1720 W Sanderling Ln Unit 3 · Fort Pierce, FL 34982

$144,900

2 bd · 2.0 ba · 1,346 sqft · Condo public records · 66 Days on market

Built 1989 $490/mo HOA · 26% of rent

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Why this score? — see what drove the C- 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 +15.9/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Serene setting! Spend time having fun rather than yard maintenance. Concrete Block and easy to open and close. Close to the beach. Community club house, pool. tennis, dog park. 1st Floor living without anyone living above you. Easy, Low Maintenance,2 Bed, 2 Full Bath Condo with large Loft which makes a great office or spare bedroom. HOA fee includes Water, sewer, garbage, community & pool maintenance and INSURANCE. Close to everything! Furniture is Negotiable!

Key facts

• Brand-new flooring
• Clubhouse
• Pool

Tags

• FRESH INTERIOR PAINT
• BRAND-NEW FLOORING
• OPEN LIVING AND DINING SPACE
• WELL-KEPT COMMUNITY
• POOL
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Association: Savannahs Condominium Association; Monthly HOA fee: $490; HOA covers cable TV, internet, grounds and structure maintenance, sewer, trash, water, common areas, recreation facilities, and pool service; Community amenities include billiard room, fitness center, game room, jogging path, picnic area, parking, pool (heated), shuffleboard, tennis courts, trails, community room, sidewalks, street lights, maintenance, and recreation facilities; Pets allowed with restrictions (cats and dogs OK; breed, number and size limits apply)

Exterior

• Parking: Assigned parking on concrete; Two open parking spaces (total 2)
• Utilities: Public water; Public sewer; Underground electric service; 150 Amp service with 220 volts and circuit breakers; Cable connected; Electricity connected; Water connected; Sewer connected; Underground utilities
• Home design: Condominium; Two levels; North-facing
• Construction: Stucco and CBS construction; Shingle roof; Slab foundation; Built as resale property
• Exterior features: Screened porch; Porch; Sidewalks; Paved road frontage; City street access; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Freezer
• Bedrooms: Two main-level bedrooms
• Flooring: Concrete; Laminate; Tile; Vinyl; Wood
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: High ceilings; Vaulted ceilings; Walk-in closets; Split bedroom layout; Upstairs living area; Skylights; Shutters
• Laundry & utility: In-unit laundry in a lower-level laundry closet (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $68 ($814/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 42% 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 $1k 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.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $116k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.30% ✓
• Cap rate: 6.85%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• 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: -6.3%
• Equity multiple: 0.75×
• Total profit: $-10,121
• Equity at exit: $21,605

10-year hold

• IRR: 9.4%
• Equity multiple: 1.92×
• Total profit: $37,260
• Equity at exit: $12,528

Cash invested: $40,572 (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: $1,884 high
• Mortgage (P&I): −$760
• Tax from tax record: −$110 /mo · $1,323/yr
• Insurance: −$60
• HOA: −$490
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $68

