1054 SW Coleman Ave · Port St. Lucie, FL 34953

$298,000

2 bd · 2.0 ba · 954 sqft · SingleFamily public records · 1 Days on market

Built 1983 Est $287k · at est.

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Why this score? — see what drove the D- 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 +14.6/30.0
• ARV discount +5.8/15.0
• DSCR +4.5/10.0
• Schools +3.7/10.0
• 1% rule +2.9/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

STEP INTO YOUR NEW HOME. COMPLETELY RENOVATED 2/2 WITH 1 CAR GARAGE. NEW METAL ROOF, NEW COMPLETE A/C SYSTEM, NEW KITCHEN CABINETS WITH QUARTZ COUNTERTOPS, NEW APPLIANCES, COMPLETELY NEW BATHROOMS, ALL NEW LIGHTING, ALL NEW FIXTURES, NEW GARAGE DOOR, IMPACT WINDOWS AND DOORS, WIDENED DRIVEWAY WITH EXTENDED PAD FOR RV OR BOAT, FENCED IN BACK YARD. NO HOA. CLOSE TO GREAT SCHOOLS. A MUST SEE!!

Key facts

• New metal roof
• Quartz countertops
• New kitchen cabinets

Tags

• NEW METAL ROOF
• NEW COMPLETE A/C SYSTEM
• NEW KITCHEN CABINETS
• QUARTZ COUNTERTOPS
• NEW APPLIANCES
• COMPLETELY NEW BATHROOMS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $71 ($855/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 $234k (21.5% below list).
• Recommended offer: $234k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 D — 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; 5 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 $9k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $44k; list at $298k implies a 574% 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 $234,037 (21.5% 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. 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?
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: 0.79% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $287,154
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1149 SW Jennifer Ave	0.18mi	2/2.0	925 (-3%)	13mo	$305,000	$330	76
1057 SW Gastador Ave	0.37mi	2/2.0	1,003 (+5%)	8mo	$290,000	$289	68
2219 SW Franklin St	0.34mi	2/1.0	912 (-4%)	7mo	$250,000	$274	67
832 SW Amethist Ter	0.50mi	2/2.0	957 (+0%)	17mo	$310,500	$324	62
1944 SW Capri St	0.42mi	2/1.0	940 (-2%)	17mo	$283,000	$301	60
1173 SW Sudder Ave	0.48mi	2/2.0	958 (+0%)	21mo	$274,900	$287	59
814 SW Jennifer Ter	0.55mi	2/2.0	936 (-2%)	20mo	$290,000	$310	55
1809 SW Idaho Ln	0.48mi	2/1.0	992 (+4%)	21mo	$295,000	$297	49
1165 SW Goodman Ave S	0.53mi	2/2.0	1,049 (+10%)	15mo	$254,410	$243	46
719 SW Arkansas Ter	0.65mi	3/2.0 (+1)	1,093 (+15%)	21mo	$333,000	$305	23

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: -17.5%
• Equity multiple: 0.40×
• Total profit: $-50,260
• Equity at exit: $44,433

10-year hold

• IRR: -14.9%
• Equity multiple: 0.24×
• Total profit: $-63,207
• Equity at exit: $25,766

Cash invested: $83,440 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,340 high
• Mortgage (P&I): −$1,563
• Tax from tax record: −$91 /mo · $1,089/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $71

Break-even live

Break-even rent $2,250

Max offer price $298,000

Occupancy floor 92%

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: $74,500
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	23d	1	0.48mi
2325 SW Pamona St Port Saint Lucie, FL	2.0	1.0	912	$1,900	$2.08	14d	1	1.04mi
481 SW Voltair Ter Port Saint Lucie, FL	3.0	2.0	1056	$3,300	$3.12	23d	1	1.09mi
581 SW Banks Ter Port Saint Lucie, FL	2.0	2.0	960	$2,100	$2.19	14d	1	1.38mi
434 SW Whitmore Dr Port Saint Lucie, FL	1.0	1.0	750	$2,150	$2.87	23d	1	1.46mi

Listing history 3 events

1. 2026-05-13
   status Under Contract
2. 2026-05-12
   listed $298,000 Active
3. 1984-01-01
   soldstatus $44,200

ⓘ 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: $1,089 · $91/mo
• Projected year-2 tax: $2,473 · $206/mo
• Expected delta: +$1,384/yr (+$115/mo · 127.1%)

ⓘ 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: $28,084
• − Mortgage interest: −$16,693
• − Property taxes: −$1,089
• − Insurance: −$1,490
• − Repairs & maintenance: −$2,247
• − Management: −$2,247
• − Depreciation: −$8,669
• Taxable loss: −$4,350
• Est. tax savings @ 24.0%: +$1,044
• After-tax cash flow: $1,899/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

+574.2% since first listed

3 events — show timeline

• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $298,000 FSBO.com
• 1984-01-01 Sold (Public Records) $44,200 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,089 · +5.2% YoY. Source: county tax records.