6656 Picante Cir · Vero Beach South, FL 34951

$215,000

2 bd · 2.0 ba · 1,714 sqft · SingleFamily public records · 55 Days on market

Built 1997 9,246 sqft lot Est $195k · 10% over

---

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 +23.4/30.0
• DSCR +7.5/10.0
• 1% rule +5.0/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lovely 3-bedroom 2-bath home on a very quiet street. This home has ceramic tile and carpet. Metal roof 2022, A/C 2020. Home is being sold fully furnished, turnkey. The dishwasher is 2024, and the refrigerator is 2025. The home has a screened-in patio and an outdoor patio at the back. Perfect for grilling or enjoying the Florida sun. The home has a complete set of hurricane shutters and is wired for a whole-home generator. The home also has outside cameras and an alarm system. 2022 golf cart being sold with the home! Located in the desirable Spanish Lakes Fairways community, residents enjoy an active lifestyle with amenities and a welcoming atmosphere. 18-hole golf course, 2 Pools, pickleba

Key facts

• Metal roof
• Screened-in patio
• Hurricane shutters

Tags

• CERAMIC TILE
• METAL ROOF
• SCREENED-IN PATIO
• OUTDOOR PATIO
• HURRICANE SHUTTERS
• WHOLE-HOME GENERATOR

Property features AI

Finance

• Other: Pets allowed (pet restrictions possible)
• Financial info: Monthly land lease payment required
• HOA & community: Senior community; Land lease (monthly)

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces (total 2 parking spaces)
• Security: Security patrol
• Utilities: Public sewer; Other water source; Cable available; Electricity available; Sewer available
• Home design: Single family residence; One story; Faces east; Resale property
• Construction: Block / CBS construction; Metal roof; Built as part of existing construction (public records building area 1,714 living area, total building area 2,720)
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Entrance foyer; Walk-in closet(s); Split bedroom layout; Furnished
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (0.5% below list).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.3% in Vero Beach South — 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 78/100 on livability (#163 in FL, #2,445 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: 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: 294 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 41% of the median local income ($63k/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 $6k 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 55 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $208,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.00% ✗
• Cap rate: 8.51%
• Cash-on-cash: 7.92%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $195,396
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6539 Yedra Ave	0.22mi	2/2.5	1,839 (+7%)	2mo	$309,000	$168	74
14374 Azucena Court Ct	0.30mi	2/2.0	1,599 (-7%)	9mo	$175,000	$109	67
6631 Nuevo Lagos	0.25mi	3/2.0 (+1)	1,714 (0%)	21mo	$175,000	$102	66
6655 Alemendra St	0.37mi	2/2.0	1,530 (-11%)	2mo	$175,000	$114	63
6449 Alemendra St	0.47mi	3/2.5 (+1)	1,753 (+2%)	5mo	$309,000	$176	63
14126 Cisne Cir	0.39mi	2/2.0	1,487 (-13%)	7mo	$150,000	$101	54
14434 Azucena Ct	0.28mi	2/2.0	1,487 (-13%)	24mo	$170,000	$114	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-9,611
• Equity at exit: $32,057

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $23,876
• Equity at exit: $18,589

Cash invested: $60,200 (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 34951

• Home prices YoY: -23.6%
• Active inventory: 294
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,140 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $397

Break-even live

Break-even rent $1,636

Max offer price $215,000

Occupancy floor 76%

Sensitivity live

Price	-10% $519	-5% $458	+0% $397	+5% $337	+10% $276
Rent	-10% $228	-5% $313	+0% $397	+5% $482	+10% $566
Rate	-1.0pp $506	-0.5pp $452	base $397	+0.5pp $342	+1.0pp $285

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6765 Spanish Lakes Blvd Fort Pierce, FL	2.0	2.0	1368	$2,500	$1.83	24d	1	0.12mi

Listing history 18 events

1. 2026-06-21
   days on market $215,000 Active 55 DOM
2. 2026-06-18
   days on market $215,000 Active 52 DOM
3. 2026-06-17
   days on market $215,000 Active 51 DOM
4. 2026-06-16
   days on market $215,000 Active 50 DOM
5. 2026-06-15
   days on market $215,000 Active 49 DOM
6. 2026-06-14
   days on market $215,000 Active 47 DOM
7. 2026-06-13
   days on market $215,000 Active 46 DOM
8. 2026-06-10
   days on market $215,000 Active 44 DOM
9. 2026-06-09
   days on market $215,000 Active 43 DOM
10. 2026-06-08
    days on market $215,000 Active 42 DOM
11. 2026-06-07
    days on market $215,000 Active 41 DOM
12. 2026-06-05
    days on market $215,000 Active 38 DOM
13. 2026-06-03
    days on market $215,000 Active 37 DOM
14. 2026-06-02
    days on market $215,000 Active 36 DOM
15. 2026-06-01
    days on market $215,000 Active 35 DOM
16. 2026-05-31
    days on market $215,000 Active 34 DOM
17. 2026-05-30
    days on market $215,000 Active 33 DOM
18. 2026-04-27
    listed $215,000 Active

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$876/yr (+$73/mo · 96.4%)

ⓘ 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 ≥107°F today · 25 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: $25,675
• − Mortgage interest: −$12,043
• − Property taxes: −$909
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,054
• − Management: −$2,054
• − Depreciation: −$6,255
• Taxable income: $1,285
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $4,461/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 — Vero Beach South

• Score: 78/100
• State rank: #163
• US rank: #2445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Lucie County · 337,150 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 17,148
• Household income: $63,122
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 140.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 3% Vietnamese 1%

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: ▼ -106.06%
• Current HPI: 343.1376
• Rent YoY: —
• 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

1 event — show timeline

• 2026-04-27 Listed $215,000 Beaches MLS

Property tax history

+2.7%/yr

Latest (2025): $909 · +4.8% YoY. Source: county tax records.