8305 Winter Garden Pkwy · Lakewood Park, FL 34951

$329,990

3 bd · 2.0 ba · 1,263 sqft · Land · 73 Days on market

Built 2026 9,583 sqft lot

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed | 2 bath | 2-bay | 1263 sq. ft.

Key facts

• Quartz countertops
• Private bath
• Smooth-top range

Tags

• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SMOOTH-TOP RANGE
• OVER-THE-RANGE MICROWAVE
• PRIVATE BATH
• GENEROUS WALK-IN CLOSET

Property features AI

Finance

• Other: Lot approximately 0.24 acre (paved road); Under construction status; Living area reported as 1,263 sq ft (builder source); Unfurnished; Permit number: 2507-009533; Builder license: CGC1517458

Exterior

• Parking: Attached 2-car garage (19 x 20) with garage door opener; Driveway
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; New construction (projected completion August 26, 2026); One story; Faces north; Residential zoning
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built by Century Complete (model ALTON-A6)
• Exterior features: Lighting; Sidewalk; Sliding doors; Other exterior features

Interior

• Kitchen: Range; Microwave; Dishwasher; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning
• Interior features: Open floorplan; Stone counters; Thermostat; Walk-in closet(s); Double pane, insulated thermal windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside laundry room

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $330k.

Deal economics

• At list price, monthly cash flow is $-362 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (26.4% below list).
• Recommended offer: $243k (26.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#719 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• 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: 296 active listings in the ZIP; 11 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).
• At $2,429/mo this rent would consume 46% of the median local household income ($63k/yr) (locally 140% 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 $2k of loan paydown is wiped out by about $10k 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 73 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 28y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $55k; list at $330k implies a 500% 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 $242,884 (26.4% 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. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.70%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -24.3%
• Equity multiple: 0.17×
• Total profit: $-76,473
• Equity at exit: $49,203

10-year hold

• IRR: -19.6%
• Equity multiple: -0.04×
• Total profit: $-96,106
• Equity at exit: $28,532

Cash invested: $92,397 (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 34951

• Home prices YoY: -23.6%
• Active inventory: 296
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,429 high
• Mortgage (P&I): −$1,731
• Tax est. 1.5%: −$412 /mo · $4,950/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-362

Break-even live

Break-even rent $2,887

Max offer price $277,651

Occupancy floor —

Sensitivity live

Price	-10% $-134	-5% $-248	+0% $-362	+5% $-476	+10% $-590
Rent	-10% $-554	-5% $-458	+0% $-362	+5% $-266	+10% $-170
Rate	-1.0pp $-196	-0.5pp $-278	base $-362	+0.5pp $-447	+1.0pp $-534

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: $82,498
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7704 Pacific Ave Fort Pierce, FL	3.0	2.0	1719	$2,500	$1.45	15d	1	0.52mi
7500 Pensacola Rd Fort Pierce, FL	3.0	2.0	1125	$2,150	$1.91	15d	1	0.60mi
7403 Winter Garden Pkwy Fort Pierce, FL	3.0	2.0	1372	$2,200	$1.60	23d	1	0.62mi
7503 Paso Robles Blvd Fort Pierce, FL	3.0	2.0	1260	$2,000	$1.59	25d	1	0.75mi
8674 Pavia St Fort Pierce, FL	4.0	2.0	1824	$2,600	$1.43	23d	1	0.83mi
6906 Ocala Ave Fort Pierce, FL	3.0	2.0	1175	$1,955	$1.66	15d	1	0.86mi
5154 Armina Pl Fort Pierce, FL	3.0	2.0	1477	$2,350	$1.59	15d	1	1.26mi
5510 Shannon Dr Fort Pierce, FL	3.0	2.0	1594	$2,350	$1.47	15d	1	1.26mi
5234 Oakland Lake Cir Fort Pierce, FL	3.0	2.0	1460	$2,300	$1.58	15d	1	1.27mi
5082 Armina Pl Fort Pierce, FL	3.0	2.0	1464	$3,000	$2.05	25d	1	1.35mi
985 23rd Pl SW Vero Beach, FL	3.0	2.0	1176	$2,200	$1.87	23d	1	1.41mi

Listing history 39 events

1. 2026-06-21
   days on market $329,990 Active 73 DOM
2. 2026-06-18
   days on market $329,990 Active 70 DOM
3. 2026-06-17
   days on market $329,990 Active 69 DOM
4. 2026-06-16
   days on market $329,990 Active 68 DOM
5. 2026-06-15
   days on market $329,990 Active 67 DOM
6. 2026-06-14
   days on market $329,990 Active 65 DOM
7. 2026-06-13
   pricedays on market $329,990 Active 64 DOM
8. 2026-06-10
   days on market $327,990 Active 62 DOM
9. 2026-06-09
   days on market $327,990 Active 61 DOM
10. 2026-06-08
    days on market $327,990 Active 60 DOM
11. 2026-06-07
    days on market $327,990 Active 59 DOM
12. 2026-06-05
    days on market $327,990 Active 56 DOM
13. 2026-06-03
    days on market $327,990 Active 55 DOM
14. 2026-06-02
    days on market $327,990 Active 54 DOM
15. 2026-06-01
    days on market $327,990 Active 53 DOM
16. 2026-05-31
    days on market $327,990 Active 52 DOM
17. 2026-05-30
    days on market $327,990 Active 51 DOM
18. 2026-05-15
    price $327,990 37-char remark

    Show marketing remark (37 chars)

    3 bed | 2 bath | 2-bay | 1263 sq. ft.

