18081 SE Country Club Dr #293 · Tequesta, FL 33469

$189,900

1 bd · 1.0 ba · 816 sqft · Condo · 420 Days on market

Built 1974 Good condition $233/sqft · 7% above area Est $178k · 7% over $595/mo HOA · 24% 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 +13.9/30.0
• 1% rule +7.9/10.0
• Schools +4.5/10.0
• ARV discount +4.4/15.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Livability +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Desirable first floor unit overlooking the golf course from the large covered/screened patio. Enjoy the quiet surroundings in this completely updated, open concept 1/1. Custom wood shaker cabinets offer loads of storage space. high end appliance package and built in microwave add to the sleek look and feel. Walk-in glass free shower, large vanity and extra large space in the main bath. Walk in closet with loads of space and two outside storage closets. Enjoy the pool, golf, pickleball and clubhouse. Loads of nearby shopping, beaches and restaurants. Offered with an option to include quality furnishings including a Martha Stewart, shabby chic pullout sofa bed. This is a must see!

Key facts

• Built in microwave
• Golf course view
• First floor unit

Tags

• FIRST FLOOR UNIT
• GOLF COURSE VIEW
• LARGE COVERED PATIO
• CUSTOM WOOD SHAKER CABINETS
• HIGH END APPLIANCE PACKAGE
• BUILT IN MICROWAVE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $22 ($263/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: amenities F, commute F, cost of living 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.
• Zoned schools: Hobe Sound Elementary School (math 51% / reading 48%, grade D, #1,088 of 2,144 statewide, top 53%, 459 students, 68% FRL); Murray Middle School (math 45% / reading 43%, grade D, #327 of 571 statewide, top 57%, 616 students, 69% FRL); South Fork High School (math 36% / reading 48%, grade F, #275 of 667 statewide, top 42%, 1,810 students, 51% FRL) — zoned schools average 63% FRL vs 41% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 210 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).

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.
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 420 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $190k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% 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 $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 420 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. 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: 1.29% ✓
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 6.5

CMA / ARV

• ARV (median comp): $177,679
• List price: $189,900
• Delta: 6.88%
• 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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-26,790
• Equity at exit: $28,315

10-year hold

• IRR: -2.8%
• Equity multiple: 0.80×
• Total profit: $-10,780
• Equity at exit: $16,419

Cash invested: $53,172 (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: 210
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,442 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$595
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $22

Break-even live

Break-even rent $2,414

Max offer price $189,900

Occupancy floor 94%

Sensitivity live

Price	-10% $153	-5% $88	+0% $22	+5% $-44	+10% $-109
Rent	-10% $-171	-5% $-75	+0% $22	+5% $118	+10% $215
Rate	-1.0pp $118	-0.5pp $70	base $22	+0.5pp $-27	+1.0pp $-77

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: $47,475
• Closing costs: $5,697
• 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	$1,900	$2.23	25d	3	0.02mi
18081 SE Country Club Dr Unit 16-151 Jupiter, FL	2.0	2.0	872	$2,200	$2.52	25d	1	0.04mi

HOA detail condo

• Monthly dues: $595 · $7,140/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $189,900 Active 420 DOM
2. 2026-06-18
   days on market $189,900 Active 417 DOM
3. 2026-06-17
   days on market $189,900 Active 416 DOM
4. 2026-06-16
   days on market $189,900 Active 415 DOM
5. 2026-06-15
   days on market $189,900 Active 414 DOM
6. 2026-06-14
   days on market $189,900 Active 412 DOM
7. 2026-06-13
   days on market $189,900 Active 411 DOM
8. 2026-06-10
   days on market $189,900 Active 409 DOM
9. 2026-06-09
   days on market $189,900 Active 408 DOM
10. 2026-06-08
    days on market $189,900 Active 407 DOM
11. 2026-06-07
    days on market $189,900 Active 406 DOM
12. 2026-06-03
    days on market $189,900 Active 402 DOM
13. 2026-06-02
    days on market $189,900 Active 401 DOM
14. 2026-06-01
    days on market $189,900 Active 400 DOM
15. 2026-05-31
    days on market $189,900 Active 399 DOM
16. 2026-05-31
    days on market $189,900 Active 398 DOM
17. 2026-04-18
    price $189,900 706-char remark

    Show marketing remark (706 chars)

    Desirable first floor unit overlooking the golf course from the large covered/screened patio. Enjoy the quiet surroundings in this completely updated, open concept 1/1. Custom wood shaker cabinets offer loads of storage space. high end appliance package and built in microwave add to the sleek look and feel. Walk-in glass free shower, large vanity and extra large space in the main bath. Walk in closet with loads of space and two outside storage closets. Enjoy the pool, golf, pickleball and clubhouse. Loads of nearby shopping, beaches and restaurants. Offered with an option to include quality furnishings including a Martha Stewart, shabby chic pullout sofa bed. This is a must see!

