717 Nettles Blvd · Hutchinson Island South, FL 34957

$339,500

2 bd · 1.0 ba · 809 sqft · Condo public records · 210 Days on market

Built 2001 $420/mo HOA · 13% 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 +12.6/30.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to paradise! This 2001 modular home is in immaculate condition and offers 2 bedrooms and 1 bath. Master bedroom has a small setting area that can be converted to second bath. Home is located on an over sized lot on the boulevard close to the clubhouse and pool. Nettles Island is a 5 star resort area with private clubhouse with lots of activities, 2 heated pools one on the ocean, 2 lighted tennis courts, shuffleboard, bocce, mini golf, restaurants, shops and private beach access located just across the street. This is the perfect island get-away!

Key facts

• New front storm door
• New gutters
• Newer water heater

Tags

• UPDATED HOME
• NEW FRONT STORM DOOR
• NEWER WATER HEATER
• NEW ROOF
• NEW GUTTERS
• NEW APPLIANCES

Property features AI

Finance

• Other: Pets allowed with restrictions and limits
• HOA & community: Has homeowners association; Monthly association fee of $360; HOA covers management, common areas, cable TV, grounds maintenance, recreation facilities, reserve fund, sewer, trash, and water; Community amenities include clubhouse, fitness center, pool, playground, tennis courts, pickleball, basketball court, bocce court, shuffleboard, putting green, billiard room, game room, library, dog park, restaurant, sidewalks, park, elevator, property manager on-site and gated entrance

Exterior

• Security: Gated community
• Utilities: Electricity connected (110V and 220V)
• Home design: Single-story property; Faces north
• Construction: Modular/Prefabricated construction; Composition/Shingle roof
• Exterior features: Cabana; Community pool and community spa

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Furnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $340k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $336k (1.0% below list).
• Recommended offer: $299k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 1.9% in Hutchinson Island 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 61/100 on livability (#783 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing B; Watch: cost of living C-, 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 (+1.0%/yr); 536 active listings in the ZIP; 30 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).
• At $3,360/mo this rent would consume 57% of the median local household income ($70k/yr) (locally 946% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 210 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $134k; list at $340k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $298,760 (12.0% 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 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
10. 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.
11. 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.
12. 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: 0.99% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.97
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.0% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.28×
• Total profit: $-68,412
• Equity at exit: $50,621

10-year hold

• IRR: -21.1%
• Equity multiple: 0.02×
• Total profit: $-93,564
• Equity at exit: $29,354

Cash invested: $95,060 (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 34957

• Rents YoY: 1.0%
• Active inventory: 536
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,360 high
• Mortgage (P&I): −$1,780
• Tax from tax record: −$357 /mo · $4,285/yr
• Insurance: −$141
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$420
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $-111

