718 SW Abraham Ave · Port St. Lucie, FL 34953

$426,000

3 bd · 2.0 ba · 1,359 sqft · SingleFamily public records · 223 Days on market

Built 1992 10,000 sqft lot Est $360k · 18% over

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Why this score? — see what drove the F 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 +10.0/30.0
• Schools +3.7/10.0
• DSCR +2.9/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bargain priced home in highly desirable area, located near Turnpike entrance and soon I-95. Split floor plan, kitchen offers eat in area, lots of cabinets, sliders out to screened porch, drainage canal in rear for extra privacy & 2 sheds for additional storage. Accordian shutters and inside utility room.

Key facts

• New metal roof
• Mature fruit trees
• New screened patio

Tags

• 350 SQ FT SUNROOM WITH AC
• NEW SCREENED PATIO
• NEW METAL ROOF
• IRRIGATED YARD
• MATURE FRUIT TREES
• THREE SEPARATE SHEDS

Property features AI

Exterior

• Home design: House
• Construction: 1,850 sq ft living area
• Exterior features: 10,000 sq ft lot

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $426k.

Deal economics

• At list price, monthly cash flow is $-255 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $381k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (30.3% below list).
• Recommended offer: $297k (30.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 F — 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 flat; 768 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 42% of the median local income ($86k/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 $3k of loan paydown is wiped out by about $13k 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 223 days — a 12% lower offer ($375k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $80k; list at $426k implies a 432% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $296,852 (30.3% 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 223 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.56%
• DSCR: 0.89
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $360,135
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4626 SW Ulster St	0.41mi	3/2.0	1,304 (-4%)	9mo	$345,000	$265	67
504 SW Pea Ct	0.54mi	3/2.0	1,353 (-0%)	11mo	$400,000	$296	65
962 SW Haleyberry Ave	0.69mi	3/2.0	1,270 (-6%)	7mo	$320,000	$252	51
4617 SW Pearl St	0.68mi	3/2.0	1,445 (+6%)	21mo	$385,000	$266	40
4657 SW Leeward St	0.59mi	3/2.0	1,559 (+15%)	16mo	$370,000	$237	34

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 · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.22×
• Total profit: $-93,506
• Equity at exit: $63,518

10-year hold

• IRR: -26.4%
• Equity multiple: -0.13×
• Total profit: $-134,357
• Equity at exit: $36,833

Cash invested: $119,280 (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 34953

• Home prices YoY: -10.1%
• Rents YoY: 0.2%
• Active inventory: 768
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,969 high
• Mortgage (P&I): −$2,234
• Tax from tax record: −$188 /mo · $2,262/yr
• Insurance: −$178
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $-255

Break-even live

Break-even rent $3,291

Max offer price $380,985

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-134	+0% $-255	+5% $-375	+10% $-496
Rent	-10% $-489	-5% $-372	+0% $-255	+5% $-138	+10% $-20
Rate	-1.0pp $-40	-0.5pp $-146	base $-255	+0.5pp $-365	+1.0pp $-478

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: $106,500
• Closing costs: $12,780
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4498 SW Port St Lucie Blvd Port Saint Lucie, FL	3.0	2.5	1122	$2,500	$2.23	25d	1	0.38mi
4481 SW Darlington St Port Saint Lucie, FL	4.0	2.0	1796	$2,700	$1.50	16d	1	0.48mi
393 SW Tarra Ave Port Saint Lucie, FL	4.0	2.0	1827	$2,900	$1.59	23d	1	0.62mi
601 SW Icon Ave Port Saint Lucie, FL	3.0	2.0	1383	$2,800	$2.02	23d	1	0.68mi
4285 SW Walker St Port Saint Lucie, FL	4.0	2.0	1833	$2,476	$1.35	16d	1	0.85mi
4262 SW Jared St Port Saint Lucie, FL	3.0	2.0	1240	$2,350	$1.90	25d	1	0.87mi
962 SW Kappa Ave Port Saint Lucie, FL	3.0	2.0	1275	$3,000	$2.35	25d	1	0.95mi
511 SW Nadell Ave Port Saint Lucie, FL	4.0	2.0	1833	$2,486	$1.36	16d	1	0.98mi
866 SW Bushel Trl Palm City, FL	3.0	2.5	1846	$3,900	$2.11	25d	1	1.10mi
864 SW Bushel Trl Palm City, FL	3.0	2.5	1855	$3,900	$2.10	25d	1	1.11mi
860 SW Bushel Trl Palm City, FL	3.0	2.5	1840	$3,750	$2.04	25d	1	1.11mi
1201 SW Idol Ave Port Saint Lucie, FL	3.0	2.0	1796	$2,600	$1.45	16d	1	1.13mi
952 SW Jasper Ave Port Saint Lucie, FL	4.0	2.0	1833	$2,216	$1.21	23d	1	1.25mi
7808 SW Cline St Palm City, FL	3.0	2.5	1846	$4,000	$2.17	25d	1	1.26mi
930 SW Prairie Ave Palm City, FL	3.0	3.0	1834	$3,800	$2.07	25d	1	1.26mi
4209 SW McClellen St Port Saint Lucie, FL	3.0	2.0	1766	$3,400	$1.93	25d	1	1.28mi
459 SW Laconic Ave Port Saint Lucie, FL	3.0	2.0	1351	$2,670	$1.98	16d	1	1.31mi
223 SW Elderberry Dr Port Saint Lucie, FL	3.0	2.0	1231	$2,200	$1.79	25d	1	1.49mi