18. 2026-04-04
    status Active 706-char remark

    Show marketing remark (706 chars)

    Desirable first floor unit overlooking the golf course from the large covered/screened patio. Enjoy the quiet surroundings in this completely updated, open concept 1/1. Custom wood shaker cabinets offer loads of storage space. high end appliance package and built in microwave add to the sleek look and feel. Walk-in glass free shower, large vanity and extra large space in the main bath. Walk in closet with loads of space and two outside storage closets. Enjoy the pool, golf, pickleball and clubhouse. Loads of nearby shopping, beaches and restaurants. Offered with an option to include quality furnishings including a Martha Stewart, shabby chic pullout sofa bed. This is a must see!

19. 2026-04-01
    historical 706-char remark

    Show marketing remark (706 chars)

    Desirable first floor unit overlooking the golf course from the large covered/screened patio. Enjoy the quiet surroundings in this completely updated, open concept 1/1. Custom wood shaker cabinets offer loads of storage space. high end appliance package and built in microwave add to the sleek look and feel. Walk-in glass free shower, large vanity and extra large space in the main bath. Walk in closet with loads of space and two outside storage closets. Enjoy the pool, golf, pickleball and clubhouse. Loads of nearby shopping, beaches and restaurants. Offered with an option to include quality furnishings including a Martha Stewart, shabby chic pullout sofa bed. This is a must see!

20. 2026-03-18
    price $205,000 706-char remark

    Show marketing remark (706 chars)

    Desirable first floor unit overlooking the golf course from the large covered/screened patio. Enjoy the quiet surroundings in this completely updated, open concept 1/1. Custom wood shaker cabinets offer loads of storage space. high end appliance package and built in microwave add to the sleek look and feel. Walk-in glass free shower, large vanity and extra large space in the main bath. Walk in closet with loads of space and two outside storage closets. Enjoy the pool, golf, pickleball and clubhouse. Loads of nearby shopping, beaches and restaurants. Offered with an option to include quality furnishings including a Martha Stewart, shabby chic pullout sofa bed. This is a must see!

21. 2025-04-24
    listed $215,000 Active 706-char remark

    Show marketing remark (706 chars)

    Desirable first floor unit overlooking the golf course from the large covered/screened patio. Enjoy the quiet surroundings in this completely updated, open concept 1/1. Custom wood shaker cabinets offer loads of storage space. high end appliance package and built in microwave add to the sleek look and feel. Walk-in glass free shower, large vanity and extra large space in the main bath. Walk in closet with loads of space and two outside storage closets. Enjoy the pool, golf, pickleball and clubhouse. Loads of nearby shopping, beaches and restaurants. Offered with an option to include quality furnishings including a Martha Stewart, shabby chic pullout sofa bed. This is a must see!

22. 2025-04-01
    historical
23. 2025-02-07
    price $199,900
24. 2024-12-18
    price $215,000
25. 2024-11-27
    listed $235,000 Active
26. 2021-05-20
    soldstatus $120,000 Closed
27. 2021-05-02
    status Pending
28. 2021-04-21
    historical Active Under Contract
29. 2021-04-19
    listed $125,000 Active
30. 2009-01-30
    soldstatus $64,000
31. 2008-12-15
    historical
32. 2008-10-29
    listed $73,000
33. 2003-05-17
    historical
34. 2003-03-29
    listed $69,000

ⓘ 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: $29,306
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$2,344
• − Management: −$2,344
• − HOA: −$7,140
• − Depreciation: −$5,524
• Taxable loss: −$2,483
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $859/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 · 12 photos

Good 80/100 None rehab

This fully updated, move-in-ready condo offers a modern, open-concept living space with high-end appliances and a golf course view.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping around patio — Improves curb appeal and enhances golf course view

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping around patio — Improves curb appeal and enhances golf course view ↑

ⓘ 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

+175.2% since first listed

18 events — show timeline

• 2026-04-18 Price Changed $189,900 Beaches MLS
• 2026-04-04 Relisted — Beaches MLS
• 2026-04-01 Listing Removed — Beaches MLS
• 2026-03-18 Price Changed $205,000 Beaches MLS
• 2025-04-24 Listed $215,000 Beaches MLS
• 2025-04-01 Listing Removed — Beaches MLS
• 2025-02-07 Price Changed $199,900 Beaches MLS
• 2024-12-18 Price Changed $215,000 Beaches MLS
• 2024-11-27 Listed $235,000 Beaches MLS
• 2021-05-20 Sold (MLS) $120,000 MARMLS
• 2021-05-02 Pending — MARMLS
• 2021-04-21 Contingent — MARMLS
• 2021-04-19 Listed $125,000 MARMLS
• 2009-01-30 Sold (MLS) $64,000 Beaches MLS
• 2008-12-15 Listing Removed — Beaches MLS
• 2008-10-29 Listed $73,000 Beaches MLS
• 2003-05-17 Listing Removed — Beaches MLS
• 2003-03-29 Listed $69,000 Beaches MLS