1800 SE Saint Lucie Blvd Unit 7-201 · Sewall's Point, FL 34996

$218,000

2 bd · 2.0 ba · 1,044 sqft · Condo public records · 126 Days on market

Built 1973 $209/sqft · at area comps Est $222k · at est. $971/mo HOA · 36% 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).

• Appreciation +10.0/10.0
• Cash flow +9.3/30.0
• ARV discount +8.4/15.0
• 1% rule +7.3/10.0
• Schools +4.5/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to Conquistador, a premier 55+ community in Stuart. This open-concept, split-bedroom home offers comfort and privacy with updates including a renovated primary bath, renovated kitchen with granite countertops, and complete impact windows. Enjoy resort-style amenities such as a clubhouse, pools, fitness center, tennis, pickleball, and more. Community dock access for kayaking and fishing, all just minutes from downtown Stuart, the beach, and Cleveland Clinic.

Key facts

• $971 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $218k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (13.1% below list).
• Meets the 1% rule at list price ($3k rent vs $218k).
• Recommended offer: $189k (13.1% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 0.7% in Sewall's Point — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 251 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 38% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $105k; list at $218k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: major flood risk; 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 $189,474 (13.1% 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 126 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.23% ✓
• Cap rate: 5.40%
• Cash-on-cash: -3.17%
• DSCR: 0.86
• GRM: 6.8

CMA / ARV

• ARV (median comp): $222,275
• List price: $218,000
• Delta: -1.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.79×
• Total profit: $108,964
• Equity at exit: $196,392

10-year hold

• IRR: 19.9%
• Equity multiple: 6.41×
• Total profit: $330,003
• Equity at exit: $423,526

Cash invested: $61,040 (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 34996

• Home prices YoY: 2.1%
• Active inventory: 251
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,690 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$91
• HOA: −$971
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-161

Break-even live

Break-even rent $2,895

Max offer price $189,474

Occupancy floor —

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	23d	3	0.04mi
1196 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1309	$4,300	$3.28	23d	1	0.45mi
3129 SE Indian St #3 Stuart, FL	2.0	1.5	986	$2,300	$2.33	23d	1	0.72mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	13d	3	0.80mi
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,900	$2.00	13d	3	0.84mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	13d	8	1.03mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	23d	6	1.03mi
3002 SE Camino Ave Stuart, FL	2.0	1.0	930	$2,000	$2.15	23d	1	1.13mi
3299 SE Garden St Stuart, FL	3.0	2.0	1360	$2,410	$1.77	23d	1	1.13mi
3003 SE Birch Ave Unit 3007 Stuart, FL	2.0	1.0	950	$2,200	$2.32	23d	1	1.14mi
2934 SE Ellendale St Stuart, FL	2.0	2.0	900	$2,000	$2.22	13d	1	1.17mi
3003 SE Fairmont St Stuart, FL	3.0	2.0	1366	$2,500	$1.83	13d	1	1.18mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	23d	1	1.19mi
2641 SE Clayton St Unit 2641 Stuart, FL	3.0	1.5	1150	$2,400	$2.09	23d	1	1.19mi
3166 SE Garden St Unit 3166 Stuart, FL	2.0	1.0	870	$1,900	$2.18	13d	1	1.20mi
3166 SE Garden St Stuart, FL	2.0	1.0	870	$1,850	$2.13	13d	1	1.20mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$2,258	$2.55	13d	12	1.32mi
262 SE Monterey Ave Stuart, FL	3.0	1.0	1001	$3,500	$3.50	23d	1	1.45mi
333 SE Martin Ave Unit 1F Stuart, FL	2.0	1.0	778	$1,800	$2.31	23d	1	1.47mi

HOA detail condo

• Monthly dues: $971 · $11,652/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $218,000 Active 126 DOM
2. 2026-06-17
   days on market $218,000 Active 125 DOM
3. 2026-06-16
   days on market $218,000 Active 124 DOM
4. 2026-06-15
   days on market $218,000 Active 123 DOM
5. 2026-06-14
   days on market $218,000 Active 121 DOM
6. 2026-06-13
   days on market $218,000 Active 120 DOM
7. 2026-06-10
   days on market $218,000 Active 118 DOM
8. 2026-06-09
   days on market $218,000 Active 117 DOM
9. 2026-06-08
   days on market $218,000 Active 116 DOM
10. 2026-06-07
    days on market $218,000 Active 115 DOM
11. 2026-06-03
    days on market $218,000 Active 111 DOM
12. 2026-06-02
    days on market $218,000 Active 110 DOM
13. 2026-06-01
    days on market $218,000 Active 109 DOM
14. 2026-05-31
    days on market $218,000 Active 108 DOM
15. 2026-05-31
    days on market $218,000 Active 107 DOM
16. 2026-04-15
    price $218,000 469-char remark

    Show marketing remark (750 chars)

    Welcome to Conquistador! Where every day feels like a vacation. This vibrant 55+ community in the heart of Stuart offers a lifestyle like no other. This building is one of the few that allows pets so your four-legged companion can join you in paradise! This split-bedroom residence features an open-concept layout, updated kitchen with granite countertops, renovated primary bathroom, and complete impact windows and doors for security and peace of mind. Community water access for kayaking, fishing, and paddle-boarding. Resort-style amenities include a clubhouse, pools, fitness center, tennis and pickleball courts, and a welcoming social atmosphere. Minutes from downtown Stuart, Treasure Coast beaches, dining, shopping, and Cleveland Clinic.

