1500 SE Royal Green Cir #102 · Port St. Lucie, FL 34952

$164,900

2 bd · 2.0 ba · 886 sqft · Condo public records · 20 Days on market

Built 1985 $352/mo HOA · 19% 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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +3.7/10.0
• DSCR +3.4/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

TAKE YOUR 15 LB. BEST BUDDY FOR A WALK FROM YOUR BACK DOOR - Serene locale, like a bird sanctuary. .. very private! SOUGHT AFTER GROUND FLOOR unit all tiled floors, Newer HVAC, water heater, fridge & dishwasher. Stacking front loading washer/dryer, 3 ceiling fans with lights. Master bath tub & shower combo (no jets). NO POPCORN (all knock down ceilings and walls). Convenient to Shopping, beach, hospital. INVESTORS WELCOME! NO WAIT TO LEASE (6 MONTHS MINIMUM)!

Key facts

• Ground floor unit
• Tiled floors
• Water heater

Tags

• GROUND FLOOR UNIT
• TILED FLOORS
• NEWER HVAC
• WATER HEATER
• FRIDGE
• DISHWASHER

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK)
• Financial info: Land is not leased
• HOA & community: Association: MIDPORT PLACE I; Monthly association fee includes sewer, trash, water, common areas, and pool service; Management and on-site manager; parking managed by association; Monthly HOA fee applies

Exterior

• Parking: Assigned parking (permit required); Total of 1 parking space
• Security: Security lights
• Utilities: Public water; Public sewer; Cable available; Electricity available; Underground utilities; Water available; Sewer available
• Home design: Condominium; One level; South-facing
• Construction: Built with CBS construction materials; Shingle roof; 1 story; Foundation and year built not provided
• Exterior features: Covered patio; Open patio; Screened patio; Screened porch; Patio and porch areas; Paved road access; Waterfront: Yes (no specific waterfront features listed)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater (owned)
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Electric central heating (individual unit); Central individual cooling; Ceiling fan(s)
• Interior features: Stacked bedroom layout; Accessible bedroom; Accessible entrance; Security lights
• Laundry & utility: In-unit laundry in a laundry closet; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-53 ($-634/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (5.7% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $156k (5.7% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 3.9% in Port St. Lucie — 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.
• 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.
• Zoned schools: Manatee Academy K-8 (math 53% / reading 51%, grade C-, #990 of 2,144 statewide, top 48%, 1,664 students, 65% FRL); Southern Oaks Middle School (math 39% / reading 43%, grade F, #353 of 571 statewide, top 63%, 894 students, 76% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL).
• Market conditions: Rents rising (+1.9%/yr); 646 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 37% of the median local income ($62k/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.
• 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 20 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $165k implies a 511% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $155,572 (5.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.31×
• Total profit: $-31,833
• Equity at exit: $24,587

10-year hold

• IRR: -16.0%
• Equity multiple: 0.15×
• Total profit: $-39,062
• Equity at exit: $14,258

Cash invested: $46,172 (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 34952

• Home prices YoY: -29.6%
• Rents YoY: 1.9%
• Active inventory: 646
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,883 high
• Mortgage (P&I): −$865
• Tax from tax record: −$255 /mo · $3,056/yr
• Insurance: −$69
• HOA: −$352
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-53

Break-even live

Break-even rent $1,949

Max offer price $155,572

Occupancy floor 98%

Sensitivity live

Price	-10% $41	-5% $-6	+0% $-53	+5% $-99	+10% $-146
Rent	-10% $-202	-5% $-127	+0% $-53	+5% $22	+10% $96
Rate	-1.0pp $30	-0.5pp $-11	base $-53	+0.5pp $-96	+1.0pp $-139

