14d	1	1.03mi
3003 SE Fairmont St Stuart, FL	3.0	2.0	1366	$2,500	$1.83	14d	1	1.03mi
2641 SE Clayton St Unit 2641 Stuart, FL	3.0	1.5	1150	$2,400	$2.09	24d	1	1.04mi
3166 SE Garden St Stuart, FL	2.0	1.0	870	$1,850	$2.13	14d	1	1.07mi
3166 SE Garden St Unit 3166 Stuart, FL	2.0	1.0	870	$1,900	$2.18	14d	1	1.07mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	24d	6	1.15mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	14d	8	1.15mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	24d	1	1.30mi
3250 SE Commerce Ave Stuart, FL	1.0–2.0	1.0–2.0	746	$2,206	$2.96	14d	28	1.36mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$2,258	$2.55	14d	12	1.41mi

HOA detail condo

• Monthly dues: $882 · $10,584/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-05-09
   status Pending
2. 2026-03-24
   price $149,000
3. 2026-02-05
   price $174,900
4. 2025-12-09
   status Active
5. 2025-11-29
   status Pending
6. 2025-08-28
   price $185,000
7. 2025-06-23
   price $199,900
8. 2025-03-18
   price $235,000
9. 2025-01-25
   listed $250,000 Active
10. 2021-02-16
    soldstatus $176,500
11. 2016-06-26
    historical
12. 2016-04-28
    price $154,500 316-char remark

    Show marketing remark (316 chars)

    Beautifully upgraded 2BR/2BA split plan in an elevator building. Pet friendly with no size restriction. Non-smoking building. Views of park-like setting. Newer carpet, tile & appliances. Clubhouse offers very active social life, 3 pools in community plus tennis courts. Just steps to Martin County Golf Course.

13. 2016-03-29
    soldstatus $154,500
14. 2016-03-25
    price $155,000 316-char remark

    Show marketing remark (316 chars)

    Beautifully upgraded 2BR/2BA split plan in an elevator building. Pet friendly with no size restriction. Non-smoking building. Views of park-like setting. Newer carpet, tile & appliances. Clubhouse offers very active social life, 3 pools in community plus tennis courts. Just steps to Martin County Golf Course.

15. 2016-03-25
    soldstatus $154,500 Sold 316-char remark

    Show marketing remark (316 chars)

    Beautifully upgraded 2BR/2BA split plan in an elevator building. Pet friendly with no size restriction. Non-smoking building. Views of park-like setting. Newer carpet, tile & appliances. Clubhouse offers very active social life, 3 pools in community plus tennis courts. Just steps to Martin County Golf Course.

16. 2016-01-11
    price $57,000
17. 2015-08-28
    historical Pending W/Cont 316-char remark

    Show marketing remark (316 chars)

    Beautifully upgraded 2BR/2BA split plan in an elevator building. Pet friendly with no size restriction. Non-smoking building. Views of park-like setting. Newer carpet, tile & appliances. Clubhouse offers very active social life, 3 pools in community plus tennis courts. Just steps to Martin County Golf Course.

18. 2015-08-05
    listed $155,000 Active 316-char remark

    Show marketing remark (316 chars)

    Beautifully upgraded 2BR/2BA split plan in an elevator building. Pet friendly with no size restriction. Non-smoking building. Views of park-like setting. Newer carpet, tile & appliances. Clubhouse offers very active social life, 3 pools in community plus tennis courts. Just steps to Martin County Golf Course.

19. 2010-12-20
    price $64,900
20. 2010-12-20
    soldstatus $57,000
21. 2010-12-20
    soldstatus $57,000
22. 2010-06-16
    listed $64,900
23. 2010-06-06
    historical
24. 2009-06-05
    listed $69,900
25. 2008-01-04
    listed $129,000

ⓘ 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: $1,837 · $153/mo
• Projected year-2 tax: $1,837 · $153/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 · 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: $31,763
• − Mortgage interest: −$8,346
• − Property taxes: −$1,837
• − Insurance: −$745
• − Repairs & maintenance: −$2,541
• − Management: −$2,541
• − HOA: −$10,584
• − Depreciation: −$4,335
• Taxable income: $834
• Est. tax owed @ 24.0%: −$200
• After-tax cash flow: $2,350/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 — Sewall's Point

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Martin County · 165,223 people
• City population: 10,875
• 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

+15.5% since first listed

25 events — show timeline

• 2026-05-09 Pending — MCRTC
• 2026-03-24 Price Changed $149,000 MCRTC
• 2026-02-05 Price Changed $174,900 MCRTC
• 2025-12-09 Relisted — MCRTC
• 2025-11-29 Pending — MCRTC
• 2025-08-28 Price Changed $185,000 MCRTC
• 2025-06-23 Price Changed $199,900 MCRTC
• 2025-03-18 Price Changed $235,000 MCRTC
• 2025-01-25 Listed $250,000 MCRTC
• 2021-02-16 Sold (Public Records) $176,500 Public Records
• 2016-06-26 Listing Removed — MCRTC
• 2016-04-28 Price Changed $154,500 MCRTC
• 2016-03-29 Sold (Public Records) $154,500 Public Records
• 2016-03-25 Sold (MLS) $154,500 MCRTC
• 2016-03-25 Price Changed $155,000 MCRTC
• 2016-01-11 Price Changed $57,000 MCRTC
• 2015-08-28 Contingent — MCRTC
• 2015-08-05 Listed $155,000 MCRTC
• 2010-12-20 Sold (Public Records) $57,000 Public Records
• 2010-12-20 Sold (MLS) $57,000 MCRTC
• 2010-12-20 Price Changed $64,900 MCRTC
• 2010-06-16 Listed $64,900 MCRTC
• 2010-06-06 Listing Removed — MCRTC
• 2009-06-05 Listed $69,900 MCRTC
• 2008-01-04 Listed $129,000 MCRTC

Property tax history

+4.7%/yr

Latest (2025): $1,837 · -43.4% YoY. Source: county tax records.