Break-even live

Break-even rent $3,500

Max offer price $319,870

Occupancy floor 98%

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: $84,875
• Closing costs: $10,185
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1077 Nettles Blvd Jensen Beach, FL	2.0	2.0	854	$3,500	$4.10	14d	1	0.26mi
1161 Nettles Blvd Unit 1546132P Jensen Beach, FL	2.0	2.0	710	$4,838	$6.81	14d	1	0.28mi
13 Nettles Blvd Jensen Beach, FL	2.0	2.0	730	$4,400	$6.03	23d	1	0.30mi
9490 S Ocean Dr #611 Jensen Beach, FL	2.0	2.0	1053	$2,750	$2.61	14d	1	0.58mi
9490 S Ocean Dr #213 Jensen Beach, FL	2.0	2.0	1053	$2,600	$2.47	23d	1	0.58mi
9490 S Ocean Dr Unit 615A Jensen Beach, FL	2.0	2.0	1100	$2,900	$2.64	23d	1	0.58mi
9490 S Ocean Dr Unit 912-A Jensen Beach, FL	2.0	2.0	1053	$3,200	$3.04	23d	1	0.58mi
9900 S Ocean Dr Jensen Beach, FL	1.0–2.0	2.0	1009	$3,500	$3.47	23d	5	0.66mi
9490 S Ocean Dr Unit 113 A Jensen Beach, FL	2.0	2.0	1053	$4,200	$3.99	23d	1	0.69mi
9400 S Ocean Dr Unit 1003B Jensen Beach, FL	2.0	2.0	1053	$2,700	$2.56	23d	1	0.70mi
9940 S Ocean Dr Jensen Beach, FL	1.0–2.0	1.5–2.0	1009	$3,500	$3.47	14d	5	0.71mi
9400 S Ocean Dr #202 Jensen Beach, FL	2.0	2.0	1053	$5,600	$5.32	23d	1	0.71mi
9400 S Ocean Dr #307 Jensen Beach, FL	2.0	2.0	1053	$2,500	$2.37	23d	1	0.71mi
9400 S Ocean Dr #707 Jensen Beach, FL	2.0	2.0	1053	$3,000	$2.85	23d	1	0.71mi
9400 S Ocean Dr Unit 706B Jensen Beach, FL	2.0	2.0	1053	$3,500	$3.32	23d	1	0.72mi
9400 S Ocean Dr Unit 608B Jensen Beach, FL	2.0	2.0	1112	$6,500	$5.85	23d	1	0.72mi
9400 S Ocean Dr Unit 604B Jensen Beach, FL	2.0	2.0	1053	$5,400	$5.13	23d	1	0.72mi
9400 S Ocean Dr Unit 504B Jensen Beach, FL	2.0	2.0	1053	$2,400	$2.28	23d	1	0.72mi
10102 S Ocean Dr Unit 307A Jensen Beach, FL	2.0	2.0	1053	$2,600	$2.47	23d	1	1.01mi
10102 S Ocean Dr Unit 703 Jensen Beach, FL	2.0	2.0	1053	$3,800	$3.61	23d	1	1.01mi
10102 S Ocean Dr Unit 401A Jensen Beach, FL	2.0	2.0	1113	$2,990	$2.69	23d	1	1.01mi
10102 S Ocean Dr #107 Jensen Beach, FL	2.0	2.0	1053	$2,200	$2.09	23d	1	1.01mi
8880 S Ocean Dr #1102 Jensen Beach, FL	1.0	2.0	1011	$5,200	$5.14	23d	1	1.03mi
10152 S Ocean Dr Unit 418B Jensen Beach, FL	2.0	2.0	1053	$4,000	$3.80	23d	1	1.06mi
200 N El Mar Dr Unit B202 Jensen Beach, FL	2.0	2.0	925	$2,500	$2.70	21d	1	1.13mi
10310 S Ocean Dr Unit PH Jensen Beach, FL	2.0	2.0	1021	$3,200	$3.13	23d	1	1.17mi
10310 S Ocean Dr Jensen Beach, FL	2.0	2.0	1053	$2,750	$2.61	23d	2	1.18mi
10600 S Ocean Dr Jensen Beach, FL	2.0	2.0	1071	$3,950	$3.69	23d	3	1.38mi
10725 S Ocean Dr #307 Jensen Beach, FL	2.0	2.0	787	$2,000	$2.54	23d	1	1.41mi
10680 S Ocean Dr Jensen Beach, FL	2.0	2.0	1211	$4,550	$3.76	14d	4	1.47mi

HOA detail condo

• Monthly dues: $420 · $5,040/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $339,500 Active 210 DOM
2. 2026-06-17
   days on market $339,500 Active 209 DOM
3. 2026-06-16
   days on market $339,500 Active 208 DOM
4. 2026-06-15
   days on market $339,500 Active 207 DOM
5. 2026-06-14
   days on market $339,500 Active 205 DOM
6. 2026-06-13
   days on market $339,500 Active 204 DOM
7. 2026-06-10
   days on market $339,500 Active 202 DOM
8. 2026-06-09
   days on market $339,500 Active 201 DOM
9. 2026-06-08
   days on market $339,500 Active 200 DOM
10. 2026-06-07
    status $339,500 Active 199 DOM
11. 2026-06-05
    statusdays on market $339,500 Pending 199 DOM
12. 2026-06-03
    days on market $339,500 Active 198 DOM
13. 2026-06-02
    days on market $339,500 Active 197 DOM
14. 2026-06-01
    days on market $339,500 Active 196 DOM
15. 2026-05-31
    days on market $339,500 Active 195 DOM
16. 2026-05-30
    days on market $339,500 Active 194 DOM
17. 2025-11-17
    listed $339,500 Active
18. 2022-03-31
    historical
19. 2022-03-11
    price $347,500
20. 2022-03-11
    listed $247,500 Active
21. 2016-01-11
    price $134,500 559-char remark

    Show marketing remark (559 chars)

    Welcome to paradise! This 2001 modular home is in immaculate condition and offers 2 bedrooms and 1 bath. Master bedroom has a small setting area that can be converted to second bath. Home is located on an over sized lot on the boulevard close to the clubhouse and pool. Nettles Island is a 5 star resort area with private clubhouse with lots of activities, 2 heated pools one on the ocean, 2 lighted tennis courts, shuffleboard, bocce, mini golf, restaurants, shops and private beach access located just across the street. This is the perfect island get-away!

