800 NW Fork Rd Unit 3-12 · North River Shores, FL 34994

$165,000

2 bd · 2.0 ba · 1,068 sqft · Condo public records · 101 Days on market

Built 1975 $154/sqft · 20% below area Est $207k · 20% under $685/mo HOA · 27% of rent

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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 +23.3/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.5/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this quaint 2-bedroom, 2-bath condo nestled among lush, mature landscaping in an unbeatable location. As you stroll through the building’s charming courtyard, you’ll immediately feel the peaceful atmosphere that makes this community so special. Step inside to a spacious living area that opens to a screened balcony—the perfect spot to enjoy your morning coffee. The updated kitchen offers a functional layout ideal for everyday living. This home features two generously sized bedrooms along with updated bathrooms, providing comfort and privacy. Village of 800 Place is an all-ages community that allows 2 pets (no size limit) with resort amenities such as tennis, a lovely clubhouse, community pool, sauna & extra storage close to US 1, Downtown Stuart, shopping and A-rated schools! Pickup trucks are permitted - no leases the first 18 months of ownership. Don't miss out on this well-priced property for Florida winters or full-time enjoyment.

Key facts

• Charming courtyard
• Resort amenities
• Screened balcony

Tags

• LUSH MATURE LANDSCAPING
• CHARMING COURTYARD
• SCREENED BALCONY
• UPDATED KITCHEN
• UPDATED BATHROOMS
• RESORT AMENITIES

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 $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.7% in North River Shores — 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 74/100 on livability (#292 in FL, #4,906 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: schools D+, amenities F, commute 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.
• Market conditions: Rents soft (-0.7%/yr); 256 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• At $2,570/mo this rent would consume 49% of the median local household income ($63k/yr) (locally 1408% 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 $1k of loan paydown is wiped out by about $5k 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 101 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $117k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 27% of rent.
• 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 $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.56% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 5.4

CMA / ARV

• ARV (median comp): $207,324
• List price: $165,000
• Delta: -20.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.59×
• Total profit: $-18,865
• Equity at exit: $24,602

10-year hold

• IRR: -11.0%
• Equity multiple: 0.47×
• Total profit: $-24,474
• Equity at exit: $14,266

Cash invested: $46,200 (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 34994

• Home prices YoY: -27.1%
• Rents YoY: -0.7%
• Active inventory: 256
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,570 high
• Mortgage (P&I): −$865
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$685
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $235

