2818 Stoneway Ln Apt A · Fort Pierce, FL 34982

$149,323

2 bd · 2.0 ba · 1,005 sqft · SingleFamily public records · 217 Days on market

Built 1991 1,208 sqft lot Est $261k · 43% under $390/mo HOA · 22% 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).

• ARV discount +15.0/15.0
• Cash flow +9.3/30.0
• 1% rule +6.6/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION INVESTORS! Tenant occupied 2/2 unit in desirable gated community of Surrey Woods. Unit is in fair condition and priced accordingly.

Key facts

• Laminate wood floors
• Townhouse villa
• $390 HOA

Tags

• TOWNHOUSE VILLA
• LAMINATE WOOD FLOORS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Pets allowed with possible restrictions and breed limits
• HOA & community: Monthly association fee; Association amenities include pool, picnic area, and street lights; HOA fee covers maintenance of grounds and common areas

Exterior

• Parking: Assigned parking; Guest parking available
• Security: Gated community without guard
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Townhouse; Single-story; Unit name: Apt A; Faces southeast; Resale condition
• Construction: Frame and stucco construction; Composition shingle roof
• Exterior features: No waterfront; none listed

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No special interior features listed; Sliding windows
• Laundry & utility: Washer/dryer hookup inside

🏷️ Possibly a rental listed for sale. The $149,323 price doesn't fit this home's estimated sale value (~$261,300) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (12.9% below list).
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $130k (12.9% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $149k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% 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 $130,068 (12.9% 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 217 days. Have you received any prior offers? Is the seller open to a 13% 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. 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. 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 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: 1.16% ✓
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $261,300
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2711 S 27th St	0.20mi	3/1.0 (+1)	1,040 (+4%)	4mo	$270,000	$260	72

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 · 7.42% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.46×
• Total profit: $-22,780
• Equity at exit: $22,265

10-year hold

• IRR: 2.3%
• Equity multiple: 1.21×
• Total profit: $8,678
• Equity at exit: $12,911

Cash invested: $41,810 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$783
• Tax from tax record: −$244 /mo · $2,930/yr
• Insurance: −$62
• HOA: −$390
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-109