19. 2026-05-14
    price $327,990 604-char remark

    Show marketing remark (604 chars)

    The Alton Plan offers a contemporary living experience with its design and desirable features. The standout kitchen is a culinary masterpiece, featuring cabinetry, quartz countertops, and stainless-steel appliances, including a smooth-top range, over-the-range microwave, and dishwasher. This culinary space opens seamlessly into a welcoming dining area and spacious living room, perfect for hosting gatherings or relaxation. Convenience abounds with all bedrooms and a sizable laundry room on the main floor. The serene owner’s suite is a retreat with a private bath and a generous walk-in closet.

20. 2026-05-14
    price $327,990

    Show marketing remark (604 chars)

    The Alton Plan offers a contemporary living experience with its design and desirable features. The standout kitchen is a culinary masterpiece, featuring cabinetry, quartz countertops, and stainless-steel appliances, including a smooth-top range, over-the-range microwave, and dishwasher. This culinary space opens seamlessly into a welcoming dining area and spacious living room, perfect for hosting gatherings or relaxation. Convenience abounds with all bedrooms and a sizable laundry room on the main floor. The serene owner’s suite is a retreat with a private bath and a generous walk-in closet.

21. 2026-04-10
    listed $323,990 Active 37-char remark

    Show marketing remark (604 chars)

    The Alton Plan offers a contemporary living experience with its design and desirable features. The standout kitchen is a culinary masterpiece, featuring cabinetry, quartz countertops, and stainless-steel appliances, including a smooth-top range, over-the-range microwave, and dishwasher. This culinary space opens seamlessly into a welcoming dining area and spacious living room, perfect for hosting gatherings or relaxation. Convenience abounds with all bedrooms and a sizable laundry room on the main floor. The serene owner’s suite is a retreat with a private bath and a generous walk-in closet.

22. 2026-04-10
    listed $323,990 Active 604-char remark

    Show marketing remark (604 chars)

    The Alton Plan offers a contemporary living experience with its design and desirable features. The standout kitchen is a culinary masterpiece, featuring cabinetry, quartz countertops, and stainless-steel appliances, including a smooth-top range, over-the-range microwave, and dishwasher. This culinary space opens seamlessly into a welcoming dining area and spacious living room, perfect for hosting gatherings or relaxation. Convenience abounds with all bedrooms and a sizable laundry room on the main floor. The serene owner’s suite is a retreat with a private bath and a generous walk-in closet.

23. 2026-04-09
    listed $323,990 Active
24. 2025-05-06
    soldstatus $55,000
25. 2025-04-29
    soldstatus $55,000 Closed
26. 2025-04-09
    historical Active Under Contract
27. 2025-03-27
    listed $60,000 Active
28. 2025-01-01
    historical
29. 2024-09-18
    status Active
30. 2024-07-06
    historical Active Under Contract
31. 2024-06-27
    listed $62,500 Active
32. 2013-09-22
    historical
33. 2005-07-28
    soldstatus $40,000
34. 2005-07-25
    soldstatus $40,000
35. 2005-06-27
    historical
36. 2005-06-21
    listed $52,500
37. 2000-10-27
    historical
38. 2000-01-14
    listed $9,000
39. 1998-07-14
    listed $7,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $29,146
• − Mortgage interest: −$18,485
• − Property taxes: −$4,950
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,332
• − Management: −$2,332
• − Depreciation: −$9,600
• Taxable loss: −$10,201
• Est. tax savings @ 24.0%: +$2,448
• After-tax cash flow: $-1,892/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 — Lakewood Park

• Score: 63/100
• State rank: #719
• US rank: #15407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakewood Park, FL
• County: Saint Lucie County · 337,150 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 17,148
• Household income: $63,122
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 140.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 3% Vietnamese 1%

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: ▼ -106.06%
• Current HPI: 343.1376
• Rent YoY: —
• 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

+4585.6% since first listed

22 events — show timeline

• 2026-05-15 Price Changed $327,990 Zillow
• 2026-05-14 Price Changed $327,990 RAIRCMLS
• 2026-05-14 Price Changed $327,990 Stellar MLS as Distributed by MLS Grid
• 2026-04-10 Listed $323,990 Zillow
• 2026-04-10 Listed $323,990 RAIRCMLS
• 2026-04-09 Listed $323,990 Stellar MLS as Distributed by MLS Grid
• 2025-05-06 Sold (Public Records) $55,000 Public Records
• 2025-04-29 Sold (MLS) $55,000 Beaches MLS
• 2025-04-09 Contingent — Beaches MLS
• 2025-03-27 Listed $60,000 Beaches MLS
• 2025-01-01 Listing Removed — Beaches MLS
• 2024-09-18 Relisted — Beaches MLS
• 2024-07-06 Contingent — Beaches MLS
• 2024-06-27 Listed $62,500 Beaches MLS
• 2013-09-22 Listing Removed — Beaches MLS
• 2005-07-28 Sold (Public Records) $40,000 Public Records
• 2005-07-25 Sold (MLS) $40,000 Beaches MLS
• 2005-06-27 Listing Removed — Beaches MLS
• 2005-06-21 Listed $52,500 Beaches MLS
• 2000-10-27 Listing Removed — Beaches MLS
• 2000-01-14 Listed $9,000 Beaches MLS
• 1998-07-14 Listed $7,000 Beaches MLS

Property tax history

+16.1%/yr

Latest (2025): $479 · +14.8% YoY. Source: county tax records.