915 SW John Maccormack Ter · Port St. Lucie, FL 34953

$230,000

2 bd · 2.0 ba · 912 sqft · SingleFamily public records · 38 Days on market

Built 1982 0.27 ac lot Est $271k · 15% under

---

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 +24.9/30.0
• ARV discount +14.3/15.0
• DSCR +8.1/10.0
• 1% rule +5.3/10.0
• 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 MLS

PRICE REDUCED $5000. GREAT HM FIR 1ST TIME BUYERS OR INVESTORS. LOCATED ON OVERSIZED LOT. TILED GREAT RM. WALK IN CLOSETS IN BOTH BDRMS. LRG SCRNED PORCH PLUS 2 CANOPIES, ONE IS ON A 10 X 29 CONCRETE PAD FOR XTRA PARKING, THE OTHER ONE IS IN THE YARD. ALL ROOM SIZES AND SQ FT ARE APPROXIMATE. CONTRACTS TO BE SUBMITTED ON FAR BAR 6S. PREQUAL LETTER TO ACCOMPANY ALL OFFERS. HOME SOLD AS IS EXCEPT FOR STANDARD D.

Key facts

• 0.27 acre lot
• Garage
• Built 1982

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Attached garage with 1 covered space and driveway; Garage door opener
• Utilities: Public water; Public sewer; Water and sewer connected
• Home design: Single-family residence; One story; Resale property; Faces southeast
• Construction: Wood frame construction; Built on slab foundation
• Exterior features: Shingle roof; Slab foundation; Outbuilding/shed for storage; Chain link backyard fencing; Room for a pool; Paved public-maintained road frontage; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Electric range and refrigerator; Furnished status negotiable
• Laundry & utility: Washer and dryer hook-ups inside in a dedicated laundry room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 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.
• Market conditions: Rents flat; 758 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% 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 $7k 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 38 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $230k implies a 119% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $270,864
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2219 SW Franklin St	0.35mi	2/1.0	912 (0%)	7mo	$250,000	$274	74
1149 SW Jennifer Ave	0.45mi	2/2.0	925 (+1%)	13mo	$305,000	$330	66
814 SW Jennifer Ter	0.38mi	2/2.0	936 (+3%)	20mo	$290,000	$310	62
832 SW Amethist Ter	0.37mi	2/2.0	957 (+5%)	17mo	$310,500	$324	61
902 SW Nichols Ter	0.62mi	2/2.0	888 (-3%)	8mo	$275,000	$310	60
1057 SW Gastador Ave	0.57mi	2/2.0	1,003 (+10%)	8mo	$290,000	$289	50
1809 SW Morelia Ln	0.68mi	3/2.0 (+1)	1,000 (+10%)	2mo	$240,000	$240	46
1944 SW Capri St	0.71mi	2/1.0	940 (+3%)	17mo	$283,000	$301	44
1173 SW Sudder Ave	0.73mi	2/2.0	958 (+5%)	21mo	$274,900	$287	40
1809 SW Idaho Ln	0.61mi	2/1.0	992 (+9%)	21mo	$295,000	$297	36
2140 SW Cameo Blvd	0.59mi	2/2.0	1,027 (+13%)	20mo	$289,000	$281	34

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: -5.3%
• Equity multiple: 0.81×
• Total profit: $-12,276
• Equity at exit: $34,294

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $4,464
• Equity at exit: $19,886

Cash invested: $64,400 (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: 758
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,376 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$80 /mo · $960/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $495

Break-even live

Break-even rent $1,749

Max offer price $230,000

Occupancy floor 74%

Sensitivity live

Price	-10% $626	-5% $561	+0% $495	+5% $430	+10% $365
Rent	-10% $308	-5% $402	+0% $495	+5% $589	+10% $683
Rate	-1.0pp $611	-0.5pp $554	base $495	+0.5pp $436	+1.0pp $375

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1050 SW Fenway Rd Port Saint Lucie, FL	2.0	2.0	1035	$2,000	$1.93	24d	1	0.38mi
481 SW Voltair Ter Port Saint Lucie, FL	3.0	2.0	1056	$3,300	$3.12	24d	1	0.88mi
581 SW Banks Ter Port Saint Lucie, FL	2.0	2.0	960	$2,100	$2.19	14d	1	1.11mi
2325 SW Pamona St Port Saint Lucie, FL	2.0	1.0	912	$1,900	$2.08	14d	1	1.23mi
2010 SW Burlington St Port Saint Lucie, FL	3.0	2.0	1118	$2,600	$2.33	24d	1	1.27mi
434 SW Whitmore Dr Port Saint Lucie, FL	1.0	1.0	750	$2,150	$2.87	24d	1	1.36mi

