195 NW Friar St · Port St. Lucie, FL 34983

$325,000

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 1 Days on market

Built 2002 10,000 sqft lot Est $321k · at est.

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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 +14.2/30.0
• ARV discount +7.0/15.0
• DSCR +4.3/10.0
• Schools +3.7/10.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is what Florida living is all about! 3 bedroom home that offers a light and bright floor plan. An elegant bay window in the dining area great for your morning coffee, a living room with large glass sliders allowing tons of natural sunshine also leads you to the screened in back patio. This fully equipped kitchen includes a closet pantry, breakfast bar and plenty of cabinetry. All the bedrooms offer ceiling fans and ample sized closet space. This master suite has a walk in closet and a separate door leading you to the fenced in back yard for added convenience. As an added bonus is the 2 car garage that is spacious and great for storage. Nice distance to Jaycee Park, Girl Scout Friendship Park, Bayshore Elementary School, Lowes, The Home Depot, Publix and Winn- Dixie and FL Turnpike.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2002

Property features AI

Exterior

• Parking: Attached 2-car garage (4 parking spaces total, 2 covered)
• Utilities: Public water; Public sewer; Water connected; Sewer connected
• Home design: Single-family home; One story; Resale property; Faces west
• Construction: Built with CBS (concrete block/stucco) construction; Shingle roof
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom layout; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $56 ($670/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (19.9% below list).
• Recommended offer: $260k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.9% in Port St. Lucie — 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 D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Rents rising (+1.5%/yr); 358 active listings in the ZIP; 33 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; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 41% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $133k; list at $325k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,271 (19.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.80% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $321,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
533 NW Avon Ave	0.23mi	3/2.0	1,292 (-2%)	1mo	$240,000	$186	86
118 NW Carmelite St	0.31mi	3/2.0	1,290 (-2%)	10mo	$350,000	$271	75
550 SW Prima Vista Blvd	0.31mi	3/2.0	1,406 (+7%)	1mo	$313,600	$223	73
331 NW Dearman St	0.24mi	3/2.0	1,480 (+13%)	1mo	$359,000	$243	67
397 NW Biltmore St	0.48mi	3/2.0	1,244 (-5%)	4mo	$335,000	$269	66
385 SW Violet Ave	0.67mi	3/2.0	1,334 (+2%)	11mo	$300,500	$225	57
462 SW Peach St	0.43mi	3/2.0	1,165 (-11%)	8mo	$278,999	$239	55
626 SW Cynthia St	0.61mi	3/2.0	1,173 (-11%)	3mo	$290,000	$247	52
726 NW Placid Ave	0.65mi	3/2.0	1,125 (-14%)	3mo	$326,742	$290	44
744 SW Carmelite St	0.74mi	3/2.0	1,496 (+14%)	3mo	$367,000	$245	40
401 NW Ferris Dr	0.66mi	2/2.0 (-1)	1,184 (-10%)	10mo	$280,000	$236	39
551 NW Grenada St	0.74mi	3/2.0	1,500 (+14%)	7mo	$387,108	$258	36

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 · 1.53% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.42×
• Total profit: $-53,015
• Equity at exit: $48,459

10-year hold

• IRR: -11.1%
• Equity multiple: 0.37×
• Total profit: $-57,156
• Equity at exit: $28,100

Cash invested: $91,000 (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 34983

• Home prices YoY: -33.9%
• Rents YoY: 1.5%
• Active inventory: 358
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,603 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$161 /mo · $1,927/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $56

Break-even live

Break-even rent $2,532

Max offer price $325,000

Occupancy floor 93%

Sensitivity live

Price	-10% $240	-5% $148	+0% $56	+5% $-36	+10% $-128
Rent	-10% $-150	-5% $-47	+0% $56	+5% $159	+10% $261
Rate	-1.0pp $219	-0.5pp $138	base $56	+0.5pp $-28	+1.0pp $-114

