2302 Sunrise Blvd #202 · Fort Pierce, FL 34982

$130,000

2 bd · 1.0 ba · 924 sqft · Condo public records · 224 Days on market

Built 1972 $541/mo HOA · 32% of rent

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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 +8.3/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom, one bath unit is located on the second floor of the small 55+ condominium community of Inlet House. This unit is bright and open with views of the sunrise from the back porch and views of the beautiful courtyard from the front porch. The unit is available immediately and offered as turnkey. Close to shopping, downtown and beaches!

Key facts

• Clubhouse
• Updated condo
• Pool

Tags

• UPDATED CONDO
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• WELL-MAINTAINED COMMUNITY
• POOL
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Has association; Monthly HOA fee; Community amenities: pool, laundry, parking; HOA covers maintenance of grounds, sewer, water, and common areas; 60 units in the community; Pets allowed with breed restrictions; Senior community

Exterior

• Parking: 2 open parking spaces; Community parking
• Utilities: Public water; Three-phase electric; Cable available; Water available
• Home design: Condominium; 2 total stories; Faces west
• Construction: CBS construction; Metal roof
• Exterior features: Not waterfront; No waterfront features; Entry level living area

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 1 bedroom (main level)
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Unfurnished; Blinds
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (16.2% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $109k (16.2% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 3.7% 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+, schools D, 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: Rents rising fast (+7.4%/yr); 336 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 38% of the median local income ($54k/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 $899 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 224 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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.

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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,917 (16.2% 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 224 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.30% ✓
• Cap rate: 5.19%
• Cash-on-cash: -3.93%
• DSCR: 0.82
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.42% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.44×
• Total profit: $-20,426
• Equity at exit: $19,383

10-year hold

• IRR: 2.7%
• Equity multiple: 1.26×
• Total profit: $9,318
• Equity at exit: $11,240

Cash invested: $36,400 (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 34982

• Home prices YoY: -33.4%
• Rents YoY: 7.4%
• Active inventory: 336
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,695 high
• Mortgage (P&I): −$682
• Tax from tax record: −$181 /mo · $2,174/yr
• Insurance: −$54
• HOA: −$541
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-119

Break-even live

Break-even rent $1,846

Max offer price $108,917

Occupancy floor —

Sensitivity live

Price	-10% $-46	-5% $-83	+0% $-119	+5% $-156	+10% $-193
Rent	-10% $-253	-5% $-186	+0% $-119	+5% $-52	+10% $15
Rate	-1.0pp $-54	-0.5pp $-86	base $-119	+0.5pp $-153	+1.0pp $-187

