605 NE South Seas Way · Jensen Beach, FL 34957

$99,000

2 bd · 2.0 ba · 660 sqft · Condo public records · 106 Days on market

Built 1973 $164/mo HOA ↓ 3% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated and updated throughout. Move in ready! 2-Bedroom, 1 Bath. Low H. O. A Fees. Large kitchen with tile flooring, Plenty of natural light. Full size washer and dryer. Enclosed patio. 4-ceiling fans. Storage shed. Fantastic community with a peaceful charm! 55+ co-op community. Heated pool with plenty of deck space, cabana bathrooms and plenty of shade. Community room features pool tables and kitchen. Close to stores and restaurants. Very Low H. O. A Fees. Simply a beautiful home ready to move-in at a fantastic price.

Key facts

• Large kitchen
• Storage shed
• Community room

Tags

• LARGE KITCHEN
• ENCLOSED PATIO
• FULL SIZE WASHER AND DRYER
• STORAGE SHED
• HEATED POOL
• COMMUNITY ROOM

🏢 Co-op / cooperative unit. The $99,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 4.1% in Jensen Beach — 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 70/100 on livability (#432 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B+; Watch: amenities F, commute F, health & safety 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.
• Market conditions: Rents rising (+1.0%/yr); 536 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 39% of the median local income ($70k/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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. Schools are B-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?
8. 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.
9. 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.
10. 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: 2.29% ✓
• Cap rate: 18.47%
• Cash-on-cash: 43.49%
• DSCR: 2.94
• GRM: 3.6

CMA / ARV

• ARV (median comp): $27,000
• List price: $99,000
• Delta: 266.67%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.0% rent growth · sell at horizon

5-year hold

• IRR: 38.0%
• Equity multiple: 2.57×
• Total profit: $43,565
• Equity at exit: $14,761

10-year hold

• IRR: 43.4%
• Equity multiple: 4.72×
• Total profit: $103,082
• Equity at exit: $8,560

Cash invested: $27,720 (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 34957

• Rents YoY: 1.0%
• Active inventory: 536
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,268 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$41
• HOA: −$164
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $1,005

Break-even live

Break-even rent $996

Max offer price $99,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,061	-5% $1,033	+0% $1,005	+5% $977	+10% $949
Rent	-10% $825	-5% $915	+0% $1,005	+5% $1,094	+10% $1,184
Rate	-1.0pp $1,054	-0.5pp $1,030	base $1,005	+0.5pp $979	+1.0pp $953

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 NE Baker Rd Stuart, FL	1.0–3.0	1.0–2.0	952	$2,280	$2.40	14d	27	0.80mi
2459 NE Hickory Ave Jensen Beach, FL	1.0	1.0	736	$1,700	$2.31	24d	1	0.91mi

HOA detail condo

• Monthly dues: $164 · $1,968/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $99,000 Active 106 DOM
2. 2026-06-17
   days on market $99,000 Active 105 DOM
3. 2026-06-16
   days on market $99,000 Active 104 DOM
4. 2026-06-15
   days on market $99,000 Active 103 DOM
5. 2026-06-14
   days on market $99,000 Active 101 DOM
6. 2026-06-13
   days on market $99,000 Active 100 DOM
7. 2026-06-10
   pricedays on market $99,000 Active 98 DOM
8. 2026-06-09
   days on market $101,900 Active 97 DOM
9. 2026-06-08
   days on market $101,900 Active 96 DOM
10. 2026-06-07
    days on market $101,900 Active 95 DOM
11. 2026-06-03
    days on market $101,900 Active 91 DOM
12. 2026-06-02
    days on market $101,900 Active 90 DOM
13. 2026-06-01
    days on market $101,900 Active 89 DOM
14. 2026-05-31
    days on market $101,900 Active 88 DOM
15. 2026-05-31
    days on market $101,900 Active 87 DOM
16. 2026-04-25
    price $101,900 527-char remark

    Show marketing remark (527 chars)

    Renovated and updated throughout. Move in ready! 2-Bedroom, 1 Bath. Low H. O. A Fees. Large kitchen with tile flooring, Plenty of natural light. Full size washer and dryer. Enclosed patio. 4-ceiling fans. Storage shed. Fantastic community with a peaceful charm! 55+ co-op community. Heated pool with plenty of deck space, cabana bathrooms and plenty of shade. Community room features pool tables and kitchen. Close to stores and restaurants. Very Low H. O. A Fees. Simply a beautiful home ready to move-in at a fantastic price.