17. 2026-04-15
    price $218,000 750-char remark

    Show marketing remark (750 chars)

    Welcome to Conquistador! Where every day feels like a vacation. This vibrant 55+ community in the heart of Stuart offers a lifestyle like no other. This building is one of the few that allows pets so your four-legged companion can join you in paradise! This split-bedroom residence features an open-concept layout, updated kitchen with granite countertops, renovated primary bathroom, and complete impact windows and doors for security and peace of mind. Community water access for kayaking, fishing, and paddle-boarding. Resort-style amenities include a clubhouse, pools, fitness center, tennis and pickleball courts, and a welcoming social atmosphere. Minutes from downtown Stuart, Treasure Coast beaches, dining, shopping, and Cleveland Clinic.

18. 2026-03-06
    listed $229,000 Active 469-char remark

    Show marketing remark (469 chars)

    Welcome to Conquistador, a premier 55+ community in Stuart. This open-concept, split-bedroom home offers comfort and privacy with updates including a renovated primary bath, renovated kitchen with granite countertops, and complete impact windows. Enjoy resort-style amenities such as a clubhouse, pools, fitness center, tennis, pickleball, and more. Community dock access for kayaking and fishing, all just minutes from downtown Stuart, the beach, and Cleveland Clinic.

19. 2026-02-12
    listed $229,000 Active 750-char remark

    Show marketing remark (750 chars)

    Welcome to Conquistador! Where every day feels like a vacation. This vibrant 55+ community in the heart of Stuart offers a lifestyle like no other. This building is one of the few that allows pets so your four-legged companion can join you in paradise! This split-bedroom residence features an open-concept layout, updated kitchen with granite countertops, renovated primary bathroom, and complete impact windows and doors for security and peace of mind. Community water access for kayaking, fishing, and paddle-boarding. Resort-style amenities include a clubhouse, pools, fitness center, tennis and pickleball courts, and a welcoming social atmosphere. Minutes from downtown Stuart, Treasure Coast beaches, dining, shopping, and Cleveland Clinic.

20. 2026-02-11
    historical $229,000 750-char remark

    Show marketing remark (750 chars)

    Welcome to Conquistador! Where every day feels like a vacation. This vibrant 55+ community in the heart of Stuart offers a lifestyle like no other. This building is one of the few that allows pets so your four-legged companion can join you in paradise! This split-bedroom residence features an open-concept layout, updated kitchen with granite countertops, renovated primary bathroom, and complete impact windows and doors for security and peace of mind. Community water access for kayaking, fishing, and paddle-boarding. Resort-style amenities include a clubhouse, pools, fitness center, tennis and pickleball courts, and a welcoming social atmosphere. Minutes from downtown Stuart, Treasure Coast beaches, dining, shopping, and Cleveland Clinic.

21. 2016-01-11
    price $105,000
22. 2010-05-13
    soldstatus $105,000
23. 2010-05-11
    price $119,000
24. 2010-05-11
    soldstatus $105,000
25. 2007-03-06
    listed $119,000
26. 2004-05-10
    soldstatus $130,100
27. 2004-05-03
    soldstatus $130,000
28. 2003-12-28
    listed $130,000

ⓘ 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: $980 · $82/mo
• Projected year-2 tax: $1,809 · $151/mo
• Expected delta: +$830/yr (+$69/mo · 84.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,282
• − Mortgage interest: −$12,211
• − Property taxes: −$980
• − Insurance: −$1,090
• − Repairs & maintenance: −$2,583
• − Management: −$2,583
• − HOA: −$11,652
• − Depreciation: −$6,342
• Taxable loss: −$5,158
• Est. tax savings @ 24.0%: +$1,238
• After-tax cash flow: $-700/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: 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 — Sewall's Point

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Martin County · 165,223 people
• City population: 10,875
• Metro: Port St. Lucie, FL
• Population (ZIP): 10,653
• Household income: $83,929
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 247.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 3% Romanian 3% Slovak 3%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▲ 13.71%
• Current HPI: 658.96
• 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

+67.7% since first listed

13 events — show timeline

• 2026-04-15 Price Changed $218,000 MCRTC
• 2026-04-15 Price Changed $218,000 Beaches MLS
• 2026-03-06 Listed $229,000 MCRTC
• 2026-02-12 Listed $229,000 Beaches MLS
• 2026-02-11 Coming Soon $229,000 Beaches MLS
• 2016-01-11 Price Changed $105,000 MCRTC
• 2010-05-13 Sold (Public Records) $105,000 Public Records
• 2010-05-11 Sold (MLS) $105,000 MCRTC
• 2010-05-11 Price Changed $119,000 MCRTC
• 2007-03-06 Listed $119,000 MCRTC
• 2004-05-10 Sold (Public Records) $130,100 Public Records
• 2004-05-03 Sold (MLS) $130,000 MCRTC
• 2003-12-28 Listed $130,000 MCRTC

Property tax history

-1.5%/yr

Latest (2025): $980 · -0.7% YoY. Source: county tax records.