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2302 Sunrise Blvd #201 Fort Pierce, FL	2.0	1.0	966	$1,500	$1.55	24d	1	0.01mi
2016 S 10th St Unit A Fort Pierce, FL	2.0	2.5	1120	$1,595	$1.42	24d	1	0.14mi
2050 Oleander Blvd Unit 703 Fort Pierce, FL	2.0	2.0	1014	$1,800	$1.78	24d	1	0.15mi
2015 Oleander Blvd Unit D Fort Pierce, FL	1.0	1.5	660	$1,475	$2.23	24d	1	0.17mi
2011 Oleander Blvd Unit C Fort Pierce, FL	1.0	1.5	660	$1,450	$2.20	24d	1	0.20mi
2050 Oleander Blvd Fort Pierce, FL	1.0–2.0	1.0–2.0	833	$2,350	$2.82	24d	4	0.30mi
2517 S 17th St Fort Pierce, FL	1.0	1.0	1007	$1,795	$1.78	14d	1	0.52mi
2016 Golfview Ct Fort Pierce, FL	2.0	1.0	1055	$1,750	$1.66	24d	1	0.69mi
2625 Heathcote Dr Unit 2631 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	14d	1	0.69mi
2625 Heathcote Dr Unit 2647 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	22d	1	0.69mi
2625 Heathcote Dr Unit 2623 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	24d	1	0.69mi
1016 Chipola Rd Unit A Fort Pierce, FL	1.0	1.0	700	$1,450	$2.07	14d	1	0.73mi
1016 Chipola Rd Fort Pierce, FL	3.0	1.0	1100	$2,200	$2.00	24d	1	0.73mi
410 Palm Ave Apt B Fort Pierce, FL	2.0	1.0	800	$1,400	$1.75	14d	1	0.74mi
617 Ixoria Ave Unit 2A Fort Pierce, FL	2.0	2.5	764	$1,500	$1.96	24d	1	0.77mi
115 Maple Ave Fort Pierce, FL	3.0	1.0	1008	$1,999	$1.98	24d	1	0.80mi
605 Ixoria Ave #15 Fort Pierce, FL	2.0	2.0	744	$1,500	$2.02	24d	1	0.81mi
1717 Linwood Ave Fort Pierce, FL	2.0	1.0	712	$1,800	$2.53	24d	1	0.81mi
1810 Nebraska Ave Apt 104 Fort Pierce, FL	1.0	1.5	806	$1,599	$1.98	24d	1	0.83mi
1810 Nebraska Ave Apt 101 Fort Pierce, FL	2.0	2.0	1035	$1,699	$1.64	24d	1	0.83mi
1810 Nebraska Ave Unit 106 Fort Pierce, FL	2.0	2.0	1042	$1,699	$1.63	14d	1	0.83mi
605 Ixoria Ave Fort Pierce, FL	2.0	2.0	744	$1,450	$1.95	14d	2	0.84mi
1800 Nebraska Ave Unit 103 Fort Pierce, FL	1.0	1.5	1042	$1,799	$1.73	24d	1	0.85mi
1820 Nebraska Ave Apt 201 Fort Pierce, FL	2.0	2.0	1035	$1,699	$1.64	24d	1	0.86mi
1820 Nebraska Ave Apt 203 Fort Pierce, FL	1.0	1.5	806	$1,599	$1.98	24d	1	0.86mi
1820 Nebraska Ave Apt 102 Fort Pierce, FL	2.0	2.0	997	$1,679	$1.68	24d	1	0.86mi
1830 Nebraska Ave Fort Pierce, FL	1.0–2.0	1.5–2.0	924	$1,799	$1.95	14d	5	0.88mi
1850 Nebraska Ave Unit 204 Fort Pierce, FL	1.0	1.5	806	$1,599	$1.98	24d	1	0.90mi
1840 Nebraska Ave Unit 104 Fort Pierce, FL	1.0	2.0	806	$1,599	$1.98	14d	1	0.91mi
1840 Nebraska Ave Apt 101 Fort Pierce, FL	2.0	2.0	1035	$1,699	$1.64	14d	1	0.91mi
1840 Nebraska Ave Apt 106 Fort Pierce, FL	2.0	2.0	997	$1,679	$1.68	14d	1	0.91mi
2820 Stoneway Ln Fort Pierce, FL	2.0	2.0	1005	$1,575	$1.57	24d	1	1.03mi
2403 S 25th St Fort Pierce, FL	2.0	1.0	576	$1,775	$3.08	24d	1	1.06mi
624 S 12th St Unit B Fort Pierce, FL	1.0	1.0	1000	$1,650	$1.65	14d	1	1.14mi
510 Texas Ct Fort Pierce, FL	2.0	1.0	750	$1,400	$1.87	24d	1	1.22mi
800 Kanner Dr Unit B Fort Pierce, FL	2.0	1.0	900	$1,550	$1.72	14d	1	1.25mi
3200 S US Highway 1 Fort Pierce, FL	2.0–3.0	1.0–2.0	1144	$1,509	$1.32	14d	1	1.36mi
1406 Citrus Ave Fort Pierce, FL	2.0	1.0	930	$1,600	$1.72	14d	1	1.39mi
1002 Boston Ave Fort Pierce, FL	2.0	1.0	809	$2,000	$2.47	24d	1	1.42mi
127 S 10th St Fort Pierce, FL	2.0	1.0	809	$1,800	$2.22	24d	1	1.43mi

