18081 SE Country Club Dr #289 · Tequesta, FL 33469

$162,500

2 bd · 1.5 ba · 910 sqft · Condo · 129 Days on market

Built 1974 Excellent condition $179/sqft · at area comps Est $163k · at est. $623/mo HOA · 22% of rent

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Why this score? — see what drove the B 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 +28.4/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.7/15.0
• Condition / age +4.8/5.0
• Schools +4.5/10.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the quintessential Florida lifestyle in Little Club, a premier 55+ community in Northern Jupiter. This light and bright residence overlooks the 2nd hole fairway and lush green space, offering stunning sunrise views from a spacious screened patio. Interior highlights include a remodeled primary shower and updated appliances (refrigerator, dishwasher, and water heater). Little Club provides an unparalleled social atmosphere with a 9-hole golf course, pickleball, fitness classes, and a vibrant calendar featuring trivia, happy hours, and social games. Turn-key living in a location that has it all.

Key facts

• Screened patio
• Updated appliances
• Pickleball

Tags

• 2ND HOLE FAIRWAY
• SCREENED PATIO
• REMODELED PRIMARY SHOWER
• UPDATED APPLIANCES
• 9-HOLE GOLF COURSE
• PICKLEBALL

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $162k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $162k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 2.5% in Tequesta — 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 62/100 on livability (#764 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: schools F, amenities F, commute F.
• Martin (suburban): math 52% / reading 53% proficiency, ranked #24 of 73 in FL (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.9%/yr); 209 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 32% of the median local income ($106k/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 $5k of value loss. Plan a longer hold.
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y 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 $92k; list at $162k implies a 77% 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; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.77% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.85%
• DSCR: 1.62
• GRM: 4.7

CMA / ARV

• ARV (median comp): $163,193
• List price: $162,500
• Delta: -0.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.88% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.22×
• Total profit: $10,115
• Equity at exit: $24,229

10-year hold

• IRR: 16.3%
• Equity multiple: 2.41×
• Total profit: $64,343
• Equity at exit: $14,050

Cash invested: $45,500 (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 33469

• Home prices YoY: -30.4%
• Rents YoY: 3.9%
• Active inventory: 209
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,875 medium
• Mortgage (P&I): −$852
• Tax est. 1.5%: −$203 /mo · $2,438/yr
• Insurance: −$68
• HOA: −$623
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $525

Break-even live

Break-even rent $2,210

Max offer price $162,500

Occupancy floor 77%

Sensitivity live

Price	-10% $638	-5% $581	+0% $525	+5% $469	+10% $413
Rent	-10% $298	-5% $412	+0% $525	+5% $639	+10% $752
Rate	-1.0pp $607	-0.5pp $567	base $525	+0.5pp $483	+1.0pp $440

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18081 SE Country Club Dr Jupiter, FL	1.0–2.0	1.0–2.0	853	$2,385	$2.79	24d	3	0.02mi
18081 SE Country Club Dr Unit 16-151 Jupiter, FL	2.0	2.0	872	$2,200	$2.52	24d	1	0.04mi

HOA detail condo

• Monthly dues: $623 · $7,476/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-21
   days on market $162,500 Active 129 DOM
2. 2026-06-18
   days on market $162,500 Active 126 DOM
3. 2026-06-17
   days on market $162,500 Active 125 DOM
4. 2026-06-16
   days on market $162,500 Active 124 DOM
5. 2026-06-15
   days on market $162,500 Active 123 DOM
6. 2026-06-14
   days on market $162,500 Active 121 DOM
7. 2026-06-13
   days on market $162,500 Active 120 DOM
8. 2026-06-10
   days on market $162,500 Active 118 DOM
9. 2026-06-09
   days on market $162,500 Active 117 DOM
10. 2026-06-08
    days on market $162,500 Active 116 DOM
11. 2026-06-07
    days on market $162,500 Active 115 DOM
12. 2026-06-03
    days on market $162,500 Active 111 DOM
13. 2026-06-02
    days on market $162,500 Active 110 DOM
14. 2026-06-01
    days on market $162,500 Active 109 DOM
15. 2026-05-31
    days on market $162,500 Active 108 DOM
16. 2026-05-31
    days on market $162,500 Active 107 DOM
17. 2026-03-24
    price $162,500 611-char remark

    Show marketing remark (611 chars)

    Experience the quintessential Florida lifestyle in Little Club, a premier 55+ community in Northern Jupiter. This light and bright residence overlooks the 2nd hole fairway and lush green space, offering stunning sunrise views from a spacious screened patio. Interior highlights include a remodeled primary shower and updated appliances (refrigerator, dishwasher, and water heater). Little Club provides an unparalleled social atmosphere with a 9-hole golf course, pickleball, fitness classes, and a vibrant calendar featuring trivia, happy hours, and social games. Turn-key living in a location that has it all.

