150 SE Village Dr #150 · Port St. Lucie, FL 34952

$155,000

2 bd · 2.0 ba · 948 sqft · Condo public records · 105 Days on market

Built 1988 $643/mo HOA · 32% of rent

---

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 +10.8/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• DSCR +3.1/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ALL MEASUREMENTS APPROXIMATE. CARPET LESS THEN A YR OLD DONT MISS OUT ON THIS ONE! , VERY PRIVATE SCREENED PATIO, OPEN CONCEPT , AND GREAT LOCATION !

Key facts

• Canal view
• In unit washer dryer
• First floor condo

Tags

• FIRST FLOOR CONDO
• IN UNIT WASHER DRYER
• COVERED SCREENED PATIO
• CANAL VIEW
• WALK IN CLOSET
• ASSIGNED PARKING

Property features AI

Finance

• Financial info: Pets allowed with possible restrictions
• HOA & community: Monthly association fee; Association amenities include clubhouse, pool, and spa/hot tub; Association covers common areas, cable TV, insurance, grounds and structure maintenance, parking, reserve fund, roof, and trash

Exterior

• Parking: Assigned parking; Guest parking available; One assigned space
• Security: Smoke detector(s)
• Utilities: Electric water heater
• Home design: Attached property; 2 stories; Entry at level 1; Has view
• Construction: Frame construction; Resale property
• Exterior features: Enclosed porch; Porch with screened area; Association pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: Primary bedroom on main level; At least one bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Furnished; First floor entry; Main-level primary suite; Walk-in closet(s); Bedroom on main level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-70 ($-836/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (7.9% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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.
• Market conditions: Rents rising (+1.9%/yr); 639 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 39% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $5k 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 105 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 27y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• 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 $141,050 (9.0% below list)

Questions for the listing agent

1. 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?
2. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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?
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: 1.28% ✓
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.28×
• Total profit: $-31,310
• Equity at exit: $23,111

10-year hold

• IRR: -18.1%
• Equity multiple: 0.08×
• Total profit: $-40,009
• Equity at exit: $13,402

Cash invested: $43,400 (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 34952

• Home prices YoY: -29.6%
• Rents YoY: 1.9%
• Active inventory: 639
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,983 high
• Mortgage (P&I): −$813
• Tax from tax record: −$116 /mo · $1,394/yr
• Insurance: −$65
• HOA: −$643
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-70

Break-even live

Break-even rent $2,072

Max offer price $142,689

Occupancy floor 99%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2051 SE Hillmoor Dr Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1014	$2,539	$2.50	23d	15	0.32mi
9905 S US Highway 1 Port Saint Lucie, FL	1.0–2.0	1.0–2.0	966	$2,239	$2.32	13d	15	0.44mi
1548 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,650	$2.34	13d	1	0.67mi
1548 SE Royal Green Cir Unit M-103 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	23d	1	0.67mi
1550 SE Royal Green Cir Unit P-203 Port St. Lucie, FL	2.0	2.0	782	$1,750	$2.24	23d	1	0.69mi
1566 SE Royal Green Cir #203 Port St Lucie, FL	2.0	2.0	782	$2,000	$2.56	13d	1	0.75mi
1536 SE Royal Green Cir #101 Port St Lucie, FL	2.0	2.0	782	$1,750	$2.24	23d	1	0.75mi
1537 SE Royal Green Cir Unit E204 Port St. Lucie, FL	2.0	2.0	886	$1,750	$1.98	13d	1	0.76mi
1500 SE Tiffany Club Pl Port Saint Lucie, FL	1.0–3.0	1.0–2.0	895	$1,922	$2.15	13d	7	0.81mi
1565 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,595	$2.26	13d	1	0.83mi
1562 SE Royal Green Cir Unit T-204 Port St. Lucie, FL	2.0	2.0	782	$1,900	$2.43	23d	1	0.87mi
1503 SE Royal Green Cir Unit V104 Port St. Lucie, FL	2.0	2.0	865	$1,750	$2.02	23d	1	0.88mi
1550 SE Royal Green Cir Port St. Lucie, FL	2.0	2.0	782	$1,850	$2.37	13d	1	0.88mi
1524 SE Royal Green Cir Unit Q102 Port St. Lucie, FL	2.0	2.0	865	$1,800	$2.08	13d	1	0.89mi
1520 SE Royal Green Cir Unit K-203 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	23d	1	0.93mi
1516 SE Royal Green Cir #202 Port St Lucie, FL	3.0	2.0	921	$2,100	$2.28	23d	1	0.97mi
1456 SE Rivergreen Cir Port Saint Lucie, FL	2.0	2.0	921	$1,825	$1.98	13d	1	1.21mi
2416 SE Garden Ter #203 Port St Lucie, FL	2.0	2.0	861	$1,700	$1.97	23d	1	1.22mi
2444 SE Garden Ter Port St. Lucie, FL	2.0	2.0	861	$1,950	$2.26	13d	1	1.23mi
1455 SE Colchester Cir Port Saint Lucie, FL	2.0	2.0	921	$1,795	$1.95	13d	1	1.24mi
1350 SE La Haven Ct Port Saint Lucie, FL	2.0	2.0	1041	$2,100	$2.02	23d	1	1.27mi
2289 SE Seamist St Port Saint Lucie, FL	3.0	2.0	1008	$2,500	$2.48	23d	1	1.30mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	13d	6	1.31mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	13d	7	1.45mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	23d	1	1.49mi

