645 SW Nichols Ter · Port St. Lucie, FL 34953

$275,000

3 bd · 2.0 ba · 1,604 sqft · SingleFamily public records · 9 Days on market

Built 1995 10,001 sqft lot Est $372k · 26% under

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Why this score? — see what drove the C+ 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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• Schools +3.7/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on a fully fenced homesite in the heart of Port St. Lucie, this three-bedroom, two-bath residence offers a wonderful opportunity to create a home tailored to your personal style. With more than 1,600 square feet of living space, and a two-car garage, the property provides a strong foundation for future updates and enhancements. The thoughtfully designed floor plan offers comfortable living areas filled with natural light, along with well-proportioned bedrooms that provide flexibility for family, guests, or a home office. The primary suite serves as a private retreat, while the additional bedrooms and bath accommodate a variety of lifestyles. Outside, the fenced yard offers possibili

Key facts

• Fenced yard
• Outdoor entertaining
• Natural light

Tags

• FULLY FENCED HOMESITE
• FENCED YARD
• NATURAL LIGHT
• PRIVATE RETREAT
• OUTDOOR ENTERTAINING

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; Street lights; Trails/paths

Exterior

• Parking: Attached garage with 2 covered spaces
• Security: Fenced
• Utilities: Cable available; Electricity available and connected (110V & 220V); Phone available; Sewer available; Trash collection; Water available
• Home design: Single-story; Resale property; Faces south
• Construction: Frame and stucco construction; Composition shingle roof
• Exterior features: Fenced yard; Patio; Covered and open patio; Storm/security shutters

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Breakfast area; Entrance foyer; French/atrium door(s); Kitchen/dining combo; Living/dining room; Pantry; Split bedrooms; Separate shower; Wet bar; Walk-in closet(s); Central vacuum
• Laundry & utility: Washer allowed; Washer; Dryer; Washer/dryer allowed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (0.7% below list).
• Recommended offer: $273k (0.7% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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 C — 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 flat; 768 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 38% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $8k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $86k; list at $275k implies a 218% 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 $273,085 (0.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.99% ✗
• Cap rate: 8.33%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $372,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
679 SW Post Ter	0.17mi	3/2.0	1,564 (-2%)	7mo	$359,900	$230	82
742 SW Nichols Ter	0.25mi	3/2.0	1,504 (-6%)	2mo	$245,000	$163	76
1971 SW Morelia Ln	0.54mi	3/2.0	1,516 (-6%)	3mo	$350,000	$231	64
925 SW Nichols Ter	0.56mi	3/2.0	1,652 (+3%)	7mo	$385,000	$233	63
787 SW Alton Cir	0.50mi	3/2.0	1,480 (-8%)	2mo	$315,000	$213	62
702 SW Arkansas Ter	0.42mi	3/2.0	1,423 (-11%)	2mo	$330,500	$232	60
2037 SW Mcallister Ln	0.47mi	3/2.0	1,443 (-10%)	2mo	$357,000	$247	59
747 SW Alton Cir	0.53mi	3/2.0	1,473 (-8%)	4mo	$399,000	$271	58
2062 SW Idaho Ln	0.52mi	3/2.0	1,814 (+13%)	2mo	$415,000	$229	53
402 SW Sansom Ln	0.69mi	3/2.0	1,802 (+12%)	2mo	$315,000	$175	46
885 SW Sultan Dr	0.61mi	3/2.0	1,401 (-13%)	10mo	$360,000	$257	43
532 SW Sansom Ln	0.58mi	4/3.0 (+1)	1,818 (+13%)	1mo	$455,000	$250	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.71×
• Total profit: $-22,292
• Equity at exit: $41,003

10-year hold

• IRR: -2.2%
• Equity multiple: 0.87×
• Total profit: $-10,259
• Equity at exit: $23,777

Cash invested: $77,000 (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 34953

