1903 SW Palm City Rd #2 · Stuart, FL 34994

$118,900

1 bd · 1.5 ba · 819 sqft · Condo · 30 Days on market

Built 1971 Good condition $721/mo HOA · 35% of rent

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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 +17.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This a fantastic updated unit with 1 full bathroom and 1/2 bath. Master suite is approx 12 x 17 with sliding glass doors to the screen impact glass sliders on the balcony. beautifulview of the gold course and pond with fountain. Kitchen has been updated with corian countertop, glass tile backsplash, impact window, dual sinks, range with air-frier, refrigerator, dishwasher and newer a/c. Unit is being sold furnished with a sofa bed. Many amenites including UNLIMITED GOLF, wifi, cable, water, sewer plus an amenities with 2 fishing piers, 2 clubhouses, putting green, bocce, library, heated pool, shuffleboard, and more. A must to see The land lease is included in the monthly hoa

Key facts

• Corian countertop
• Impact window
• $721 HOA

Tags

• SCREEN IMPACT GLASS SLIDERS
• VIEW OF THE GOLF COURSE
• VIEW OF POND WITH FOUNTAIN
• CORIAN COUNTERTOP
• GLASS TILE BACKSPLASH
• IMPACT WINDOW

Property features AI

Finance

• Other: Building name: 2 i; Living area approximately 819 (public records)
• Financial info: Land lease of $80.00 per month (lease expires 2038-03-01); Pets not allowed
• HOA & community: Monthly association fee; Association amenities include parking, cable TV, internet, sewer, trash, water, golf, hot water, reserve funds, and recreation facility; Association fee: monthly

Exterior

• Parking: Assigned parking; Guest parking; 1 parking space
• Utilities: Public water; Public sewer; Cable connected; Sewer connected; Water connected
• Home design: Condominium; Single-story; Faces west; Resale property
• Construction: Frame and concrete block with stucco construction; Flat/other roof
• Exterior features: Glass-enclosed patio/porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (individual); Central air conditioning (individual); Ceiling fans
• Interior features: Entrance foyer; Walk-in closets

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.5% in Stuart — 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 84/100 on livability (#39 in FL, #790 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: crime C-, employment C-, amenities D.
• 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: J. D. Parker School of Technology (math 39% / reading 40%, grade F, #1,513 of 2,144 statewide, top 73%, 519 students, 72% FRL); Stuart Middle School (math 55% / reading 55%, grade B-, #180 of 571 statewide, top 32%, 867 students, 49% FRL); Jensen Beach High School (math 53% / reading 71%, grade B-, #98 of 667 statewide, top 15%, 1,584 students, 36% FRL).
• Market conditions: Rents soft (-0.7%/yr); 259 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 40% of the median local income ($63k/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 $822 of loan paydown is wiped out by about $4k 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 30 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: major flood risk; 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 $117,116 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.74% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.2%
• Equity multiple: 0.42×
• Total profit: $-19,270
• Equity at exit: $17,728

10-year hold

• IRR: -26.3%
• Equity multiple: 0.07×
• Total profit: $-31,051
• Equity at exit: $10,280

Cash invested: $33,292 (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: 259
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,784/yr
• Insurance: −$50
• HOA: −$721
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $87

Break-even live

Break-even rent $1,953

Max offer price $118,900

Occupancy floor 91%

Sensitivity live

Price	-10% $170	-5% $129	+0% $87	+5% $46	+10% $5
Rent	-10% $-76	-5% $6	+0% $87	+5% $169	+10% $250
Rate	-1.0pp $147	-0.5pp $118	base $87	+0.5pp $57	+1.0pp $25

