2600 SE Ocean Blvd Unit F12 · Stuart, FL 34996

$109,900

1 bd · 1.5 ba · 814 sqft · Condo public records · 27 Days on market

Built 1970 $445/mo HOA · 24% of rent

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Why this score? — see what drove the A- 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 +29.1/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

You've Found It ! The Cleanest Condo in Vista Pines ! Located Between Downtown Stuart & Bath Tub Reef This Move in Ready Home is Bright & Cheery with a Beach Flair ! Kitchen Boasts Granite counter tops Newer Cabinets & Tile floor. Crown Moldings & 5&1/4'' Baseboard throughout. Carpet in the main living areas & Tile in both Bathrooms. Each window has Vertical Blinds with a Wooden Valance above. New Frame & Screen on Patio. Tiffany Chandelier Does Not Convey. You Can access Their web site at www.vistapines.com

Key facts

• Remodeled kitchen
• Sliding glass door
• Granite counters

Tags

• IMPACT WINDOWS
• SLIDING GLASS DOOR
• REMODELED KITCHEN
• GRANITE COUNTERS
• CROWN MOLDING
• CARPET AND TILE FLOORS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Homeowners association; Association fee includes management, common area maintenance, cable TV, insurance, internet, laundry, legal/accounting, grounds maintenance, structure maintenance, parking, recreation facilities, reserve fund, road maintenance, sewer, trash and water; Community amenities: barbecue, business center, billiard room, bocce court, clubhouse, fitness center, game room, kitchen facilities, laundry facilities, library, non-gated community, park, on-site property manager, pool, shuffleboard, trails/paths; Senior community

Exterior

• Parking: Assigned parking; Guest parking
• Utilities: Cable available; Electricity available and connected (110V and 220V); Public water available and connected; Public sewer connected; Trash collection
• Home design: Mansard roof; Single-story building; Resale property
• Construction: Block, concrete and stucco construction
• Exterior features: Sprinkler/irrigation system; Porch; Screened porch; Community pool; Has view; Paved road access

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Second-level bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Storm windows; Impact glass; Furnished; Separate/formal dining room; Living/dining room combination; Separate shower; Upper-level primary
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.1% 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.
• Market conditions: 251 active listings in the ZIP; 11 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; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($760 loan paydown + $11k appreciation (10.0% local appreciation)).
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $78k; 42% 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 24% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.71% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.75%
• DSCR: 1.66
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 3.60×
• Total profit: $79,991
• Equity at exit: $99,007

10-year hold

• IRR: 28.8%
• Equity multiple: 8.17×
• Total profit: $220,501
• Equity at exit: $213,512

Cash invested: $30,772 (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 34996

• Home prices YoY: 2.1%
• Active inventory: 251
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$576
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$445
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $312

Break-even live

Break-even rent $1,479

Max offer price $109,900

Occupancy floor 78%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,500	$1.58	14d	3	0.07mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$1,500	$1.85	23d	6	0.27mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$1,450	$1.79	14d	8	0.27mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	14d	3	0.27mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	23d	1	0.34mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$1,789	$2.02	14d	12	0.42mi
333 SE Martin Ave Unit 1F Stuart, FL	2.0	1.0	778	$1,800	$2.31	23d	1	0.61mi
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	23d	3	0.93mi
906 SE Tarpon Ave Unit B Stuart, FL	1.0	1.0	600	$1,350	$2.25	23d	1	1.44mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$1,900	$2.28	21d	1	1.47mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$3,800	$4.57	23d	1	1.47mi

HOA detail condo

• Monthly dues: $445 · $5,340/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-05-14
   historical Active Under Contract
2. 2026-05-01
   listed $109,900 Active
3. 2019-02-16
   historical 544-char remark

   Show marketing remark (544 chars)

   You've Found It ! The Cleanest Condo in Vista Pines ! Located Between Downtown Stuart & Bath Tub Reef This Move in Ready Home is Bright & Cheery with a Beach Flair ! Kitchen Boasts Granite counter tops Newer Cabinets & Tile floor. Crown Moldings & 5&1/4'' Baseboard throughout. Carpet in the main living areas & Tile in both Bathrooms. Each window has Vertical Blinds with a Wooden Valance above. New Frame & Screen on Patio. Tiffany Chandelier Does Not Convey. You Can access Their web site at www.vistapines.com

4. 2019-02-11
   soldstatus $77,500
5. 2019-02-08
   soldstatus $77,500 Closed 544-char remark

   Show marketing remark (544 chars)

   You've Found It ! The Cleanest Condo in Vista Pines ! Located Between Downtown Stuart & Bath Tub Reef This Move in Ready Home is Bright & Cheery with a Beach Flair ! Kitchen Boasts Granite counter tops Newer Cabinets & Tile floor. Crown Moldings & 5&1/4'' Baseboard throughout. Carpet in the main living areas & Tile in both Bathrooms. Each window has Vertical Blinds with a Wooden Valance above. New Frame & Screen on Patio. Tiffany Chandelier Does Not Convey. You Can access Their web site at www.vistapines.com

6. 2019-01-21
   historical Contingent 544-char remark

   Show marketing remark (544 chars)