• Home prices YoY: -10.1%
• Rents YoY: 0.2%
• Active inventory: 768
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,731 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$133 /mo · $1,595/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $468

Break-even live

Break-even rent $2,139

Max offer price $275,000

Occupancy floor 78%

Sensitivity live

Price	-10% $623	-5% $546	+0% $468	+5% $390	+10% $312
Rent	-10% $252	-5% $360	+0% $468	+5% $576	+10% $683
Rate	-1.0pp $606	-0.5pp $538	base $468	+0.5pp $396	+1.0pp $324

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
662 SW Sandbar Ter Port Saint Lucie, FL	4.0	2.0	1644	$2,366	$1.44	16d	1	0.10mi
613 SW Pueblo Ter Port Saint Lucie, FL	3.0	2.0	1209	$2,200	$1.82	25d	1	0.13mi
613 SW Pueblo Ter Port Saint Lucie, FL	3.0	2.0	1209	$2,200	$1.82	16d	1	0.13mi
619 SW Post Ter Port Saint Lucie, FL	3.0	2.0	1827	$2,600	$1.42	25d	1	0.15mi
2351 SW Chestnut Ln Unit N/A Port St. Lucie, FL	3.0	2.0	1510	$3,000	$1.99	25d	1	0.17mi
2180 SW Cameo Blvd Port Saint Lucie, FL	4.0	2.0	1796	$3,400	$1.89	25d	1	0.32mi
2078 SW Idaho Ln Port Saint Lucie, FL	3.0	2.0	1800	$2,361	$1.31	16d	1	0.50mi
2265 SW Edison Cir Port Saint Lucie, FL	2.0	2.0	1305	$2,250	$1.72	25d	1	0.61mi
928 SW John Maccormack Ter Port Saint Lucie, FL	4.0	2.5	1802	$2,800	$1.55	16d	1	0.66mi
1941 SW Hampshire Ln Port Saint Lucie, FL	4.0	2.0	1908	$2,600	$1.36	25d	1	0.67mi
2141 SW Bayshore Blvd Port Saint Lucie, FL	3.0	2.0	1918	$3,300	$1.72	16d	1	0.68mi
332 SW Glenwood Dr Port Saint Lucie, FL	4.0	2.0	2176	$2,400	$1.10	23d	1	0.72mi
2617 SW Chestnut Ln Port Saint Lucie, FL	3.0	2.0	2052	$2,675	$1.30	16d	1	0.74mi
2617 SW Chestnut Ln Port Saint Lucie, FL	3.0	2.0	1457	$2,675	$1.84	25d	1	0.74mi
518 SW Aster Rd Port Saint Lucie, FL	4.0	2.0	1773	$3,450	$1.95	25d	1	0.77mi
481 SW Voltair Ter Port Saint Lucie, FL	3.0	2.0	1056	$3,300	$3.12	25d	1	0.77mi
481 SW Aster Rd Port Saint Lucie, FL	3.0	2.0	1499	$3,000	$2.00	25d	1	0.77mi
2342 SW Bayshore Blvd Port Saint Lucie, FL	3.0	2.0	1176	$2,300	$1.96	25d	1	0.80mi
279 SW Glenwood Dr Port Saint Lucie, FL	3.0	2.0	1393	$2,975	$2.14	25d	1	0.82mi
992 SW College Park Rd Port Saint Lucie, FL	4.0	3.0	2078	$2,700	$1.30	25d	1	0.84mi
2010 SW Burlington St Port Saint Lucie, FL	3.0	2.0	1118	$2,600	$2.33	25d	1	0.90mi
1841 SW McAllister Ln Port Saint Lucie, FL	3.0	2.0	1146	$2,250	$1.96	23d	1	0.92mi
262 SW Crescent Ave Port Saint Lucie, FL	3.0	2.0	1482	$2,600	$1.75	25d	1	0.95mi
233 SW Chapman Ave Port Saint Lucie, FL	3.0	2.0	1467	$1,250	$0.85	23d	1	1.00mi
1782 SW Bayshore Blvd Port Saint Lucie, FL	4.0	3.0	2094	$3,200	$1.53	25d	1	1.00mi
1080 SW Colorado Ave Port Saint Lucie, FL	3.0	2.0	1240	$2,150	$1.73	25d	1	1.07mi
1750 SW Hampshire Ln Port Saint Lucie, FL	3.0	2.0	1597	$2,376	$1.49	16d	1	1.09mi
997 SW Eureka Ave Port Saint Lucie, FL	3.0	2.0	1986	$2,600	$1.31	25d	1	1.10mi
1273 SW Granville Ave Port St. Lucie, FL	4.0	3.0	2100	$3,500	$1.67	25d	1	1.11mi
2174 SW Wayne St Port Saint Lucie, FL	3.0	2.0	1463	$2,370	$1.62	25d	1	1.14mi
1086 SW Eureka Ave Port Saint Lucie, FL	3.0	2.0	1508	$2,600	$1.72	16d	1	1.18mi
1143 SW Estaugh Ave Port Saint Lucie, FL	4.0	3.0	1941	$2,800	$1.44	25d	1	1.20mi
2357 SW Norton St Port Saint Lucie, FL	4.0	3.0	2134	$2,800	$1.31	25d	1	1.21mi
242 SW Amesbury Ave Port Saint Lucie, FL	3.0	2.0	2012	$2,600	$1.29	25d	1	1.29mi
221 SW Voltair Ter Port Saint Lucie, FL	4.0	2.5	2232	$3,000	$1.34	25d	1	1.31mi
1626 SW Buffum Ln Port Saint Lucie, FL	4.0	2.0	1704	$2,600	$1.53	25d	1	1.32mi
311 SW Homeland Rd Port Saint Lucie, FL	3.0	2.0	1395	$2,200	$1.58	16d	1	1.33mi
210 SW Voltair Ter Port Saint Lucie, FL	3.0	2.0	1526	$2,650	$1.74	25d	1	1.33mi
1341 SW Oriole Ln Port Saint Lucie, FL	3.0	2.0	1698	$2,300	$1.35	25d	1	1.36mi
161 SW Grimaldo Ter Port Saint Lucie, FL	3.0	2.0	1628	$2,300	$1.41	23d	1	1.39mi