HOA detail condo

• Monthly dues: $643 · $7,716/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 47 events

1. 2026-06-18
   days on market $155,000 Active 105 DOM
2. 2026-06-17
   days on market $155,000 Active 104 DOM
3. 2026-06-16
   days on market $155,000 Active 103 DOM
4. 2026-06-15
   days on market $155,000 Active 102 DOM
5. 2026-06-14
   days on market $155,000 Active 100 DOM
6. 2026-06-13
   days on market $155,000 Active 99 DOM
7. 2026-06-10
   days on market $155,000 Active 97 DOM
8. 2026-06-09
   days on market $155,000 Active 96 DOM
9. 2026-06-08
   days on market $155,000 Active 95 DOM
10. 2026-06-07
    days on market $155,000 Active 94 DOM
11. 2026-06-05
    days on market $155,000 Active 91 DOM
12. 2026-06-03
    days on market $155,000 Active 90 DOM
13. 2026-06-02
    days on market $155,000 Active 89 DOM
14. 2026-06-01
    days on market $155,000 Active 88 DOM
15. 2026-05-31
    days on market $155,000 Active 87 DOM
16. 2026-05-30
    pricedays on market $155,000 Active 86 DOM
17. 2026-05-13
    price $157,000
18. 2026-04-22
    price $158,000
19. 2026-03-29
    price $159,000
20. 2026-03-05
    listed $165,000 Active
21. 2025-09-15
    historical $2,250
22. 2025-08-15
    price $2,250
23. 2025-07-25
    listed $2,300
24. 2025-01-02
    historical $2,100
25. 2024-12-31
    listed $2,100
26. 2024-10-03
    historical $2,100
27. 2024-09-30
    listed $2,100
28. 2024-05-04
    historical $2,100
29. 2024-04-29
    listed $2,100
30. 2024-01-29
    historical $2,100
31. 2024-01-16
    price $2,100
32. 2023-12-31
    price $2,200
33. 2023-12-23
    listed $2,000
34. 2023-12-19
    historical
35. 2023-12-09
    listed
36. 2023-09-11
    historical
37. 2023-09-09
    listed
38. 2019-06-26
    soldstatus $120,000
39. 2004-02-10
    soldstatus $82,000
40. 2004-02-05
    soldstatus $82,000 149-char remark

    Show marketing remark (149 chars)

    ALL MEASUREMENTS APPROXIMATE. CARPET LESS THEN A YR OLD DONT MISS OUT ON THIS ONE! , VERY PRIVATE SCREENED PATIO, OPEN CONCEPT , AND GREAT LOCATION !

41. 2004-01-26
    historical 149-char remark

    Show marketing remark (149 chars)

    ALL MEASUREMENTS APPROXIMATE. CARPET LESS THEN A YR OLD DONT MISS OUT ON THIS ONE! , VERY PRIVATE SCREENED PATIO, OPEN CONCEPT , AND GREAT LOCATION !

42. 2003-07-25
    listed $87,000 149-char remark

    Show marketing remark (149 chars)

    ALL MEASUREMENTS APPROXIMATE. CARPET LESS THEN A YR OLD DONT MISS OUT ON THIS ONE! , VERY PRIVATE SCREENED PATIO, OPEN CONCEPT , AND GREAT LOCATION !

