2950 SE Ocean Blvd Unit 8-6 · Stuart, FL 34996

$159,900

2 bd · 2.0 ba · 1,134 sqft · Condo public records · 62 Days on market

Built 1973 $141/sqft · at area comps Est $164k · at est. $656/mo HOA · 26% of rent

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Why this score? — see what drove the B- 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 +20.2/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +8.5/15.0
• DSCR +6.4/10.0
• 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

Welcome to Kingswood, a sought-after 55+ community in the heart of Stuart! This beautifully maintained 2-bedroom, 2-bath second-floor condo offers a bright and inviting layout and is being sold fully furnished (or unfurnished if preferred) for your convenience. Enjoy a spacious living area filled with natural light, creating a comfortable and relaxing atmosphere. Ideally located just minutes from beaches, shopping, dining, and medical facilities, with easy access to downtown Stuart and Jensen Beach. Kingswood offers an active lifestyle with a pool, clubhouse, and shuffleboard, all just steps away. The buildings have been recently re-roofed with no special assessment, providing added value and peace of mind. Excellent opportunity for seasonal or year-round living in a prime location!

Key facts

• Clubhouse
• Spacious living area
• Recently re-roofed

Tags

• SPACIOUS LIVING AREA
• POOL
• CLUBHOUSE
• RECENTLY RE-ROOFED
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 36% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 14y ago; this cycle's ask is 8783% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 26% 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 $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.59% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 5.2

CMA / ARV

• ARV (median comp): $163,615
• List price: $159,900
• Delta: -2.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.0%
• Equity multiple: 3.15×
• Total profit: $96,234
• Equity at exit: $144,051

10-year hold

• IRR: 23.7%
• Equity multiple: 7.20×
• Total profit: $277,625
• Equity at exit: $310,651

Cash invested: $44,772 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,550 high
• Mortgage (P&I): −$839
• Tax from tax record: −$251 /mo · $3,013/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$656
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $136

Break-even live

Break-even rent $2,378

Max offer price $159,900

Occupancy floor 90%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	13d	3	0.09mi
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,900	$2.00	13d	3	0.13mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	23d	6	0.22mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$2,400	$2.96	13d	8	0.22mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	23d	1	0.37mi
1196 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1309	$4,300	$3.28	23d	1	0.37mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$2,258	$2.55	13d	12	0.53mi
262 SE Monterey Ave Stuart, FL	3.0	1.0	1001	$3,500	$3.50	23d	1	0.64mi
175 SE Saint Lucie Blvd Stuart, FL	2.0	2.0–2.5	1300	$2,600	$2.00	23d	4	0.73mi
333 SE Martin Ave Unit 1F Stuart, FL	2.0	1.0	778	$1,800	$2.31	23d	1	0.78mi
150 SE Four Winds Dr Unit B303 Stuart, FL	2.0	2.0	1359	$2,500	$1.84	23d	1	0.82mi
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	23d	3	0.85mi
217 SE Coconut Ave Stuart, FL	2.0	1.0	1197	$5,000	$4.18	23d	1	1.30mi
3129 SE Indian St #3 Stuart, FL	2.0	1.5	986	$2,300	$2.33	23d	1	1.50mi

HOA detail condo

• Monthly dues: $656 · $7,872/yr
• Likely covers: pool
• ⚠ Special-assessment mentions:

  …with a pool, clubhouse, and shuffleboard, all just steps away. The buildings have been recently re-roofed with no special assessment, providing added value and peace of mind. Excellent opportunity for seasonal or year-round living in a prime location!

Listing history 50 events

1. 2026-06-18
   days on market $159,900 Active 62 DOM
2. 2026-06-17
   days on market $159,900 Active 61 DOM
3. 2026-06-16
   days on market $159,900 Active 60 DOM
4. 2026-06-15
   days on market $159,900 Active 59 DOM
5. 2026-06-14
   days on market $159,900 Active 57 DOM
6. 2026-06-13
   days on market $159,900 Active 56 DOM
7. 2026-06-10
   days on market $159,900 Active 54 DOM
8. 2026-06-09
   days on market $159,900 Active 53 DOM
9. 2026-06-08
   days on market $159,900 Active 52 DOM
10. 2026-06-07
    days on market $159,900 Active 51 DOM
11. 2026-06-03
    days on market $159,900 Active 47 DOM
12. 2026-06-02
    days on market $159,900 Active 46 DOM
13. 2026-06-01
    days on market $159,900 Active 45 DOM
14. 2026-05-31
    days on market $159,900 Active 44 DOM
15. 2026-05-31
    days on market $159,900 Active 43 DOM
16. 2026-05-03
    historical $1,800
17. 2026-04-19
    listed $1,800
18. 2026-04-17
    listed $159,900 Active 797-char remark

    Show marketing remark (797 chars)

    Welcome to Kingswood, a sought-after 55+ community in the heart of Stuart! This beautifully maintained 2-bedroom, 2-bath second-floor condo offers a bright and inviting layout and is being sold fully furnished (or unfurnished if preferred) for your convenience. Enjoy a spacious living area filled with natural light, creating a comfortable and relaxing atmosphere. Ideally located just minutes from beaches, shopping, dining, and medical facilities, with easy access to downtown Stuart and Jensen Beach. Kingswood offers an active lifestyle with a pool, clubhouse, and shuffleboard, all just steps away. The buildings have been recently re-roofed with no special assessment, providing added value and peace of mind. Excellent opportunity for seasonal or year-round living in a prime location!