Listing history 30 events

1. 2026-06-21
   days on market $426,000 Active 223 DOM
2. 2026-06-18
   days on market $426,000 Active 220 DOM
3. 2026-06-17
   days on market $426,000 Active 219 DOM
4. 2026-06-16
   days on market $426,000 Active 218 DOM
5. 2026-06-15
   days on market $426,000 Active 217 DOM
6. 2026-06-14
   days on market $426,000 Active 215 DOM
7. 2026-06-13
   days on market $426,000 Active 214 DOM
8. 2026-06-10
   days on market $426,000 Active 212 DOM
9. 2026-06-09
   days on market $426,000 Active 211 DOM
10. 2026-06-08
    days on market $426,000 Active 210 DOM
11. 2026-06-07
    days on market $426,000 Active 209 DOM
12. 2026-06-05
    pricedays on market $426,000 Active 206 DOM
13. 2026-06-03
    days on market $399,000 Active 205 DOM
14. 2026-06-02
    days on market $399,000 Active 204 DOM
15. 2026-06-01
    days on market $399,000 Active 203 DOM
16. 2026-05-31
    days on market $399,000 Active 202 DOM
17. 2026-05-30
    days on market $399,000 Active 201 DOM
18. 2025-12-26
    price $399,000
19. 2025-11-10
    listed $447,000 Active
20. 2025-02-09
    historical
21. 2024-08-10
    listed $418,000 Active
22. 2024-08-09
    historical
23. 2008-06-26
    soldstatus $80,000 309-char remark

    Show marketing remark (309 chars)

    Bargain priced home in highly desirable area, located near Turnpike entrance and soon I-95. Split floor plan, kitchen offers eat in area, lots of cabinets, sliders out to screened porch, drainage canal in rear for extra privacy & 2 sheds for additional storage. Accordian shutters and inside utility room.

24. 2008-06-23
    historical 309-char remark

    Show marketing remark (309 chars)

    Bargain priced home in highly desirable area, located near Turnpike entrance and soon I-95. Split floor plan, kitchen offers eat in area, lots of cabinets, sliders out to screened porch, drainage canal in rear for extra privacy & 2 sheds for additional storage. Accordian shutters and inside utility room.

25. 2008-03-17
    listed $79,900 309-char remark

    Show marketing remark (309 chars)

    Bargain priced home in highly desirable area, located near Turnpike entrance and soon I-95. Split floor plan, kitchen offers eat in area, lots of cabinets, sliders out to screened porch, drainage canal in rear for extra privacy & 2 sheds for additional storage. Accordian shutters and inside utility room.

26. 2006-06-05
    soldstatus $198,000
27. 2006-05-31
    soldstatus $198,000
28. 2006-05-30
    historical
29. 2006-03-07
    listed $199,000
30. 1991-02-26
    soldstatus $8,300

ⓘ 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: $2,262 · $188/mo
• Projected year-2 tax: $3,536 · $295/mo
• Expected delta: +$1,274/yr (+$106/mo · 56.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $35,622
• − Mortgage interest: −$23,863
• − Property taxes: −$2,262
• − Insurance: −$2,130
• − Repairs & maintenance: −$2,850
• − Management: −$2,850
• − Depreciation: −$12,393
• Taxable loss: −$10,724
• Est. tax savings @ 24.0%: +$2,574
• After-tax cash flow: $-484/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): 86,875
• Household income: $85,667
• Rent vs Own: 13.1% rent · 86.9% own
• Severe rent burden: 857.0

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 0.69)
• Race & ethnicity: White 42% Hispanic / Latino 28% Black 23% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Cuban 4% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 2% Estonian 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 69% English-only · Spanish 19% French/Haitian/Cajun 6% Other Indo-European 3%

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: ▼ -44.19%
• Current HPI: 392.7681
• Rent YoY: ▲ 0.22%
• 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

+4707.2% since first listed

13 events — show timeline

• 2025-12-26 Price Changed $399,000 ForSaleByOwner.com
• 2025-11-10 Listed $447,000 ForSaleByOwner.com
• 2025-02-09 Listing Removed — Beaches MLS
• 2024-08-10 Listed $418,000 Beaches MLS
• 2024-08-09 Coming Soon — Beaches MLS
• 2008-06-26 Sold (MLS) $80,000 Beaches MLS
• 2008-06-23 Listing Removed — Beaches MLS
• 2008-03-17 Listed $79,900 Beaches MLS
• 2006-06-05 Sold (Public Records) $198,000 Public Records
• 2006-05-31 Sold (MLS) $198,000 Beaches MLS
• 2006-05-30 Listing Removed — Beaches MLS
• 2006-03-07 Listed $199,000 Beaches MLS
• 1991-02-26 Sold (Public Records) $8,300 Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,262 · +4.1% YoY. Source: county tax records.