1694 Booth Bay Ct · Fort Pierce, FL 34945

$69,500

2 bd · 2.0 ba · 1,320 sqft · Manufactured · 137 Days on market

Built 1986 Good condition 1,750 sqft lot $526/mo HOA · 21% of rent ↓ 12% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

55 plus retirement community offers a list of amenities including swimming pool, barbecue area, picnic tables, bocce ball, shuffleboard, tennis. Our indoor social indoor activities cards, chess, dances and other social events. This home has a comfortable layout with extra rooms for Your comfort, well maintained 2022 new roof In 2020 new AC And countless upgrades. comes fully furnished.

Key facts

• Tennis
• Barbecue area
• Picnic tables

Tags

• SWIMMING POOL
• BARBECUE AREA
• PICNIC TABLES
• BOCCE BALL
• SHUFFLEBOARD
• TENNIS

Property features AI

Finance

• Other: Lot dimensions approximately 25 x 70; Not waterfront
• Financial info: Pets allowed (restrictions and limits possible)
• HOA & community: Association with monthly fee ($10) covering grounds maintenance, trash, and recreation facilities; Community amenities: clubhouse, pool, shuffleboard court, tennis courts, bocce ball, manager on site; Senior community

Exterior

• Parking: Attached carport (1 covered space) and 2 open parking spaces
• Security: Closed-circuit cameras; Security lights
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Sewer available; Water available
• Home design: Manufactured home; Single-story; Faces north; Resale condition
• Construction: Vinyl siding
• Exterior features: Screened patio; Patio

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceilings; Furnished
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $959 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.9% vs local median 3.5% 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: 116 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $481 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $61,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 3.58% ✓
• Cap rate: 22.86%
• Cash-on-cash: 59.17%
• DSCR: 3.63
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 58.0%
• Equity multiple: 3.58×
• Total profit: $50,209
• Equity at exit: $10,363

10-year hold

• IRR: 62.9%
• Equity multiple: 7.37×
• Total profit: $123,876
• Equity at exit: $6,009

Cash invested: $19,460 (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 34945

• Home prices YoY: -16.0%
• Active inventory: 116
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $2,488 medium
• Mortgage (P&I): −$364
• Tax est. 1.5%: −$87 /mo · $1,042/yr
• Insurance: −$29
• HOA: −$526
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $959

Break-even live

Break-even rent $1,274

Max offer price $69,500

Occupancy floor 56%

Sensitivity live

Price	-10% $1,008	-5% $984	+0% $959	+5% $935	+10% $911
Rent	-10% $763	-5% $861	+0% $959	+5% $1,058	+10% $1,156
Rate	-1.0pp $994	-0.5pp $977	base $959	+0.5pp $941	+1.0pp $923

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9322 Treasure Coast St Fort Pierce, FL	3.0	2.5	1705	$2,525	$1.48	24d	1	0.88mi
9312 Natures Way Fort Pierce, FL	3.0	2.5	1705	$2,450	$1.44	24d	1	0.92mi

HOA detail

• Monthly dues: $526 · $6,312/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-21
   days on market $69,500 Active 137 DOM
2. 2026-06-18
   days on market $69,500 Active 134 DOM
3. 2026-06-17
   days on market $69,500 Active 133 DOM
4. 2026-06-16
   days on market $69,500 Active 132 DOM
5. 2026-06-15
   days on market $69,500 Active 131 DOM
6. 2026-06-14
   days on market $69,500 Active 129 DOM
7. 2026-06-13
   days on market $69,500 Active 128 DOM
8. 2026-06-10
   days on market $69,500 Active 126 DOM
9. 2026-06-09
   days on market $69,500 Active 125 DOM
10. 2026-06-08
    days on market $69,500 Active 124 DOM
11. 2026-06-07
    days on market $69,500 Active 123 DOM
12. 2026-06-05
    days on market $69,500 Active 120 DOM
13. 2026-06-03
    days on market $69,500 Active 119 DOM
14. 2026-06-02
    days on market $69,500 Active 118 DOM
15. 2026-06-01
    days on market $69,500 Active 117 DOM
16. 2026-05-31
    days on market $69,500 Active 116 DOM
17. 2026-05-30
    days on market $69,500 Active 115 DOM
18. 2026-05-15
    price $69,500
19. 2026-03-24
    price $74,000
20. 2026-02-04
    listed $79,000 Active

ⓘ 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 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: $29,860
• − Mortgage interest: −$3,893
• − Property taxes: −$1,042
• − Insurance: −$348
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − HOA: −$6,312
• − Depreciation: −$2,022
• Taxable income: $11,466
• Est. tax owed @ 24.0%: −$2,752
• After-tax cash flow: $8,762/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 · 13 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with a new roof and AC, and is located in a well-maintained community with amenities. It has a good curb appeal and is ready for a fresh coat of paint to enhance its value.

Value-add opportunities

• Both painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics
• Resale upgrading the kitchen appliances — Modern appliances can attract more buyers
• Both upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Resale upgrading the kitchen appliances — Modern appliances can attract more buyers ↑
• Both upgrading the HVAC system — A new HVAC system can improve comfort and energy efficiency ↑

ⓘ 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: 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

• City population: 78,556
• Population (ZIP): 6,214

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 (63%)
• Race & ethnicity: White 63% Hispanic / Latino 22% Two or more races 18% Black 12%
• Hispanic origin (detail): Mexican 13% Puerto Rican 3% Cuban 2%
• Common ancestry: Italian 3% Slovak 3% Iranian 2%
• Foreign-born: 8% · Canada
• Languages at home: 83% English-only · Spanish 15% French/Haitian/Cajun 2%

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: ▼ -76.85%
• Current HPI: 402.2457
• Rent YoY: —
• Metro: —
• 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

-12.0% since first listed

3 events — show timeline

• 2026-05-15 Price Changed $69,500 Beaches MLS
• 2026-03-24 Price Changed $74,000 Beaches MLS
• 2026-02-04 Listed $79,000 Beaches MLS