43. 2001-07-25
    soldstatus $54,000
44. 2001-07-19
    soldstatus $54,000 169-char remark

    Show marketing remark (169 chars)

    LISTER VICTORIA LOYD. KEY WEST 1ST FLR CORNER. COVERED PARKING, POND, CLUBHOUSE, HEATED POOL, JACUZZI. WALK TO SHOPPING. FAMILIES OF ALL AGES. WASHER/DRYER INSIDE CONDO.

45. 2000-03-13
    historical 169-char remark

    Show marketing remark (169 chars)

    LISTER VICTORIA LOYD. KEY WEST 1ST FLR CORNER. COVERED PARKING, POND, CLUBHOUSE, HEATED POOL, JACUZZI. WALK TO SHOPPING. FAMILIES OF ALL AGES. WASHER/DRYER INSIDE CONDO.

46. 1999-09-13
    listed $53,000 169-char remark

    Show marketing remark (169 chars)

    LISTER VICTORIA LOYD. KEY WEST 1ST FLR CORNER. COVERED PARKING, POND, CLUBHOUSE, HEATED POOL, JACUZZI. WALK TO SHOPPING. FAMILIES OF ALL AGES. WASHER/DRYER INSIDE CONDO.

47. 1989-04-13
    soldstatus $54,000

ⓘ 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: $1,394 · $116/mo
• Projected year-2 tax: $1,394 · $116/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,801
• − Mortgage interest: −$8,682
• − Property taxes: −$1,394
• − Insurance: −$775
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − HOA: −$7,716
• − Depreciation: −$4,509
• Taxable loss: −$3,084
• Est. tax savings @ 24.0%: +$740
• After-tax cash flow: $-96/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): 42,655
• Household income: $61,628
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 1759.0

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 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 19% Two or more races 14% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Hispanic 1%
• Foreign-born: 18% · Canada, Jamaica, China
• Languages at home: 76% English-only · Spanish 16% French/Haitian/Cajun 3% Tagalog/Filipino 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: ▼ -155.80%
• Current HPI: 371.0573
• Rent YoY: ▲ 1.92%
• 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

+190.7% since first listed

31 events — show timeline

• 2026-05-13 Price Changed $157,000 MARMLS
• 2026-04-22 Price Changed $158,000 MARMLS
• 2026-03-29 Price Changed $159,000 MARMLS
• 2026-03-05 Listed $165,000 MARMLS
• 2025-09-15 Rental Removed $2,250 MARMLS
• 2025-08-15 Price Changed $2,250 MARMLS
• 2025-07-25 Listed for Rent $2,300 MARMLS
• 2025-01-02 Rental Removed $2,100 MARMLS
• 2024-12-31 Listed for Rent $2,100 MARMLS
• 2024-10-03 Rental Removed $2,100 MARMLS
• 2024-09-30 Listed for Rent $2,100 MARMLS
• 2024-05-04 Rental Removed $2,100 MARMLS
• 2024-04-29 Listed for Rent $2,100 MARMLS
• 2024-01-29 Rental Removed $2,100 MARMLS
• 2024-01-16 Price Changed $2,100 MARMLS
• 2023-12-31 Price Changed $2,200 MARMLS
• 2023-12-23 Listed for Rent $2,000 MARMLS
• 2023-12-19 Rental Removed — MARMLS
• 2023-12-09 Listed for Rent — MARMLS
• 2023-09-11 Rental Removed — MARMLS
• 2023-09-09 Listed for Rent — MARMLS
• 2019-06-26 Sold (Public Records) $120,000 Public Records
• 2004-02-10 Sold (Public Records) $82,000 Public Records
• 2004-02-05 Sold (MLS) $82,000 Beaches MLS
• 2004-01-26 Listing Removed — Beaches MLS
• 2003-07-25 Listed $87,000 Beaches MLS
• 2001-07-25 Sold (Public Records) $54,000 Public Records
• 2001-07-19 Sold (MLS) $54,000 Beaches MLS
• 2000-03-13 Listing Removed — Beaches MLS
• 1999-09-13 Listed $53,000 Beaches MLS
• 1989-04-13 Sold (Public Records) $54,000 Public Records

Property tax history

+11.0%/yr

Latest (2025): $1,394 · +4.1% YoY. Source: county tax records.