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: $29,725
• Closing costs: $3,567
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1950 SW Palm City Rd Stuart, FL	2.0	2.0	1031	$3,150	$3.05	25d	3	0.14mi
1950 SW Palm City Rd Unit 4-4205 Stuart, FL	2.0	2.0	938	$2,400	$2.56	15d	1	0.14mi
1900 S Kanner Hwy Unit 2-203 Stuart, FL	2.0	2.0	1086	$1,800	$1.66	15d	1	0.19mi
2600 S Kanner Hwy Stuart, FL	1.0–2.0	1.5–2.0	890	$1,650	$1.85	15d	3	0.50mi
400 SE Central Pkwy Stuart, FL	1.0–2.0	1.0–2.0	918	$1,895	$2.06	15d	16	0.67mi
950 S Kanner Hwy Stuart, FL	1.0–2.0	1.0–2.5	1062	$1,495	$1.41	25d	5	0.71mi
950 S Kanner Hwy Stuart, FL	1.0–2.0	1.0–2.0	850	$1,495	$1.76	15d	4	0.71mi
950 S Kanner Hwy Stuart, FL	2.0	2.0	1019	$1,888	$1.85	23d	3	0.71mi
2819 SW Cornell Ave Palm City, FL	2.0	1.5	1060	$2,150	$2.03	23d	1	0.79mi
801 SE Central Pkwy #7 Stuart, FL	2.0	2.0	1046	$2,150	$2.06	15d	1	0.94mi
633 SW Cleveland Ave Stuart, FL	1.0	1.0	548	$2,100	$3.83	15d	1	1.01mi
524 SW St Lucie Cres Stuart, FL	1.0	1.0	610	$1,925	$3.16	15d	5	1.11mi
1485 SW Silver Pine Way Unit 107 B-2 Palm City, FL	1.0	1.0	830	$1,650	$1.99	25d	1	1.18mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$3,800	$4.57	25d	1	1.22mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$1,900	$2.28	23d	1	1.22mi
906 SE Tarpon Ave Unit B Stuart, FL	1.0	1.0	600	$1,350	$2.25	25d	1	1.25mi
544 SW 35th St Palm City, FL	2.0	1.0	850	$1,850	$2.18	25d	1	1.27mi
1605 SW Silver Pine Way Unit F2 Palm City, FL	2.0	2.0	1111	$2,000	$1.80	25d	1	1.28mi
664 SW 35th St Unit 6 Palm City, FL	2.0	1.5	900	$1,850	$2.06	15d	1	1.29mi
664 SW 35th St Apt 3 Palm City, FL	2.0	1.5	900	$1,775	$1.97	15d	1	1.29mi
2104 SE Edler Dr Stuart, FL	1.0	1.0	726	$1,500	$2.07	25d	1	1.30mi
2118 SE Edler Dr Unit B Stuart, FL	2.0	2.0	876	$1,995	$2.28	25d	1	1.31mi
2124 SE Edler Dr Stuart, FL	2.0	2.0	876	$1,800	$2.05	25d	1	1.31mi
41 SW Seminole St Stuart, FL	3.0	1.0–2.5	1353	$8,333	$6.16	25d	3	1.39mi
1215 SE Glenwood Dr Stuart, FL	2.0	2.0	1089	$1,859	$1.71	15d	10	1.41mi
2703 SW Matheson Ave Unit 116-G2 Palm City, FL	1.0	1.0	842	$1,400	$1.66	25d	1	1.42mi
2703 SW Matheson Ave Unit 116- B1 Palm City, FL	1.0	1.0	842	$1,750	$2.08	15d	1	1.42mi
494 SW 11th Ct Unit 494 Palm City, FL	1.0	1.0	576	$1,700	$2.95	25d	1	1.49mi

HOA detail condo

• Monthly dues: $721 · $8,652/yr
• Likely covers: watersewerinternetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $118,900 Active 30 DOM
2. 2026-06-18
   days on market $118,900 Active 27 DOM
3. 2026-06-17
   days on market $118,900 Active 26 DOM
4. 2026-06-16
   days on market $118,900 Active 25 DOM
5. 2026-06-15
   days on market $118,900 Active 24 DOM
6. 2026-06-14
   days on market $118,900 Active 22 DOM
7. 2026-06-13
   days on market $118,900 Active 21 DOM
8. 2026-06-10
   days on market $118,900 Active 19 DOM
9. 2026-06-09
   days on market $118,900 Active 18 DOM
10. 2026-06-08
    days on market $118,900 Active 17 DOM
11. 2026-06-07
    days on market $118,900 Active 16 DOM
12. 2026-06-03
    days on market $118,900 Active 12 DOM
13. 2026-06-02
    days on market $118,900 Active 11 DOM
14. 2026-06-01
    days on market $118,900 Active 10 DOM
15. 2026-05-31
    days on market $118,900 Active 9 DOM
16. 2026-05-31
    days on market $118,900 Active 8 DOM
17. 2026-05-22
    listed $118,900 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,762
• − Mortgage interest: −$6,660
• − Property taxes: −$1,784
• − Insurance: −$594
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − HOA: −$8,652
• − Depreciation: −$3,459
• Taxable loss: −$349
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $1,133/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 · 28 photos

Good 75/100 Cosmetic rehab

This updated townhouse is in good condition with cosmetic rehab, ready for a new owner or tenant. It offers a great view and amenities, making it a solid investment.

Value-add opportunities

• Both Paint exterior (every 5 years) — Enhances curb appeal and value
• Both Replace carpet (every 10 years) — Improves comfort and value
• Both Replace AC (every 5 years) — Ensures comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior (every 5 years) — Enhances curb appeal and value ↑
• Both Replace carpet (every 10 years) — Improves comfort and value ↑
• Both Replace AC (every 5 years) — Ensures comfort and energy efficiency ↑

ⓘ 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 — Stuart

• Score: 84/100
• State rank: #39
• US rank: #790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Martin County · 165,223 people
• City population: 65,812
• 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

1 event — show timeline

• 2026-05-22 Listed $118,900 Beaches MLS