Break-even live

Break-even rent $2,272

Max offer price $165,000

Occupancy floor 86%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 NW Fork Rd Stuart, FL	1.0–2.0	1.0–2.0	886	$1,850	$2.09	14d	2	0.01mi
964 NW Spruce Ridge Dr Unit D1 Stuart, FL	2.0	2.0	1056	$2,200	$2.08	23d	1	0.19mi
974 NW Spruce Ridge Dr Stuart, FL	2.0	2.0	1037	$2,100	$2.03	23d	1	0.24mi
875 NW Flagler Ave #404 Stuart, FL	2.0	2.0	1183	$5,250	$4.44	23d	1	0.38mi
875 NW Flagler Ave #302 Stuart, FL	2.0	2.0	1082	$2,900	$2.68	14d	1	0.38mi
975 NW Flagler Ave Stuart, FL	2.0	2.0	1226	$2,800	$2.28	23d	1	0.40mi
975 NW Flagler Ave #403 Stuart, FL	2.0	2.0	1082	$3,000	$2.77	23d	1	0.40mi
975 NW Flagler Ave #306 Stuart, FL	2.0	2.0	1182	$2,500	$2.12	23d	1	0.40mi
975 NW Flagler Ave #407 Stuart, FL	2.0	2.0	1226	$4,500	$3.67	23d	1	0.40mi
975 NW Flagler Ave #307 Stuart, FL	2.0	2.0	1226	$2,750	$2.24	23d	1	0.40mi
415 NW Flagler Ave #403 Stuart, FL	2.0	2.0	1082	$3,000	$2.77	23d	1	0.47mi
275 NW Flagler Ave #205 Stuart, FL	2.0	2.0	1183	$2,800	$2.37	23d	1	0.55mi
275 NW Flagler Ave #204 Stuart, FL	3.0	2.0	1391	$6,500	$4.67	23d	1	0.55mi
215 NW Flagler Ave #202 Stuart, FL	2.0	2.0	1182	$2,500	$2.12	23d	1	0.57mi
1655 NW Fork Rd Stuart, FL	2.0	2.0	1390	$3,600	$2.59	23d	1	0.66mi
1398 NW Cavendish Ct Stuart, FL	2.0–3.0	2.5	1242	$2,393	$1.93	21d	11	0.72mi
1900 NW Federal Hwy Stuart, FL	1.0–2.0	1.0–2.0	1013	$3,973	$3.92	14d	21	0.82mi
25 NE 17th St Stuart, FL	3.0	2.0	990	$2,000	$2.02	23d	1	0.99mi
1225 NW 21st St Stuart, FL	1.0	1.5	773	$1,350	$1.75	14d	1	1.09mi
1225 NW 21st St Stuart, FL	1.0	1.5	773	$1,500	$1.94	21d	3	1.09mi
1225 NW 21st St Unit 36-3609 Stuart, FL	2.0	2.0	1014	$1,700	$1.68	21d	1	1.09mi
1225 NW 21st St Unit 35-3512 Stuart, FL	1.0	1.5	747	$1,395	$1.87	23d	1	1.09mi
1225 NW 21st St Unit 8-815 Stuart, FL	2.0	2.0	1014	$1,950	$1.92	23d	1	1.10mi
1225 NW 21st St Unit 7-705 Stuart, FL	1.0	1.5	747	$1,550	$2.07	14d	1	1.10mi
2201 NW Federal Hwy Stuart, FL	1.0–3.0	1.0–2.0	1080	$2,530	$2.34	14d	18	1.16mi
1001 NE Baker Rd Stuart, FL	1.0–3.0	1.0–2.0	952	$2,280	$2.40	14d	27	1.22mi
201 SW Joan Jefferson Way Stuart, FL	2.0–3.0	2.0	1400	$2,545	$1.82	14d	10	1.26mi
41 SW Seminole St Stuart, FL	3.0	1.0–2.5	1353	$13,167	$9.73	23d	3	1.27mi
47 SW Osceola St #206 Stuart, FL	2.0	2.0	1276	$4,000	$3.13	23d	1	1.28mi
47 SW Osceola St Unit UN206 Stuart, FL	2.0	2.0	1276	$3,900	$3.06	23d	1	1.28mi
590 NE Lima Vias Jensen Beach, FL	2.0	2.0	1295	$3,300	$2.55	23d	1	1.33mi
1097 NE Kubin Ave Jensen Beach, FL	2.0	1.5	952	$2,450	$2.57	23d	1	1.40mi
524 SW St Lucie Cres Stuart, FL	1.0	1.0	610	$1,925	$3.16	14d	5	1.42mi
1010 NW Fresco Way Jensen Beach, FL	1.0–3.0	1.0–2.0	1011	$2,122	$2.10	14d	10	1.45mi
310 SE Denver Ave Unit 2 Stuart, FL	2.0	2.0	1300	$2,900	$2.23	14d	1	1.47mi

HOA detail condo

• Monthly dues: $685 · $8,220/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $165,000 Active 101 DOM
2. 2026-06-17
   days on market $165,000 Active 100 DOM
3. 2026-06-16
   days on market $165,000 Active 99 DOM
4. 2026-06-15
   price $165,000 Active 98 DOM
5. 2026-06-15
   days on market $175,000 Active 98 DOM
6. 2026-06-14
   days on market $175,000 Active 96 DOM
7. 2026-06-13
   days on market $175,000 Active 95 DOM
8. 2026-06-10
   days on market $175,000 Active 93 DOM
9. 2026-06-09
   days on market $175,000 Active 92 DOM
10. 2026-06-08
    days on market $175,000 Active 91 DOM
11. 2026-06-07
    days on market $175,000 Active 90 DOM
12. 2026-06-03
    days on market $175,000 Active 86 DOM
13. 2026-06-02
    days on market $175,000 Active 85 DOM
14. 2026-06-01
    days on market $175,000 Active 84 DOM
15. 2026-05-31
    days on market $175,000 Active 83 DOM
16. 2026-05-31
    days on market $175,000 Active 82 DOM
17. 2026-04-29
    price $175,000 982-char remark

    Show marketing remark (982 chars)