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 NW Peach St Port Saint Lucie, FL	3.0	2.0	1862	$2,050	$1.10	16d	1	0.28mi
367 NW Aurora St Port Saint Lucie, FL	2.0	1.0	940	$2,050	$2.18	16d	1	0.28mi
507 NW Billiar Ave Port St Lucie, FL	3.0	2.0	1249	$2,350	$1.88	23d	1	0.34mi
365 NW Hibiscus St Port Saint Lucie, FL	4.0	2.0	1714	$4,000	$2.33	25d	1	0.38mi
532 SW Buswell Ave Port Saint Lucie, FL	4.0	2.5	1629	$2,750	$1.69	25d	1	0.41mi
385 NW Broadview St Port Saint Lucie, FL	2.0	2.0	1500	$2,300	$1.53	25d	1	0.48mi
351 SW Buswell Ave Port Saint Lucie, FL	2.0	2.0	1234	$2,200	$1.78	16d	1	0.55mi
632 SW Granadeer St Port Saint Lucie, FL	3.0	2.0	1618	$2,495	$1.54	16d	1	0.65mi
581 NW Cornell Ave Port Saint Lucie, FL	3.0	2.0	1035	$2,600	$2.51	25d	1	0.70mi
574 NW Bayshore Blvd Port Saint Lucie, FL	4.0	2.0	1806	$2,850	$1.58	25d	1	0.76mi
325 NW Ferris Dr Port Saint Lucie, FL	2.0	2.0	1100	$1,900	$1.73	16d	1	0.78mi
185 NW Willow Grove Ave Port Saint Lucie, FL	2.0	2.0	1539	$2,600	$1.69	25d	1	0.89mi
702 NW Orchid St Port Saint Lucie, FL	3.0	2.0	1499	$3,500	$2.33	25d	1	0.95mi
456 SW Prado Ave Port Saint Lucie, FL	3.0	2.0	1376	$2,100	$1.53	16d	1	0.96mi
628 NW Venetto Ct Port Saint Lucie, FL	2.0	2.0	1819	$2,550	$1.40	16d	1	0.96mi
628 NW Venetto Ct Port Saint Lucie, FL	2.0	2.0	1819	$2,650	$1.46	25d	1	0.96mi
554 SW Lakehurst Dr Port Saint Lucie, FL	3.0	2.0	1054	$2,100	$1.99	16d	1	0.98mi
216 NE Mainsail St Port Saint Lucie, FL	3.0	2.0	1516	$2,550	$1.68	23d	1	1.05mi
642 SW Bolin Ct Port Saint Lucie, FL	3.0	2.0	1166	$2,150	$1.84	23d	1	1.06mi
738 SW Ravenswood Ln Port St Lucie, FL	2.0	2.0	894	$2,100	$2.35	23d	1	1.13mi
116 Prima Vista Blvd Unit A Port St. Lucie, FL	3.0	1.0	1314	$2,600	$1.98	25d	1	1.13mi
160 NE Bracken Rd Port Saint Lucie, FL	3.0	2.0	1166	$2,200	$1.89	23d	1	1.22mi
160 NE Bracken Rd Port Saint Lucie, FL	3.0	2.0	1166	$2,200	$1.89	25d	1	1.22mi
151 SE Castana Ct Port Saint Lucie, FL	3.0	2.0	1382	$2,500	$1.81	25d	1	1.25mi
6956 NW Jorgensen Rd Port Saint Lucie, FL	3.0	2.0	1358	$2,500	$1.84	16d	1	1.30mi
1189 SW Broadview St Port Saint Lucie, FL	2.0	2.0	988	$2,200	$2.23	16d	1	1.33mi
271 SW Palm Dr #304 Port Saint Lucie, FL	2.0	2.0	1033	$2,000	$1.94	16d	1	1.37mi
360 NW Shoreline Cir Port Saint Lucie, FL	2.0	2.0	1661	$3,200	$1.93	25d	1	1.38mi
213 NE Prima Vista Blvd Port Saint Lucie, FL	2.0	1.0	1012	$2,000	$1.98	25d	1	1.39mi
107 SE Lucero Dr Port Saint Lucie, FL	3.0	2.0	1326	$2,150	$1.62	23d	1	1.39mi
201 NE Midfield Ln Port Saint Lucie, FL	2.0	2.0	1389	$2,500	$1.80	25d	1	1.39mi
154 SE Selva Ct Port Saint Lucie, FL	3.0	2.0	1503	$3,000	$2.00	25d	1	1.46mi
221 SW Palm Dr #108 Port Saint Lucie, FL	2.0	2.0	960	$2,000	$2.08	16d	1	1.48mi

Listing history 1 events

1. 2026-06-08
   listed $325,000 Pending 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: $1,927 · $161/mo
• Projected year-2 tax: $2,698 · $225/mo
• Expected delta: +$771/yr (+$64/mo · 40.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,233
• − Mortgage interest: −$18,205
• − Property taxes: −$1,927
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,499
• − Management: −$2,499
• − Depreciation: −$9,455
• Taxable loss: −$4,976
• Est. tax savings @ 24.0%: +$1,194
• After-tax cash flow: $1,864/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 — Port St. Lucie

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

Census & demographics

• Census place: Port St. Lucie, FL
• County: Saint Lucie County · 337,150 people
• City population: 221,051
• Metro: Port St. Lucie, FL
• Population (ZIP): 49,001
• Household income: $75,489
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 843.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 51% Hispanic / Latino 23% Black 18% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Cuban 3%
• Common ancestry: Hispanic 3% Romanian 2% Italian 1%
• Foreign-born: 19% · Canada, Guatemala, Jamaica
• Languages at home: 74% English-only · Spanish 15% French/Haitian/Cajun 4% Other Indo-European 2%

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: ▼ -209.28%
• Current HPI: 407.6341
• Rent YoY: ▲ 1.53%
• 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

+166.4% since first listed

5 events — show timeline

• 2026-06-07 Pending — Beaches MLS
• 2026-06-07 Listed $325,000 Beaches MLS
• 2016-09-15 Sold (MLS) $133,000 Beaches MLS
• 2016-07-06 Contingent — Beaches MLS
• 2016-06-24 Listed $122,000 Beaches MLS

Property tax history

+3.0%/yr

Latest (2025): $1,927 · +4.3% YoY. Source: county tax records.