17. 2026-03-18
    status Active 527-char remark

    Show marketing remark (527 chars)

    Renovated and updated throughout. Move in ready! 2-Bedroom, 1 Bath. Low H. O. A Fees. Large kitchen with tile flooring, Plenty of natural light. Full size washer and dryer. Enclosed patio. 4-ceiling fans. Storage shed. Fantastic community with a peaceful charm! 55+ co-op community. Heated pool with plenty of deck space, cabana bathrooms and plenty of shade. Community room features pool tables and kitchen. Close to stores and restaurants. Very Low H. O. A Fees. Simply a beautiful home ready to move-in at a fantastic price.

18. 2026-03-02
    status Pending 527-char remark

    Show marketing remark (527 chars)

    Renovated and updated throughout. Move in ready! 2-Bedroom, 1 Bath. Low H. O. A Fees. Large kitchen with tile flooring, Plenty of natural light. Full size washer and dryer. Enclosed patio. 4-ceiling fans. Storage shed. Fantastic community with a peaceful charm! 55+ co-op community. Heated pool with plenty of deck space, cabana bathrooms and plenty of shade. Community room features pool tables and kitchen. Close to stores and restaurants. Very Low H. O. A Fees. Simply a beautiful home ready to move-in at a fantastic price.

19. 2026-02-17
    price $104,000 527-char remark

    Show marketing remark (527 chars)

    Renovated and updated throughout. Move in ready! 2-Bedroom, 1 Bath. Low H. O. A Fees. Large kitchen with tile flooring, Plenty of natural light. Full size washer and dryer. Enclosed patio. 4-ceiling fans. Storage shed. Fantastic community with a peaceful charm! 55+ co-op community. Heated pool with plenty of deck space, cabana bathrooms and plenty of shade. Community room features pool tables and kitchen. Close to stores and restaurants. Very Low H. O. A Fees. Simply a beautiful home ready to move-in at a fantastic price.

20. 2026-02-16
    listed $105,000 Active 527-char remark

    Show marketing remark (527 chars)

    Renovated and updated throughout. Move in ready! 2-Bedroom, 1 Bath. Low H. O. A Fees. Large kitchen with tile flooring, Plenty of natural light. Full size washer and dryer. Enclosed patio. 4-ceiling fans. Storage shed. Fantastic community with a peaceful charm! 55+ co-op community. Heated pool with plenty of deck space, cabana bathrooms and plenty of shade. Community room features pool tables and kitchen. Close to stores and restaurants. Very Low H. O. A Fees. Simply a beautiful home ready to move-in at a fantastic price.

ⓘ 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: $751 · $63/mo
• Projected year-2 tax: $822 · $68/mo
• Expected delta: +$70/yr (+$6/mo · 9.4%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 35% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $27,215
• − Mortgage interest: −$5,546
• − Property taxes: −$751
• − Insurance: −$495
• − Repairs & maintenance: −$2,177
• − Management: −$2,177
• − HOA: −$1,968
• − Depreciation: −$2,880
• Taxable income: $11,221
• Est. tax owed @ 24.0%: −$2,693
• After-tax cash flow: $9,362/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 — Jensen Beach

• Score: 70/100
• State rank: #432
• US rank: #7719

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jensen Beach, FL
• County: Martin County · 165,223 people
• City population: 23,462
• Metro: Port St. Lucie, FL
• Population (ZIP): 23,462
• Household income: $70,403
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 946.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 6% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% Tagalog/Filipino 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: ▼ -319.66%
• Current HPI: 340.0172
• Rent YoY: ▲ 1.00%
• 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

-3.0% since first listed

5 events — show timeline

• 2026-04-25 Price Changed $101,900 MCRTC
• 2026-03-18 Relisted — MCRTC
• 2026-03-02 Pending — MCRTC
• 2026-02-17 Price Changed $104,000 MCRTC
• 2026-02-16 Listed $105,000 MCRTC