Listing history 8 events

1. 2026-06-16
   statusdays on market $275,000 Pending 9 DOM
2. 2026-06-15
   days on market $275,000 Active 8 DOM
3. 2026-06-14
   days on market $275,000 Active 6 DOM
4. 2026-06-13
   statusdays on market $275,000 Active 5 DOM
5. 2026-06-07
   statusdays on market $275,000 Pending 4 DOM
6. 2026-06-05
   days on market $275,000 Active 2 DOM
7. 2026-06-03
   remarks 699-char remark
8. 2026-06-03
   listed $275,000 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: $1,595 · $133/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$687/yr (+$57/mo · 43.1%)

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,770
• − Mortgage interest: −$15,404
• − Property taxes: −$1,595
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,622
• − Management: −$2,622
• − Depreciation: −$8,000
• Taxable income: $1,153
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $5,336/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): 86,875
• Household income: $85,667
• Rent vs Own: 13.1% rent · 86.9% own
• Severe rent burden: 857.0

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 0.69)
• Race & ethnicity: White 42% Hispanic / Latino 28% Black 23% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Cuban 4% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 2% Estonian 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 69% English-only · Spanish 19% French/Haitian/Cajun 6% Other Indo-European 3%

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: ▼ -44.19%
• Current HPI: 392.7681
• Rent YoY: ▲ 0.22%
• 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

+217.9% since first listed

2 events — show timeline

• 2026-06-02 Listed $275,000 MCRTC
• 2001-04-04 Sold (Public Records) $86,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,595 · +4.5% YoY. Source: county tax records.