18. 2026-02-12
    listed $167,500 Active 611-char remark

    Show marketing remark (611 chars)

    Experience the quintessential Florida lifestyle in Little Club, a premier 55+ community in Northern Jupiter. This light and bright residence overlooks the 2nd hole fairway and lush green space, offering stunning sunrise views from a spacious screened patio. Interior highlights include a remodeled primary shower and updated appliances (refrigerator, dishwasher, and water heater). Little Club provides an unparalleled social atmosphere with a 9-hole golf course, pickleball, fitness classes, and a vibrant calendar featuring trivia, happy hours, and social games. Turn-key living in a location that has it all.

19. 2024-09-14
    historical
20. 2024-06-26
    price $175,000
21. 2024-06-26
    price $1,750,000
22. 2024-05-21
    listed $195,000 Active
23. 2023-12-29
    historical
24. 2023-09-29
    listed $229,900 Active
25. 2023-09-27
    historical
26. 2023-02-07
    historical
27. 2022-11-27
    listed $229,000 Active
28. 2022-11-07
    listed $209,900 Active
29. 2022-11-07
    historical
30. 2022-11-02
    historical
31. 2016-07-15
    soldstatus $91,900 Closed
32. 2016-06-21
    historical Contingent
33. 2016-04-23
    status Active
34. 2016-04-14
    historical Contingent
35. 2016-04-01
    listed $93,900 Active
36. 2012-04-10
    soldstatus $43,230
37. 2012-03-22
    historical
38. 2012-01-31
    listed $62,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $34,500
• − Mortgage interest: −$9,103
• − Property taxes: −$2,438
• − Insurance: −$812
• − Repairs & maintenance: −$2,760
• − Management: −$2,760
• − HOA: −$7,476
• − Depreciation: −$4,727
• Taxable income: $4,424
• Est. tax owed @ 24.0%: −$1,062
• After-tax cash flow: $5,241/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This move-in-ready condo in Little Club offers stunning views and a turn-key lifestyle with no immediate repairs or maintenance needed.

Value-add opportunities

• Both Landscaping enhancement — Enhances curb appeal and adds value
• Both Painting exterior and interior — Fresh paint improves appearance and value
• Both Upgrade appliances — Modern appliances attract more buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping enhancement — Enhances curb appeal and adds value ↑
• Both Painting exterior and interior — Fresh paint improves appearance and value ↑
• Both Upgrade appliances — Modern appliances attract more buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Martin
• NCES district ID: 1201290
• Math proficiency: 52% ▼ -14.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $52,482
• Composite: 45.1/100
• National rank: #2690
• State rank: #24 of 73 in FL

Livability — Tequesta

• Score: 62/100
• State rank: #764
• US rank: #16907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Martin County · 165,223 people
• City population: 14,686
• Metro: Port St. Lucie, FL
• Population (ZIP): 14,686
• Household income: $106,265
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 404.0

Population outlook (Martin County) Hauer SSP2

• Today (2025): 172,383 people
• By 2030: 180,192 · +4.5%
• By 2040: 194,114 · +12.6%
• By 2050: 204,992 · +18.9%
• By 2075: 229,641 · +33.2%
• By 2100: 232,146 · +34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Lithuanian 6% Slovak 4% Romanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+31.1) · D 34.1% · R 65.2%
• 2008→2024 swing: -17.5pp toward R · 2008: -13.6pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+24.6 2016: R+26.9 2012: R+22.9 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -183.36%
• Current HPI: 419.948
• Rent YoY: ▲ 3.88%
• 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

+160.0% since first listed

22 events — show timeline

• 2026-03-24 Price Changed $162,500 Beaches MLS
• 2026-02-12 Listed $167,500 Beaches MLS
• 2024-09-14 Listing Removed — Beaches MLS
• 2024-06-26 Price Changed $175,000 Beaches MLS
• 2024-06-26 Price Changed $1,750,000 Beaches MLS
• 2024-05-21 Listed $195,000 Beaches MLS
• 2023-12-29 Listing Removed — Beaches MLS
• 2023-09-29 Listed $229,900 Beaches MLS
• 2023-09-27 Coming Soon — Beaches MLS
• 2023-02-07 Listing Removed — Beaches MLS
• 2022-11-27 Listed $229,000 Beaches MLS
• 2022-11-07 Listed $209,900 Beaches MLS
• 2022-11-07 Listing Removed — Beaches MLS
• 2022-11-02 Coming Soon — Beaches MLS
• 2016-07-15 Sold (MLS) $91,900 Beaches MLS
• 2016-06-21 Contingent — Beaches MLS
• 2016-04-23 Relisted — Beaches MLS
• 2016-04-14 Contingent — Beaches MLS
• 2016-04-01 Listed $93,900 Beaches MLS
• 2012-04-10 Sold (MLS) $43,230 Beaches MLS
• 2012-03-22 Listing Removed — Beaches MLS
• 2012-01-31 Listed $62,500 Beaches MLS