   You've Found It ! The Cleanest Condo in Vista Pines ! Located Between Downtown Stuart & Bath Tub Reef This Move in Ready Home is Bright & Cheery with a Beach Flair ! Kitchen Boasts Granite counter tops Newer Cabinets & Tile floor. Crown Moldings & 5&1/4'' Baseboard throughout. Carpet in the main living areas & Tile in both Bathrooms. Each window has Vertical Blinds with a Wooden Valance above. New Frame & Screen on Patio. Tiffany Chandelier Does Not Convey. You Can access Their web site at www.vistapines.com

7. 2018-12-11
   price $82,000 544-char remark

   Show marketing remark (544 chars)

   You've Found It ! The Cleanest Condo in Vista Pines ! Located Between Downtown Stuart & Bath Tub Reef This Move in Ready Home is Bright & Cheery with a Beach Flair ! Kitchen Boasts Granite counter tops Newer Cabinets & Tile floor. Crown Moldings & 5&1/4'' Baseboard throughout. Carpet in the main living areas & Tile in both Bathrooms. Each window has Vertical Blinds with a Wooden Valance above. New Frame & Screen on Patio. Tiffany Chandelier Does Not Convey. You Can access Their web site at www.vistapines.com

8. 2018-11-24
   price $87,000 544-char remark

   Show marketing remark (544 chars)

   You've Found It ! The Cleanest Condo in Vista Pines ! Located Between Downtown Stuart & Bath Tub Reef This Move in Ready Home is Bright & Cheery with a Beach Flair ! Kitchen Boasts Granite counter tops Newer Cabinets & Tile floor. Crown Moldings & 5&1/4'' Baseboard throughout. Carpet in the main living areas & Tile in both Bathrooms. Each window has Vertical Blinds with a Wooden Valance above. New Frame & Screen on Patio. Tiffany Chandelier Does Not Convey. You Can access Their web site at www.vistapines.com

9. 2018-10-19
   listed $93,000 Active 544-char remark

   Show marketing remark (544 chars)

   You've Found It ! The Cleanest Condo in Vista Pines ! Located Between Downtown Stuart & Bath Tub Reef This Move in Ready Home is Bright & Cheery with a Beach Flair ! Kitchen Boasts Granite counter tops Newer Cabinets & Tile floor. Crown Moldings & 5&1/4'' Baseboard throughout. Carpet in the main living areas & Tile in both Bathrooms. Each window has Vertical Blinds with a Wooden Valance above. New Frame & Screen on Patio. Tiffany Chandelier Does Not Convey. You Can access Their web site at www.vistapines.com

10. 2018-05-21
    soldstatus $67,500
11. 2016-06-26
    historical
12. 2014-05-29
    historical
13. 2010-11-05
    soldstatus $41,500
14. 2010-05-22
    listed $49,900
15. 2009-12-15
    soldstatus $30,000
16. 2009-12-10
    price $39,900
17. 2009-12-10
    soldstatus $30,000
18. 2009-07-21
    listed $30,000
19. 2005-11-05
    listed $109,500
20. 1994-06-16
    soldstatus $29,900
21. 1991-03-08
    soldstatus $37,000

ⓘ 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: $420 · $35/mo
• Projected year-2 tax: $912 · $76/mo
• Expected delta: +$493/yr (+$41/mo · 117.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,486
• − Mortgage interest: −$6,156
• − Property taxes: −$420
• − Insurance: −$1,347
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − HOA: −$5,340
• − Depreciation: −$3,197
• Taxable income: $2,428
• Est. tax owed @ 24.0%: −$583
• After-tax cash flow: $3,158/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 — 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

• Census place: Stuart, FL
• County: Martin County · 165,223 people
• City population: 65,812
• Metro: Port St. Lucie, FL
• Population (ZIP): 10,653
• Household income: $83,929
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 247.0

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: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 3% Romanian 3% Slovak 3%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▲ 13.71%
• Current HPI: 658.96
• 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

+197.0% since first listed

21 events — show timeline

• 2026-05-14 Contingent — MCRTC
• 2026-05-01 Listed $109,900 MCRTC
• 2019-02-16 Listing Removed — Beaches MLS
• 2019-02-11 Sold (Public Records) $77,500 Public Records
• 2019-02-08 Sold (MLS) $77,500 Beaches MLS
• 2019-01-21 Contingent — Beaches MLS
• 2018-12-11 Price Changed $82,000 Beaches MLS
• 2018-11-24 Price Changed $87,000 Beaches MLS
• 2018-10-19 Listed $93,000 Beaches MLS
• 2018-05-21 Sold (Public Records) $67,500 Public Records
• 2016-06-26 Listing Removed — MCRTC
• 2014-05-29 Listing Removed — MCRTC
• 2010-11-05 Sold (Public Records) $41,500 Public Records
• 2010-05-22 Listed $49,900 MCRTC
• 2009-12-15 Sold (Public Records) $30,000 Public Records
• 2009-12-10 Sold (MLS) $30,000 MCRTC
• 2009-12-10 Price Changed $39,900 MCRTC
• 2009-07-21 Listed $30,000 MCRTC
• 2005-11-05 Listed $109,500 MCRTC
• 1994-06-16 Sold (Public Records) $29,900 Public Records
• 1991-03-08 Sold (Public Records) $37,000 Public Records

Property tax history

-3.8%/yr

Latest (2025): $420 · +3.4% YoY. Source: county tax records.