    Welcome to this quaint 2-bedroom, 2-bath condo nestled among lush, mature landscaping in an unbeatable location. As you stroll through the building’s charming courtyard, you’ll immediately feel the peaceful atmosphere that makes this community so special. Step inside to a spacious living area that opens to a screened balcony—the perfect spot to enjoy your morning coffee. The updated kitchen offers a functional layout ideal for everyday living. This home features two generously sized bedrooms along with updated bathrooms, providing comfort and privacy. Village of 800 Place is an all-ages community that allows 2 pets (no size limit) with resort amenities such as tennis, a lovely clubhouse, community pool, sauna & extra storage close to US 1, Downtown Stuart, shopping and A-rated schools! Pickup trucks are permitted - no leases the first 18 months of ownership. Don't miss out on this well-priced property for Florida winters or full-time enjoyment.

18. 2026-03-09
    listed $185,000 Active 982-char remark

    Show marketing remark (982 chars)

    Welcome to this quaint 2-bedroom, 2-bath condo nestled among lush, mature landscaping in an unbeatable location. As you stroll through the building’s charming courtyard, you’ll immediately feel the peaceful atmosphere that makes this community so special. Step inside to a spacious living area that opens to a screened balcony—the perfect spot to enjoy your morning coffee. The updated kitchen offers a functional layout ideal for everyday living. This home features two generously sized bedrooms along with updated bathrooms, providing comfort and privacy. Village of 800 Place is an all-ages community that allows 2 pets (no size limit) with resort amenities such as tennis, a lovely clubhouse, community pool, sauna & extra storage close to US 1, Downtown Stuart, shopping and A-rated schools! Pickup trucks are permitted - no leases the first 18 months of ownership. Don't miss out on this well-priced property for Florida winters or full-time enjoyment.

19. 2020-10-18
    historical
20. 2020-06-29
    listed $128,000 Active
21. 2019-03-12
    soldstatus $117,000 Closed
22. 2019-03-12
    soldstatus $117,000
23. 2019-02-26
    status Pending
24. 2019-02-01
    price $119,800
25. 2018-12-18
    listed $125,000 Active
26. 2016-06-26
    historical
27. 2007-05-08
    soldstatus $125,000
28. 2007-04-30
    soldstatus $125,000
29. 2007-04-30
    price $139,900
30. 2007-02-23
    listed $125,000
31. 2005-12-05
    listed $169,000
32. 1981-10-01
    soldstatus $65,000

ⓘ 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: $1,317 · $110/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$52/yr (+$4/mo · 4.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 97% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,838
• − Mortgage interest: −$9,243
• − Property taxes: −$1,317
• − Insurance: −$1,622
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − HOA: −$8,220
• − Depreciation: −$4,800
• Taxable income: $702
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $2,651/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 — North River Shores

• Score: 74/100
• State rank: #292
• US rank: #4906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North River Shores, FL
• County: Martin County · 165,223 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 18,737
• Household income: $62,533
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 1408.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 21% Two or more races 12% Black 11%
• Hispanic origin (detail): Mexican 6% Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -130.08%
• Current HPI: 349.7061
• Rent YoY: ▼ -0.69%
• 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

+169.2% since first listed

16 events — show timeline

• 2026-04-29 Price Changed $175,000 MCRTC
• 2026-03-09 Listed $185,000 MCRTC
• 2020-10-18 Listing Removed — Beaches MLS
• 2020-06-29 Listed $128,000 Beaches MLS
• 2019-03-12 Sold (Public Records) $117,000 Public Records
• 2019-03-12 Sold (MLS) $117,000 Beaches MLS
• 2019-02-26 Pending — Beaches MLS
• 2019-02-01 Price Changed $119,800 Beaches MLS
• 2018-12-18 Listed $125,000 Beaches MLS
• 2016-06-26 Listing Removed — MCRTC
• 2007-05-08 Sold (Public Records) $125,000 Public Records
• 2007-04-30 Price Changed $139,900 MCRTC
• 2007-04-30 Sold (MLS) $125,000 MCRTC
• 2007-02-23 Listed $125,000 MCRTC
• 2005-12-05 Listed $169,000 MCRTC
• 1981-10-01 Sold (Public Records) $65,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,317 · -0.4% YoY. Source: county tax records.