3 bd · 2.5 ba ·
1,831 sqft ·
Built 2026
· SingleFamily
· Active
· 18 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$2,643/mo
Mortgage (P&I)
−$1,957
Tax + insurance
−$622
HOA
−$0
Vac / Maint / Mgmt
−$555
Net cashflow
$-490/mo
Annual
$-5,885/yr
Cap rate
4.72%
Cash-on-cash
-5.63%
DSCR
0.75
1% rule
0.71%
Cash to close
$104,469
Investor read
This is a 3-bed/2.5-bath single-family listed at $373k.
At list price, monthly cash flow is $-490 ($-6k/yr) — negative.
To cash-flow at today's rent, offer at most $302k (19.0% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (29.2% below list).
It's been on market 18 days — a 2% lower offer ($368k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $264k (29.2% below list) — sets the bar for 1% rule.
In year one you build about $25k of equity ($3k loan paydown + $22k appreciation (5.9% local appreciation)).
Location reads 72/100 on livability (#353 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D, amenities F, health & safety D-.
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: Manatee Academy K-8 (math 53% / reading 51%, grade C-, #990 of 2,144 statewide, top 48%, 1,664 students, 65% FRL); Southern Oaks Middle School (math 39% / reading 43%, grade F, #353 of 571 statewide, top 63%, 894 students, 76% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL).
Market conditions: 133 active listings in the ZIP; 14 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).
St. Lucie County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Questions for listing agent
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?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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-T8P4A1AK02HY0V
· Data 3 weeks agocashflowre.app · 2026-05-29