Break-even live

Break-even rent $1,873

Max offer price $130,068

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-67	+0% $-109	+5% $-151	+10% $-194
Rent	-10% $-246	-5% $-178	+0% $-109	+5% $-40	+10% $28
Rate	-1.0pp $-34	-0.5pp $-71	base $-109	+0.5pp $-148	+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: $37,331
• Closing costs: $4,480
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2811 Stoneway Ln Unit 2811A Fort Pierce, FL	2.0	2.0	1274	$1,700	$1.33	15d	1	0.04mi
2820 Stoneway Ln Fort Pierce, FL	2.0	2.0	1005	$1,575	$1.57	24d	1	0.05mi
2101 Linda Sue Cir Fort Pierce, FL	2.0	1.5	1300	$1,750	$1.35	24d	1	0.15mi
1717 Linwood Ave Fort Pierce, FL	2.0	1.0	712	$1,800	$2.53	24d	1	0.37mi
2403 S 25th St Fort Pierce, FL	2.0	1.0	576	$1,775	$3.08	24d	1	0.41mi
2516 S 19th St #208 Fort Pierce, FL	2.0	2.0	1190	$1,700	$1.43	24d	1	0.52mi
2513 S 17th St #207 Fort Pierce, FL	2.0	2.0	1190	$1,600	$1.34	24d	1	0.56mi
2517 S 17th St Fort Pierce, FL	1.0	1.0	1007	$1,795	$1.78	15d	1	0.57mi
3171 Morning Dew Ln Fort Pierce, FL	2.0	1.0	1000	$1,700	$1.70	24d	1	0.59mi
3005 Tennessee Ave Fort Pierce, FL	3.0	2.0	1222	$2,400	$1.96	24d	1	0.83mi
2100 S 34th St Fort Pierce, FL	3.0	2.0	1262	$2,200	$1.74	24d	1	0.95mi
2902 Oleander Blvd Fort Pierce, FL	3.0	2.0	1276	$2,700	$2.12	24d	1	1.04mi
2302 Sunrise Blvd #201 Fort Pierce, FL	2.0	1.0	966	$1,500	$1.55	24d	1	1.07mi
2050 Oleander Blvd Unit 703 Fort Pierce, FL	2.0	2.0	1014	$1,800	$1.78	24d	1	1.19mi
2016 S 10th St Unit A Fort Pierce, FL	2.0	2.5	1120	$1,595	$1.42	24d	1	1.20mi
1567 Pheasant Walk Unit B Fort Pierce, FL	2.0	2.0	1280	$1,900	$1.48	15d	1	1.23mi
617 Ixoria Ave Unit 2A Fort Pierce, FL	2.0	2.5	764	$1,500	$1.96	24d	1	1.24mi
1810 Nebraska Ave Unit 106 Fort Pierce, FL	2.0	2.0	1042	$1,699	$1.63	15d	1	1.25mi
1810 Nebraska Ave Apt 104 Fort Pierce, FL	1.0	1.5	806	$1,599	$1.98	24d	1	1.25mi
1810 Nebraska Ave Apt 101 Fort Pierce, FL	2.0	2.0	1035	$1,699	$1.64	24d	1	1.25mi
1820 Nebraska Ave Apt 201 Fort Pierce, FL	2.0	2.0	1035	$1,699	$1.64	24d	1	1.26mi
1820 Nebraska Ave Apt 203 Fort Pierce, FL	1.0	1.5	806	$1,599	$1.98	24d	1	1.26mi
1820 Nebraska Ave Apt 102 Fort Pierce, FL	2.0	2.0	997	$1,679	$1.68	24d	1	1.26mi
800 Kanner Dr Unit B Fort Pierce, FL	2.0	1.0	900	$1,550	$1.72	15d	1	1.28mi
1800 Nebraska Ave Unit 103 Fort Pierce, FL	1.0	1.5	1042	$1,799	$1.73	24d	1	1.29mi
1800 Nebraska Ave Unit 202 Fort Pierce, FL	2.0	2.0	1312	$1,749	$1.33	24d	1	1.29mi
605 Ixoria Ave #15 Fort Pierce, FL	2.0	2.0	744	$1,500	$2.02	24d	1	1.30mi
1830 Nebraska Ave Fort Pierce, FL	1.0–2.0	1.5–2.0	924	$1,799	$1.95	15d	5	1.30mi
605 Ixoria Ave Fort Pierce, FL	2.0	2.0	744	$1,450	$1.95	15d	2	1.31mi
1840 Nebraska Ave Unit 104 Fort Pierce, FL	1.0	2.0	806	$1,599	$1.98	15d	1	1.32mi
1840 Nebraska Ave Apt 101 Fort Pierce, FL	2.0	2.0	1035	$1,699	$1.64	15d	1	1.32mi
1840 Nebraska Ave Apt 106 Fort Pierce, FL	2.0	2.0	997	$1,679	$1.68	15d	1	1.32mi
1439 Captains Walk Unit 20D Fort Pierce, FL	2.0	2.0	1280	$2,000	$1.56	22d	1	1.33mi
1850 Nebraska Ave Unit 204 Fort Pierce, FL	1.0	1.5	806	$1,599	$1.98	24d	1	1.34mi
410 Palm Ave Apt B Fort Pierce, FL	2.0	1.0	800	$1,400	$1.75	15d	1	1.34mi
2050 Oleander Blvd Fort Pierce, FL	1.0–2.0	1.0–2.0	833	$2,350	$2.82	24d	4	1.37mi
3208 Louisiana Ave Apt 3 Fort Pierce, FL	3.0	1.0	1050	$1,500	$1.43	24d	1	1.44mi
802 N Lake Dr Unit B Fort Pierce, FL	2.0	1.0	1000	$1,550	$1.55	24d	1	1.47mi

HOA detail

• Monthly dues: $390 · $4,680/yr
• Likely covers: security

Listing history 21 events

1. 2026-05-20
   status Pending
2. 2026-04-23
   status Active
3. 2026-04-08
   historical Active Under Contract
4. 2026-03-26
   price $149,323
5. 2025-10-15
   listed $174,323 Active
6. 2022-12-23
   historical
7. 2022-06-16
   listed $199,323 Active
8. 2018-08-02
   soldstatus $65,000
9. 2018-07-31
   soldstatus $65,000 Closed 141-char remark

   Show marketing remark (141 chars)

   ATTENTION INVESTORS! Tenant occupied 2/2 unit in desirable gated community of Surrey Woods. Unit is in fair condition and priced accordingly.