Break-even live

Break-even rent $1,798

Max offer price $144,900

Occupancy floor 91%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1739 N Dovetail Dr Fort Pierce, FL	2.0	2.0	1230	$1,750	$1.42	23d	1	0.20mi
1747 N Dovetail Dr Unit A Fort Pierce, FL	2.0	2.0	1286	$2,100	$1.63	23d	1	0.22mi
1829 Sandhill Crane Dr Unit B2 Fort Pierce, FL	2.0	2.0	1334	$2,000	$1.50	23d	1	0.24mi
3200 S US Highway 1 Fort Pierce, FL	2.0–3.0	1.0–2.0	1144	$1,509	$1.32	13d	1	0.30mi
1804 Blue Heron Ln Unit C Fort Pierce, FL	2.0	2.0	1286	$1,900	$1.48	23d	1	0.32mi
1772 N Dovetail Dr Unit C Fort Pierce, FL	2.0	2.0	1230	$2,100	$1.71	23d	1	0.35mi
3030 S US Highway 1 Fort Pierce, FL	3.0	2.0	1184	$1,774	$1.50	13d	1	0.36mi
802 N Lake Dr Unit B Fort Pierce, FL	2.0	1.0	1000	$1,550	$1.55	23d	1	0.45mi
800 Kanner Dr Unit B Fort Pierce, FL	2.0	1.0	900	$1,550	$1.72	13d	1	0.46mi
916 Savannas Point Dr Fort Pierce, FL	2.0	2.0	1120	$2,100	$1.88	13d	1	0.53mi
928 Fra Mar Pl Fort Pierce, FL	3.0	1.0	1440	$2,000	$1.39	23d	1	0.66mi
1219 S Lakes End Dr Unit 2 Fort Pierce, FL	2.0	2.0	1186	$1,500	$1.26	13d	1	0.70mi
2902 Oleander Blvd Fort Pierce, FL	3.0	2.0	1276	$2,700	$2.12	23d	1	0.75mi
2625 Heathcote Dr Unit 2623 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	23d	1	0.93mi
2625 Heathcote Dr Unit 2647 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	21d	1	0.93mi
2625 Heathcote Dr Unit 2631 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	13d	1	0.93mi
115 Maple Ave Fort Pierce, FL	3.0	1.0	1008	$1,999	$1.98	23d	1	0.97mi
3343 Liberty Square Way #104 Fort Pierce, FL	3.0	2.5	1638	$2,300	$1.40	23d	1	1.18mi
4166 Gator Trace Villas Cir Unit B Fort Pierce, FL	3.0	2.0	1336	$2,200	$1.65	23d	1	1.22mi
4215 Gator Trace Ave Unit G Fort Pierce, FL	2.0	2.0	1200	$2,200	$1.83	23d	1	1.36mi
2050 Oleander Blvd Unit 703 Fort Pierce, FL	2.0	2.0	1014	$1,800	$1.78	23d	1	1.36mi
2147 Sibley Ave Fort Pierce, FL	2.0	1.0	1568	$1,800	$1.15	23d	1	1.39mi
4003 Oleander Ave Fort Pierce, FL	3.0–4.0	2.0	1765	$2,748	$1.56	13d	1	1.40mi
2302 Sunrise Blvd #201 Fort Pierce, FL	2.0	1.0	966	$1,500	$1.55	23d	1	1.44mi

HOA detail condo

• Monthly dues: $490 · $5,880/yr
• Likely covers: watersewertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-18
   days on market $144,900 Active 66 DOM
2. 2026-06-17
   days on market $144,900 Active 65 DOM
3. 2026-06-16
   days on market $144,900 Active 64 DOM
4. 2026-06-15
   days on market $144,900 Active 63 DOM
5. 2026-06-14
   days on market $144,900 Active 61 DOM
6. 2026-06-13
   days on market $144,900 Active 60 DOM
7. 2026-06-10
   days on market $144,900 Active 58 DOM
8. 2026-06-09
   days on market $144,900 Active 57 DOM
9. 2026-06-08
   days on market $144,900 Active 56 DOM
10. 2026-06-07
    days on market $144,900 Active 55 DOM
11. 2026-06-05
    days on market $144,900 Active 52 DOM
12. 2026-06-03
    days on market $144,900 Active 51 DOM
13. 2026-06-02
    days on market $144,900 Active 50 DOM
14. 2026-06-01
    days on market $144,900 Active 49 DOM
15. 2026-05-31
    price $144,900 Active 48 DOM
16. 2026-05-31
    days on market $159,900 Active 48 DOM
17. 2026-05-30
    days on market $159,900 Active 47 DOM
18. 2026-04-26
    price $159,900
19. 2026-04-21
    price $174,500
20. 2026-04-11
    listed $175,000 Active
21. 2020-08-25
    soldstatus $116,500 Closed 473-char remark

    Show marketing remark (473 chars)

    Serene setting! Spend time having fun rather than yard maintenance. Concrete Block and easy to open and close. Close to the beach. Community club house, pool. tennis, dog park. 1st Floor living without anyone living above you. Easy, Low Maintenance,2 Bed, 2 Full Bath Condo with large Loft which makes a great office or spare bedroom. HOA fee includes Water, sewer, garbage, community & pool maintenance and INSURANCE. Close to everything! Furniture is Negotiable!