Listing history 21 events

1. 2026-06-18
   days on market $230,000 Active 38 DOM
2. 2026-06-17
   days on market $230,000 Active 37 DOM
3. 2026-06-16
   pricestatusdays on market $230,000 Active 36 DOM
4. 2026-06-15
   days on market $250,000 Active Under Contract 35 DOM
5. 2026-06-14
   days on market $250,000 Active Under Contract 33 DOM
6. 2026-06-13
   statusdays on market $250,000 Active Under Contract 32 DOM
7. 2026-06-10
   days on market $250,000 Active 30 DOM
8. 2026-06-09
   days on market $250,000 Active 29 DOM
9. 2026-06-08
   days on market $250,000 Active 28 DOM
10. 2026-06-07
    days on market $250,000 Active 27 DOM
11. 2026-06-05
    days on market $250,000 Active 24 DOM
12. 2026-06-03
    days on market $250,000 Active 23 DOM
13. 2026-06-02
    days on market $250,000 Active 22 DOM
14. 2026-06-01
    days on market $250,000 Active 21 DOM
15. 2026-05-31
    days on market $250,000 Active 20 DOM
16. 2026-05-30
    days on market $250,000 Active 19 DOM
17. 2026-05-11
    listed $250,000 Active
18. 2004-07-09
    soldstatus $104,900
19. 2004-06-29
    soldstatus $104,900 413-char remark

    Show marketing remark (413 chars)

    PRICE REDUCED $5000. GREAT HM FIR 1ST TIME BUYERS OR INVESTORS. LOCATED ON OVERSIZED LOT. TILED GREAT RM. WALK IN CLOSETS IN BOTH BDRMS. LRG SCRNED PORCH PLUS 2 CANOPIES, ONE IS ON A 10 X 29 CONCRETE PAD FOR XTRA PARKING, THE OTHER ONE IS IN THE YARD. ALL ROOM SIZES AND SQ FT ARE APPROXIMATE. CONTRACTS TO BE SUBMITTED ON FAR BAR 6S. PREQUAL LETTER TO ACCOMPANY ALL OFFERS. HOME SOLD AS IS EXCEPT FOR STANDARD D.

20. 2004-06-09
    historical 413-char remark

    Show marketing remark (413 chars)

    PRICE REDUCED $5000. GREAT HM FIR 1ST TIME BUYERS OR INVESTORS. LOCATED ON OVERSIZED LOT. TILED GREAT RM. WALK IN CLOSETS IN BOTH BDRMS. LRG SCRNED PORCH PLUS 2 CANOPIES, ONE IS ON A 10 X 29 CONCRETE PAD FOR XTRA PARKING, THE OTHER ONE IS IN THE YARD. ALL ROOM SIZES AND SQ FT ARE APPROXIMATE. CONTRACTS TO BE SUBMITTED ON FAR BAR 6S. PREQUAL LETTER TO ACCOMPANY ALL OFFERS. HOME SOLD AS IS EXCEPT FOR STANDARD D.

21. 2004-04-09
    listed $104,900 413-char remark

    Show marketing remark (413 chars)

    PRICE REDUCED $5000. GREAT HM FIR 1ST TIME BUYERS OR INVESTORS. LOCATED ON OVERSIZED LOT. TILED GREAT RM. WALK IN CLOSETS IN BOTH BDRMS. LRG SCRNED PORCH PLUS 2 CANOPIES, ONE IS ON A 10 X 29 CONCRETE PAD FOR XTRA PARKING, THE OTHER ONE IS IN THE YARD. ALL ROOM SIZES AND SQ FT ARE APPROXIMATE. CONTRACTS TO BE SUBMITTED ON FAR BAR 6S. PREQUAL LETTER TO ACCOMPANY ALL OFFERS. HOME SOLD AS IS EXCEPT FOR STANDARD D.

ⓘ 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: $960 · $80/mo
• Projected year-2 tax: $1,909 · $159/mo
• Expected delta: +$949/yr (+$79/mo · 98.9%)

ⓘ 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 · 24 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: $28,517
• − Mortgage interest: −$12,884
• − Property taxes: −$960
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,281
• − Management: −$2,281
• − Depreciation: −$6,691
• Taxable income: $2,270
• Est. tax owed @ 24.0%: −$545
• After-tax cash flow: $5,400/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

+138.3% since first listed

5 events — show timeline

• 2026-05-11 Listed $250,000 Beaches MLS
• 2004-07-09 Sold (Public Records) $104,900 Public Records
• 2004-06-29 Sold (MLS) $104,900 Beaches MLS
• 2004-06-09 Listing Removed — Beaches MLS
• 2004-04-09 Listed $104,900 Beaches MLS

Property tax history

+1.2%/yr

Latest (2025): $960 · +4.9% YoY. Source: county tax records.