19. 2025-09-16
    historical $1,750
20. 2025-07-17
    listed $1,750
21. 2025-07-11
    historical $1,750
22. 2025-06-12
    price $1,750
23. 2025-06-11
    listed $1,800
24. 2025-05-16
    historical $1,950
25. 2025-03-18
    listed $1,950
26. 2024-10-01
    historical
27. 2024-09-27
    historical $1,700
28. 2024-07-29
    listed $1,700
29. 2024-07-18
    price $199,900
30. 2024-07-10
    historical $1,800
31. 2024-05-19
    listed $1,800
32. 2024-05-19
    price $230,000
33. 2024-04-23
    historical $1,950
34. 2024-04-05
    price $1,950
35. 2024-03-19
    listed $2,500
36. 2024-03-01
    listed $250,000 Active
37. 2023-12-22
    historical
38. 2023-11-20
    historical $2,000
39. 2023-11-18
    listed $2,000
40. 2023-10-19
    listed $250,000 Active
41. 2023-01-31
    soldstatus $200,000
42. 2023-01-19
    soldstatus $200,000 Closed
43. 2023-01-02
    status Pending
44. 2022-10-07
    listed $209,000 Active
45. 2021-04-29
    soldstatus $130,000
46. 2021-04-21
    soldstatus $130,000 Closed
47. 2021-03-17
    status Pending
48. 2021-03-13
    listed $134,500 Active
49. 2016-01-11
    price $37,500
50. 2013-03-19
    soldstatus $37,500

ⓘ 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: $3,013 · $251/mo
• Projected year-2 tax: $3,013 · $251/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,597
• − Mortgage interest: −$8,957
• − Property taxes: −$3,013
• − Insurance: −$1,597
• − Repairs & maintenance: −$2,448
• − Management: −$2,448
• − HOA: −$7,872
• − Depreciation: −$4,652
• Taxable loss: −$390
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $1,720/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

-91.7% since first listed

39 events — show timeline

• 2026-05-03 Rental Removed $1,800 RMLSFL
• 2026-04-19 Listed for Rent $1,800 RMLSFL
• 2026-04-17 Listed $159,900 Beaches MLS
• 2025-09-16 Rental Removed $1,750 MCRTC
• 2025-07-17 Listed for Rent $1,750 MCRTC
• 2025-07-11 Rental Removed $1,750 MCRTC
• 2025-06-12 Price Changed $1,750 MCRTC
• 2025-06-11 Listed for Rent $1,800 MCRTC
• 2025-05-16 Rental Removed $1,950 MCRTC
• 2025-03-18 Listed for Rent $1,950 MCRTC
• 2024-10-01 Listing Removed — Beaches MLS
• 2024-09-27 Rental Removed $1,700 GFLMLS
• 2024-07-29 Listed for Rent $1,700 GFLMLS
• 2024-07-18 Price Changed $199,900 Beaches MLS
• 2024-07-10 Rental Removed $1,800 GFLMLS
• 2024-05-19 Listed for Rent $1,800 GFLMLS
• 2024-05-19 Price Changed $230,000 Beaches MLS
• 2024-04-23 Rental Removed $1,950 GFLMLS
• 2024-04-05 Price Changed $1,950 GFLMLS
• 2024-03-19 Listed for Rent $2,500 GFLMLS
• 2024-03-01 Listed $250,000 Beaches MLS
• 2023-12-22 Listing Removed — Beaches MLS
• 2023-11-20 Rental Removed $2,000 GFLMLS
• 2023-11-18 Listed for Rent $2,000 GFLMLS
• 2023-10-19 Listed $250,000 Beaches MLS
• 2023-01-31 Sold (Public Records) $200,000 Public Records
• 2023-01-19 Sold (MLS) $200,000 Beaches MLS
• 2023-01-02 Pending — Beaches MLS
• 2022-10-07 Listed $209,000 Beaches MLS
• 2021-04-29 Sold (Public Records) $130,000 Public Records
• 2021-04-21 Sold (MLS) $130,000 MCRTC
• 2021-03-17 Pending — MCRTC
• 2021-03-13 Listed $134,500 MCRTC
• 2016-01-11 Price Changed $37,500 MCRTC
• 2013-03-19 Price Changed $40,000 MCRTC
• 2013-03-19 Sold (MLS) $37,500 MCRTC
• 2013-03-18 Sold (Public Records) $37,500 Public Records
• 2012-05-09 Listed $40,000 MCRTC
• 1973-08-01 Sold (Public Records) $21,700 Public Records

Property tax history

+12.2%/yr

Latest (2025): $3,013 · -3.0% YoY. Source: county tax records.