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1503 SE Royal Green Cir Unit V104 Port St. Lucie, FL	2.0	2.0	865	$1,750	$2.02	25d	1	0.06mi
1565 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,595	$2.26	15d	1	0.10mi
1550 SE Royal Green Cir Port St. Lucie, FL	2.0	2.0	782	$1,850	$2.37	15d	1	0.11mi
1520 SE Royal Green Cir Unit K-203 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	25d	1	0.11mi
1524 SE Royal Green Cir Unit Q102 Port St. Lucie, FL	2.0	2.0	865	$1,800	$2.08	15d	1	0.11mi
1562 SE Royal Green Cir Unit T-204 Port St. Lucie, FL	2.0	2.0	782	$1,900	$2.43	25d	1	0.12mi
1516 SE Royal Green Cir #202 Port St Lucie, FL	3.0	2.0	921	$2,100	$2.28	25d	1	0.14mi
1566 SE Royal Green Cir #203 Port St Lucie, FL	2.0	2.0	782	$2,000	$2.56	15d	1	0.18mi
1537 SE Royal Green Cir Unit E204 Port St. Lucie, FL	2.0	2.0	886	$1,750	$1.98	15d	1	0.20mi
1536 SE Royal Green Cir #101 Port St Lucie, FL	2.0	2.0	782	$1,750	$2.24	25d	1	0.24mi
1550 SE Royal Green Cir Unit P-203 Port St. Lucie, FL	2.0	2.0	782	$1,750	$2.24	25d	1	0.25mi
1548 SE Royal Green Cir Unit M-103 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	25d	1	0.28mi
1548 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,650	$2.34	15d	1	0.28mi
1455 SE Colchester Cir Port Saint Lucie, FL	2.0	2.0	921	$1,795	$1.95	15d	1	0.38mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	15d	6	0.52mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	15d	7	0.52mi
1500 SE Tiffany Club Pl Port Saint Lucie, FL	1.0–3.0	1.0–2.0	895	$1,922	$2.15	15d	7	0.63mi
9905 S US Highway 1 Port Saint Lucie, FL	1.0–2.0	1.0–2.0	966	$2,239	$2.32	15d	15	0.66mi
1456 SE Rivergreen Cir Port Saint Lucie, FL	2.0	2.0	921	$1,825	$1.98	15d	1	0.76mi
1350 SE La Haven Ct Port Saint Lucie, FL	2.0	2.0	1041	$2,100	$2.02	25d	1	0.78mi
2051 SE Hillmoor Dr Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1014	$2,539	$2.50	25d	15	0.87mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	25d	1	0.98mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	15d	15	1.32mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	25d	1	1.42mi

HOA detail condo

• Monthly dues: $352 · $4,224/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   remarks 469-char remark
2. 2026-06-21
   days on market $164,900 Active 20 DOM
3. 2026-06-18
   days on market $164,900 Active 17 DOM
4. 2026-06-17
   days on market $164,900 Active 16 DOM
5. 2026-06-16
   days on market $164,900 Active 15 DOM
6. 2026-06-15
   price $164,900 Active 14 DOM
7. 2026-06-15
   days on market $169,900 Active 14 DOM
8. 2026-06-14
   days on market $169,900 Active 12 DOM
9. 2026-06-13
   remarks 421-char remark
10. 2026-06-13
    days on market $169,900 Active 11 DOM
11. 2026-06-10
    days on market $169,900 Active 9 DOM
12. 2026-06-09
    days on market $169,900 Active 8 DOM
13. 2026-06-08
    days on market $169,900 Active 7 DOM
14. 2026-06-07
    days on market $169,900 Active 6 DOM
15. 2026-06-05
    days on market $169,900 Active 3 DOM
16. 2026-06-03
    days on market $169,900 Active 2 DOM
17. 2026-06-02
    remarks 351-char remark
18. 2026-06-02
    listed $169,900 Active 1 DOM

ⓘ 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: $3,056 · $255/mo
• Projected year-2 tax: $3,056 · $255/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,592
• − Mortgage interest: −$9,237
• − Property taxes: −$3,056
• − Insurance: −$824
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − HOA: −$4,224
• − Depreciation: −$4,797
• Taxable loss: −$3,161
• Est. tax savings @ 24.0%: +$759
• After-tax cash flow: $125/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 — Port St. Lucie

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

Census & demographics

• Census place: Port St. Lucie, FL
• County: Saint Lucie County · 337,150 people
• City population: 221,051
• Metro: Port St. Lucie, FL
• Population (ZIP): 42,655
• Household income: $61,628
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 1759.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 19% Two or more races 14% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Hispanic 1%
• Foreign-born: 18% · Canada, Jamaica, China
• Languages at home: 76% English-only · Spanish 16% French/Haitian/Cajun 3% Tagalog/Filipino 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: ▼ -155.80%
• Current HPI: 371.0573
• Rent YoY: ▲ 1.92%
• 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

+165.5% since first listed

3 events — show timeline

• 2026-06-01 Listed $169,900 Beaches MLS
• 2000-05-10 Sold (Public Records) $27,000 Public Records
• 1985-08-01 Sold (Public Records) $64,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $3,056 · +4.6% YoY. Source: county tax records.