10. 2018-07-18
    status Pending 141-char remark

    Show marketing remark (141 chars)

    ATTENTION INVESTORS! Tenant occupied 2/2 unit in desirable gated community of Surrey Woods. Unit is in fair condition and priced accordingly.

11. 2018-06-22
    status Active 141-char remark

    Show marketing remark (141 chars)

    ATTENTION INVESTORS! Tenant occupied 2/2 unit in desirable gated community of Surrey Woods. Unit is in fair condition and priced accordingly.

12. 2018-06-13
    historical Contingent 141-char remark

    Show marketing remark (141 chars)

    ATTENTION INVESTORS! Tenant occupied 2/2 unit in desirable gated community of Surrey Woods. Unit is in fair condition and priced accordingly.

13. 2018-05-18
    status Active 141-char remark

    Show marketing remark (141 chars)

    ATTENTION INVESTORS! Tenant occupied 2/2 unit in desirable gated community of Surrey Woods. Unit is in fair condition and priced accordingly.

14. 2018-04-28
    historical Contingent 141-char remark

    Show marketing remark (141 chars)

    ATTENTION INVESTORS! Tenant occupied 2/2 unit in desirable gated community of Surrey Woods. Unit is in fair condition and priced accordingly.

15. 2018-04-18
    listed $71,900 Active 141-char remark

    Show marketing remark (141 chars)

    ATTENTION INVESTORS! Tenant occupied 2/2 unit in desirable gated community of Surrey Woods. Unit is in fair condition and priced accordingly.

16. 2014-10-13
    historical
17. 2013-09-21
    historical
18. 2007-09-04
    listed $104,000
19. 2007-01-10
    listed $122,900
20. 2004-09-30
    soldstatus $95,000
21. 2001-11-02
    soldstatus $3,200,000

ⓘ 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: $2,930 · $244/mo
• Projected year-2 tax: $2,930 · $244/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $20,817
• − Mortgage interest: −$8,364
• − Property taxes: −$2,930
• − Insurance: −$747
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − HOA: −$4,680
• − Depreciation: −$4,344
• Taxable loss: −$3,579
• Est. tax savings @ 24.0%: +$859
• After-tax cash flow: $-449/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

-95.3% since first listed

21 events — show timeline

• 2026-05-20 Pending — Beaches MLS
• 2026-04-23 Relisted — Beaches MLS
• 2026-04-08 Contingent — Beaches MLS
• 2026-03-26 Price Changed $149,323 Beaches MLS
• 2025-10-15 Listed $174,323 Beaches MLS
• 2022-12-23 Listing Removed — Beaches MLS
• 2022-06-16 Listed $199,323 Beaches MLS
• 2018-08-02 Sold (Public Records) $65,000 Public Records
• 2018-07-31 Sold (MLS) $65,000 Beaches MLS
• 2018-07-18 Pending — Beaches MLS
• 2018-06-22 Relisted — Beaches MLS
• 2018-06-13 Contingent — Beaches MLS
• 2018-05-18 Relisted — Beaches MLS
• 2018-04-28 Contingent — Beaches MLS
• 2018-04-18 Listed $71,900 Beaches MLS
• 2014-10-13 Listing Removed — Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2007-09-04 Listed $104,000 Beaches MLS
• 2007-01-10 Listed $122,900 Beaches MLS
• 2004-09-30 Sold (Public Records) $95,000 Public Records
• 2001-11-02 Sold (Public Records) $3,200,000 Public Records

Property tax history

+13.7%/yr

Latest (2025): $2,930 · +8.8% YoY. Source: county tax records.