22. 2013-08-13
    soldstatus $134,500
23. 2013-07-31
    soldstatus $134,500 559-char remark

    Show marketing remark (559 chars)

    Welcome to paradise! This 2001 modular home is in immaculate condition and offers 2 bedrooms and 1 bath. Master bedroom has a small setting area that can be converted to second bath. Home is located on an over sized lot on the boulevard close to the clubhouse and pool. Nettles Island is a 5 star resort area with private clubhouse with lots of activities, 2 heated pools one on the ocean, 2 lighted tennis courts, shuffleboard, bocce, mini golf, restaurants, shops and private beach access located just across the street. This is the perfect island get-away!

24. 2013-07-31
    price $144,000 559-char remark

    Show marketing remark (559 chars)

    Welcome to paradise! This 2001 modular home is in immaculate condition and offers 2 bedrooms and 1 bath. Master bedroom has a small setting area that can be converted to second bath. Home is located on an over sized lot on the boulevard close to the clubhouse and pool. Nettles Island is a 5 star resort area with private clubhouse with lots of activities, 2 heated pools one on the ocean, 2 lighted tennis courts, shuffleboard, bocce, mini golf, restaurants, shops and private beach access located just across the street. This is the perfect island get-away!

25. 2013-05-02
    listed $144,000 559-char remark

    Show marketing remark (559 chars)

    Welcome to paradise! This 2001 modular home is in immaculate condition and offers 2 bedrooms and 1 bath. Master bedroom has a small setting area that can be converted to second bath. Home is located on an over sized lot on the boulevard close to the clubhouse and pool. Nettles Island is a 5 star resort area with private clubhouse with lots of activities, 2 heated pools one on the ocean, 2 lighted tennis courts, shuffleboard, bocce, mini golf, restaurants, shops and private beach access located just across the street. This is the perfect island get-away!

26. 2013-05-01
    historical
27. 2010-02-05
    listed $144,900
28. 2007-10-30
    historical
29. 2006-04-06
    listed $199,900

ⓘ 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: $4,285 · $357/mo
• Projected year-2 tax: $4,285 · $357/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 9/10 Extreme FEMA zone X (shaded) · 99% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,318
• − Mortgage interest: −$19,017
• − Property taxes: −$4,285
• − Insurance: −$2,495
• − Repairs & maintenance: −$3,225
• − Management: −$3,225
• − HOA: −$5,040
• − Depreciation: −$9,876
• Taxable loss: −$6,847
• Est. tax savings @ 24.0%: +$1,643
• After-tax cash flow: $310/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 — Hutchinson Island South

• Score: 61/100
• State rank: #783
• US rank: #17768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hutchinson Island South, FL
• County: Martin County · 165,223 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 23,462
• Household income: $70,403
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 946.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 6% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% Tagalog/Filipino 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: ▼ -319.66%
• Current HPI: 340.0172
• Rent YoY: ▲ 1.00%
• 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

+69.8% since first listed

13 events — show timeline

• 2025-11-17 Listed $339,500 MCRTC
• 2022-03-31 Listing Removed — MCRTC
• 2022-03-11 Price Changed $347,500 MCRTC
• 2022-03-11 Listed $247,500 MCRTC
• 2016-01-11 Price Changed $134,500 MCRTC
• 2013-08-13 Sold (Public Records) $134,500 Public Records
• 2013-07-31 Price Changed $144,000 MCRTC
• 2013-07-31 Sold (MLS) $134,500 MCRTC
• 2013-05-02 Listed $144,000 MCRTC
• 2013-05-01 Listing Removed — MCRTC
• 2010-02-05 Listed $144,900 MCRTC
• 2007-10-30 Listing Removed — MCRTC
• 2006-04-06 Listed $199,900 MCRTC

Property tax history

+6.4%/yr

Latest (2025): $4,285 · +2.3% YoY. Source: county tax records.