22. 2020-08-14
    soldstatus $114,000
23. 2020-07-16
    historical Active Under Contract 473-char remark

    Show marketing remark (473 chars)

    Serene setting! Spend time having fun rather than yard maintenance. Concrete Block and easy to open and close. Close to the beach. Community club house, pool. tennis, dog park. 1st Floor living without anyone living above you. Easy, Low Maintenance,2 Bed, 2 Full Bath Condo with large Loft which makes a great office or spare bedroom. HOA fee includes Water, sewer, garbage, community & pool maintenance and INSURANCE. Close to everything! Furniture is Negotiable!

24. 2020-07-06
    listed $118,000 Active 473-char remark

    Show marketing remark (473 chars)

    Serene setting! Spend time having fun rather than yard maintenance. Concrete Block and easy to open and close. Close to the beach. Community club house, pool. tennis, dog park. 1st Floor living without anyone living above you. Easy, Low Maintenance,2 Bed, 2 Full Bath Condo with large Loft which makes a great office or spare bedroom. HOA fee includes Water, sewer, garbage, community & pool maintenance and INSURANCE. Close to everything! Furniture is Negotiable!

25. 2020-06-08
    historical Active Under Contract
26. 2020-06-06
    historical
27. 2020-04-16
    price $114,900
28. 2020-02-28
    price $118,900
29. 2020-01-24
    price $119,900
30. 2019-12-16
    status Active
31. 2019-10-25
    historical Contingent
32. 2019-09-16
    listed $124,900 Active
33. 2012-04-13
    soldstatus $44,000
34. 2012-03-26
    historical
35. 2011-11-23
    listed $49,000
36. 2008-10-06
    historical
37. 2007-10-15
    listed $98,000
38. 1991-12-16
    soldstatus $62,900

ⓘ 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: $1,323 · $110/mo
• Projected year-2 tax: $1,323 · $110/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 8 d/yr ≥106°F today · 27 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: $22,608
• − Mortgage interest: −$8,117
• − Property taxes: −$1,323
• − Insurance: −$724
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − HOA: −$5,880
• − Depreciation: −$4,215
• Taxable loss: −$1,269
• Est. tax savings @ 24.0%: +$305
• After-tax cash flow: $1,119/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: 27,447
• 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

+154.2% since first listed

21 events — show timeline

• 2026-04-26 Price Changed $159,900 Beaches MLS
• 2026-04-21 Price Changed $174,500 Beaches MLS
• 2026-04-11 Listed $175,000 Beaches MLS
• 2020-08-25 Sold (MLS) $116,500 Beaches MLS
• 2020-08-14 Sold (Public Records) $114,000 Public Records
• 2020-07-16 Contingent — Beaches MLS
• 2020-07-06 Listed $118,000 Beaches MLS
• 2020-06-08 Contingent — Beaches MLS
• 2020-06-06 Listing Removed — Beaches MLS
• 2020-04-16 Price Changed $114,900 Beaches MLS
• 2020-02-28 Price Changed $118,900 Beaches MLS
• 2020-01-24 Price Changed $119,900 Beaches MLS
• 2019-12-16 Relisted — Beaches MLS
• 2019-10-25 Contingent — Beaches MLS
• 2019-09-16 Listed $124,900 Beaches MLS
• 2012-04-13 Sold (MLS) $44,000 Beaches MLS
• 2012-03-26 Listing Removed — Beaches MLS
• 2011-11-23 Listed $49,000 Beaches MLS
• 2008-10-06 Listing Removed — Beaches MLS
• 2007-10-15 Listed $98,000 Beaches MLS
• 1991-12-16 Sold (Public Records) $62,900 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,323 · +4.4% YoY. Source: county tax records.