1205 Ave K · Fort Pierce, FL 34950

$695,000

2 bd · 2.0 ba · 1,650 sqft · MultiFamily public records · 37 Days on market

Built 1979 0.34 ac lot

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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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Rent growth +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Calling Investors! One of the best-priced quadplexes For Sale in Fort Pierce! Three out of Four units occupied with longer term tenants and one ready to be leased that is newly renovated throughout! Newer Roof 2022, Two New AC's all sited on over a 1/3 acre Lot! Great property for a cost-segregation study with a low county land value. Close proximinty to the beach, restaurants and parks and just south of Hutchinson Island. Schedule your tour today!

Key facts

• Newer roof
• Newly renovated
• Two new acs

Tags

• NEWLY RENOVATED
• NEWER ROOF
• TWO NEW ACS
• OVER A 1/3 ACRE LOT
• CLOSE PROXIMITY TO THE BEACH
• CLOSE PROXIMITY TO RESTAURANTS

Property features AI

Finance

• Financial info: Four total units; Gross income reported as $78,000; Net operating income reported as $50,460; Tenants pay cable TV, electricity, and water; Pets allowed with no restrictions

Exterior

• Utilities: Public water; Public sewer; Cable available; Water connected; Four separate electric meters; Four separate water meters
• Home design: Quadruplex; One-story; Resale property
• Construction: CBS construction; Shingle roof; Block foundation; Built area recorded as 3,300 (public records)
• Exterior features: Oversized lot; Not waterfront

Interior

• Flooring: Wood and other flooring
• Heating & cooling: Central heating (including individual central units); Central air conditioning; Ceiling fans
• Interior features: Wood and other flooring; In-unit laundry
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1-bath units multifamily listed at $695k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive. Per door: $50/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $618k (11.0% below list).
• Recommended offer: $618k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.5% in Fort Pierce — 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 76/100 on livability (#226 in FL, #3,360 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, amenities F, employment 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.
• 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 fast (+5.9%/yr); 166 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $6,184/mo this rent would consume 244% of the median local household income ($30k/yr) (locally 1995% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k 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 37 days — a 3% lower offer ($674k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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 $56k; list at $695k implies a 1141% 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 $618,400 (11.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.89% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.94% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.58×
• Total profit: $-80,932
• Equity at exit: $103,627

10-year hold

• IRR: 1.8%
• Equity multiple: 1.15×
• Total profit: $28,219
• Equity at exit: $60,091

Cash invested: $194,600 (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 34950

• Home prices YoY: -20.2%
• Rents YoY: 5.9%
• Active inventory: 166
• Price-to-rent: 37.5×

Monthly cashflow live

• Estimated rent: $6,184 medium
• Mortgage (P&I): −$3,645
• Tax from tax record: −$750 /mo · $8,995/yr
• Insurance: −$290
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,299
• Net cashflow: $202

Break-even live

Break-even rent $5,929

Max offer price $695,000

Occupancy floor 92%

Sensitivity live

Price	-10% $595	-5% $398	+0% $202	+5% $5	+10% $-192
Rent	-10% $-287	-5% $-43	+0% $202	+5% $446	+10% $690
Rate	-1.0pp $552	-0.5pp $378	base $202	+0.5pp $21	+1.0pp $-162

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$6,184
Total (4 units)			$6,184

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: $173,750
• Closing costs: $20,850
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 Avenue G Fort Pierce, FL	3.0	1.5	1870	$1,800	$0.96	25d	1	0.28mi
815 Dundas Ct Unit B Fort Pierce, FL	2.0	1.0	1323	$1,400	$1.06	16d	1	0.30mi
1405 Avenue G Apt A Fort Pierce, FL	3.0	2.0	1064	$2,200	$2.07	25d	1	0.32mi
704 N 18th St Unit B Fort Pierce, FL	2.0	1.0	1352	$1,700	$1.26	25d	1	0.49mi
1617 Avenue E Fort Pierce, FL	3.0	1.0	1100	$1,800	$1.64	25d	1	0.50mi
513 N 9th St Unit B Fort Pierce, FL	3.0	2.0	1250	$2,300	$1.84	25d	1	0.52mi
1308 N 21st St Apt A Fort Pierce, FL	2.0	1.0	1200	$1,499	$1.25	25d	1	0.59mi
1408 N 23rd St Fort Pierce, FL	3.0	1.0	1110	$1,900	$1.71	16d	1	0.73mi
306 N 18th Ct #2 Fort Pierce, FL	3.0	2.0	1192	$2,150	$1.80	25d	1	0.86mi
318 N 24th St Fort Pierce, FL	3.0	2.5	1952	$2,600	$1.33	25d	1	1.02mi
205 N 22nd St Fort Pierce, FL	2.0	1.0	1050	$1,500	$1.43	25d	1	1.05mi
1910 Juanita Ave Fort Pierce, FL	3.0	2.0	1100	$2,000	$1.82	16d	1	1.05mi
308 S 8th St Fort Pierce, FL	2.0	2.0	1696	$1,900	$1.12	25d	1	1.09mi
2705 Avenue E Fort Pierce, FL	3.0	1.0	1161	$1,800	$1.55	25d	1	1.09mi
20 Orange Ave Fort Pierce, FL	2.0	2.0	1228	$3,025	$2.46	25d	2	1.20mi
3101 Avenue T Fort Pierce, FL	2.0	2.0	1064	$1,980	$1.86	25d	1	1.36mi

