6661 Nuevo Lagos · Vero Beach South, FL 34951

$139,900

2 bd · 2.0 ba · 1,135 sqft · SingleFamily public records · 350 Days on market

Built 2000 6,050 sqft lot Est $124k · 13% over $549/mo HOA · 26% of rent

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Why this score? — see what drove the C 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 +24.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks

Located in the Active 55+ community of Spanish Lakes Fairways. This CBS two bedroom, two bath home features wood laminate flooring and plantation shutters throughout. Metal roof and accordion hurricane shutters is an added bonus! Land lease fee not only includes access to FREE golf and lawn service there are numerous other activities to enjoy! Spanish Lakes Fairways is within a few short minutes of shopping, restaurants, banks and churches.

Key facts

• 6,050 sq ft lot
• Garage
• Built 2000

Property features AI

Finance

• Other: Senior community; Pets allowed (restrictions and limits may apply)
• HOA & community: Community has an association with clubhouse, fitness center, golf course, tennis courts, and pickleball courts; Association dues paid monthly

Exterior

• Parking: Attached garage with 1 covered/garage space; Garage door opener
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Single family residence; One-story; Entry-level living area; Faces east
• Construction: CBS construction; Metal roof
• Exterior features: Interior lot with many trees; Paved road frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom layout; Plantation shutters
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.3% in Vero Beach South — 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 78/100 on livability (#163 in FL, #2,445 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: amenities 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.
• Market conditions: 292 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 40% of the median local income ($63k/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 $967 of loan paydown is wiped out by about $4k 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 350 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $140k implies a 251% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• 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 $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 350 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.51% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.14%
• DSCR: 1.41
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $123,715
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6737 Tulipan	0.23mi	2/2.0	1,135 (0%)	5mo	$124,000	$109	85
6725 Tulipan	0.22mi	2/2.0	1,135 (0%)	10mo	$120,000	$106	81

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,381
• Equity at exit: $20,860

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $22,664
• Equity at exit: $12,096

Cash invested: $39,172 (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 34951

• Home prices YoY: -23.6%
• Active inventory: 292
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,108 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$26 /mo · $311/yr
• Insurance: −$58
• HOA: −$549
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $298

Break-even live

Break-even rent $1,730

Max offer price $139,900

Occupancy floor 81%

Sensitivity live

Price	-10% $378	-5% $338	+0% $298	+5% $259	+10% $219
Rent	-10% $132	-5% $215	+0% $298	+5% $382	+10% $465
Rate	-1.0pp $369	-0.5pp $334	base $298	+0.5pp $262	+1.0pp $225

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6765 Spanish Lakes Blvd Fort Pierce, FL	2.0	2.0	1368	$2,500	$1.83	24d	1	0.33mi

HOA detail

• Monthly dues: $549 · $6,588/yr

Listing history 29 events

1. 2026-06-18
   days on market $139,900 Active 350 DOM
2. 2026-06-17
   days on market $139,900 Active 349 DOM
3. 2026-06-16
   days on market $139,900 Active 348 DOM
4. 2026-06-15
   days on market $139,900 Active 347 DOM
5. 2026-06-14
   days on market $139,900 Active 345 DOM
6. 2026-06-13
   days on market $139,900 Active 344 DOM
7. 2026-06-10
   days on market $139,900 Active 342 DOM
8. 2026-06-09
   days on market $139,900 Active 341 DOM
9. 2026-06-08
   days on market $139,900 Active 340 DOM
10. 2026-06-07
    days on market $139,900 Active 339 DOM
11. 2026-06-05
    days on market $139,900 Active 336 DOM
12. 2026-06-03
    days on market $139,900 Active 335 DOM
13. 2026-06-02
    days on market $139,900 Active 334 DOM
14. 2026-05-31
    days on market $139,900 Active 333 DOM
15. 2026-05-30
    days on market $139,900 Active 332 DOM
16. 2026-05-01
    status Active
17. 2026-04-30
    historical
18. 2026-04-23
    price $139,900
19. 2025-07-01
    listed $149,900 Active
20. 2025-06-20
    historical $149,900
21. 2016-05-01
    historical
22. 2013-09-21
    historical
23. 2013-09-21
    historical
24. 2011-03-24
    soldstatus $39,900
25. 2011-03-15
    historical
26. 2011-01-03
    listed $44,819
27. 2009-09-17
    listed $64,900
28. 2009-02-01
    listed $69,000
29. 2007-11-12
    listed $84,900

ⓘ 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: $311 · $26/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$850/yr (+$71/mo · 273.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 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: $25,297
• − Mortgage interest: −$7,837
• − Property taxes: −$311
• − Insurance: −$700
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − HOA: −$6,588
• − Depreciation: −$4,070
• Taxable income: $1,744
• Est. tax owed @ 24.0%: −$419
• After-tax cash flow: $3,163/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 — Vero Beach South

• Score: 78/100
• State rank: #163
• US rank: #2445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Lucie County · 337,150 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 17,148
• Household income: $63,122
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 140.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 3% Vietnamese 1%

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: ▼ -106.06%
• Current HPI: 343.1376
• 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

+64.8% since first listed

14 events — show timeline

• 2026-05-01 Relisted — Beaches MLS
• 2026-04-30 Listing Removed — Beaches MLS
• 2026-04-23 Price Changed $139,900 Beaches MLS
• 2025-07-01 Listed $149,900 Beaches MLS
• 2025-06-20 Coming Soon $149,900 Beaches MLS
• 2016-05-01 Listing Removed — Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2011-03-24 Sold (MLS) $39,900 Beaches MLS
• 2011-03-15 Listing Removed — Beaches MLS
• 2011-01-03 Listed $44,819 Beaches MLS
• 2009-09-17 Listed $64,900 Beaches MLS
• 2009-02-01 Listed $69,000 Beaches MLS
• 2007-11-12 Listed $84,900 Beaches MLS

Property tax history

-4.8%/yr

Latest (2025): $311 · +4.6% YoY. Source: county tax records.