HOA detail condo

• Monthly dues: $541 · $6,492/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $130,000 Active 224 DOM
2. 2026-06-17
   days on market $130,000 Active 223 DOM
3. 2026-06-16
   days on market $130,000 Active 222 DOM
4. 2026-06-15
   days on market $130,000 Active 221 DOM
5. 2026-06-14
   days on market $130,000 Active 219 DOM
6. 2026-06-13
   days on market $130,000 Active 218 DOM
7. 2026-06-10
   days on market $130,000 Active 216 DOM
8. 2026-06-09
   days on market $130,000 Active 215 DOM
9. 2026-06-08
   days on market $130,000 Active 214 DOM
10. 2026-06-07
    days on market $130,000 Active 213 DOM
11. 2026-06-05
    days on market $130,000 Active 210 DOM
12. 2026-06-03
    days on market $130,000 Active 209 DOM
13. 2026-06-02
    days on market $130,000 Active 208 DOM
14. 2026-06-01
    days on market $130,000 Active 207 DOM
15. 2026-05-31
    days on market $130,000 Active 206 DOM
16. 2026-05-30
    days on market $130,000 Active 205 DOM
17. 2025-11-02
    listed $130,000 Active
18. 2025-05-07
    historical
19. 2025-03-11
    historical $1,550
20. 2025-03-11
    listed $1,550
21. 2024-12-23
    listed $130,000 Active
22. 2024-02-27
    historical $1,500
23. 2024-01-11
    listed $1,500
24. 2023-09-05
    soldstatus $114,000
25. 2023-08-28
    soldstatus $114,000 Closed 351-char remark

    Show marketing remark (351 chars)

    This 2 bedroom, one bath unit is located on the second floor of the small 55+ condominium community of Inlet House. This unit is bright and open with views of the sunrise from the back porch and views of the beautiful courtyard from the front porch. The unit is available immediately and offered as turnkey. Close to shopping, downtown and beaches!

26. 2023-08-13
    status Pending 351-char remark

    Show marketing remark (351 chars)

    This 2 bedroom, one bath unit is located on the second floor of the small 55+ condominium community of Inlet House. This unit is bright and open with views of the sunrise from the back porch and views of the beautiful courtyard from the front porch. The unit is available immediately and offered as turnkey. Close to shopping, downtown and beaches!

27. 2023-04-02
    listed $129,900 Active 351-char remark

    Show marketing remark (351 chars)

    This 2 bedroom, one bath unit is located on the second floor of the small 55+ condominium community of Inlet House. This unit is bright and open with views of the sunrise from the back porch and views of the beautiful courtyard from the front porch. The unit is available immediately and offered as turnkey. Close to shopping, downtown and beaches!

28. 2000-11-14
    soldstatus $22,000
29. 2000-11-14
    soldstatus $22,000
30. 2000-10-30
    historical
31. 2000-05-05
    listed $26,500

ⓘ 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: $2,174 · $181/mo
• Projected year-2 tax: $2,174 · $181/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 · 25 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: $20,335
• − Mortgage interest: −$7,282
• − Property taxes: −$2,174
• − Insurance: −$650
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − HOA: −$6,492
• − Depreciation: −$3,782
• Taxable loss: −$3,298
• Est. tax savings @ 24.0%: +$792
• After-tax cash flow: $-641/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): 31,143
• Household income: $54,082
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1086.0

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 White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 22% Two or more races 12% Black 12%
• Hispanic origin (detail): Mexican 10% Puerto Rican 3% Cuban 3%
• Common ancestry: Italian 7% Hispanic 2% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% French/Haitian/Cajun 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: ▼ -199.47%
• Current HPI: 397.2649
• Rent YoY: ▲ 7.42%
• 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

+390.6% since first listed

15 events — show timeline

• 2025-11-02 Listed $130,000 Beaches MLS
• 2025-05-07 Listing Removed — Beaches MLS
• 2025-03-11 Rental Removed $1,550 GFLMLS
• 2025-03-11 Listed for Rent $1,550 GFLMLS
• 2024-12-23 Listed $130,000 Beaches MLS
• 2024-02-27 Rental Removed $1,500 GFLMLS
• 2024-01-11 Listed for Rent $1,500 GFLMLS
• 2023-09-05 Sold (Public Records) $114,000 Public Records
• 2023-08-28 Sold (MLS) $114,000 Beaches MLS
• 2023-08-13 Pending — Beaches MLS
• 2023-04-02 Listed $129,900 Beaches MLS
• 2000-11-14 Sold (Public Records) $22,000 Public Records
• 2000-11-14 Sold (MLS) $22,000 Beaches MLS
• 2000-10-30 Listing Removed — Beaches MLS
• 2000-05-05 Listed $26,500 Beaches MLS

Property tax history

+20.7%/yr

Latest (2025): $2,174 · +0.1% YoY. Source: county tax records.