Listing history 31 events

1. 2026-06-21
   days on market $695,000 Active 37 DOM
2. 2026-06-18
   days on market $695,000 Active 34 DOM
3. 2026-06-17
   days on market $695,000 Active 33 DOM
4. 2026-06-16
   days on market $695,000 Active 32 DOM
5. 2026-06-15
   days on market $695,000 Active 31 DOM
6. 2026-06-14
   days on market $695,000 Active 29 DOM
7. 2026-06-13
   days on market $695,000 Active 28 DOM
8. 2026-06-10
   days on market $695,000 Active 26 DOM
9. 2026-06-09
   days on market $695,000 Active 25 DOM
10. 2026-06-08
    days on market $695,000 Active 24 DOM
11. 2026-06-07
    days on market $695,000 Active 23 DOM
12. 2026-06-05
    days on market $695,000 Active 20 DOM
13. 2026-06-03
    days on market $695,000 Active 19 DOM
14. 2026-06-02
    days on market $695,000 Active 18 DOM
15. 2026-06-01
    days on market $695,000 Active 17 DOM
16. 2026-05-31
    days on market $695,000 Active 16 DOM
17. 2026-05-30
    days on market $695,000 Active 15 DOM
18. 2026-05-14
    listed $695,000 Active
19. 2026-05-02
    listed $1,800
20. 2024-08-09
    historical $1,650
21. 2024-08-01
    historical $1,650
22. 2024-07-20
    listed $1,650
23. 2024-06-13
    listed $1,550
24. 2024-06-13
    historical $1,650
25. 2024-05-17
    listed $1,650
26. 2024-03-19
    historical $1,650
27. 2024-02-20
    listed $1,650
28. 2023-10-05
    historical $1,650
29. 2023-09-02
    price $1,650
30. 2023-07-16
    listed $1,800
31. 1994-05-20
    soldstatus $56,000

ⓘ 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: $8,995 · $750/mo
• Projected year-2 tax: $8,995 · $750/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $74,208
• − Mortgage interest: −$38,931
• − Property taxes: −$8,995
• − Insurance: −$3,475
• − Repairs & maintenance: −$5,937
• − Management: −$5,937
• − Depreciation: −$20,218
• Taxable loss: −$9,284
• Est. tax savings @ 24.0%: +$2,228
• After-tax cash flow: $4,647/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 — Fort Pierce

• Score: 76/100
• State rank: #226
• US rank: #3360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Pierce, FL
• County: Saint Lucie County · 337,150 people
• City population: 78,556
• Metro: Port St. Lucie, FL
• Population (ZIP): 17,461
• Household income: $30,400
• Rent vs Own: 61.1% rent · 38.9% own
• Severe rent burden: 1995.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% Hispanic / Latino 19% White 17% Two or more races 10%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 17% Portuguese 1%
• Foreign-born: 23% · Canada
• Languages at home: 69% English-only · Spanish 14% French/Haitian/Cajun 12% Other Indo-European 4%

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: ▼ -97.20%
• Current HPI: 384.8532
• Rent YoY: ▲ 5.94%
• 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

+1141.1% since first listed

14 events — show timeline

• 2026-05-14 Listed $695,000 Beaches MLS
• 2026-05-02 Listed for Rent $1,800 GFLMLS
• 2024-08-09 Rental Removed $1,650 GFLMLS
• 2024-08-01 Rental Removed $1,650 RMLSFL
• 2024-07-20 Listed for Rent $1,650 GFLMLS
• 2024-06-13 Listed for Rent $1,550 RMLSFL
• 2024-06-13 Rental Removed $1,650 RMLSFL
• 2024-05-17 Listed for Rent $1,650 RMLSFL
• 2024-03-19 Rental Removed $1,650 RMLSFL
• 2024-02-20 Listed for Rent $1,650 RMLSFL
• 2023-10-05 Rental Removed $1,650 RMLSFL
• 2023-09-02 Price Changed $1,650 RMLSFL
• 2023-07-16 Listed for Rent $1,800 RMLSFL
• 1994-05-20 Sold (Public Records) $56,000 Public Records

Property tax history

+15.0%/yr

Latest (2025): $8,995 · +9.3% YoY. Source: county tax records.