Flamingo Plan · Fort Pierce, FL 34982

$229,990

3 bd · 2.5 ba · 1,440 sqft · Townhouse · 49 Days on market

Good condition $112/mo HOA · 5% of rent

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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 +12.8/30.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover all the style you desire inside The Flamingo floor plan. A convenient one-car garage opens to a welcoming foyer, from which you can see all this gorgeous home has to offer. The formal dining space is ideal for family dinners. In the gourmet kitchen, an optional island provides extra cooking space. Relax either in the spacious great room or outside on the scenic lanai. Upstairs, two bedrooms and a full bath provide comfort for family or guests. Your luxurious owner's suite includes a stunning dual vanity bath and a huge walk-in closet. See how you can have it all inside the Flamingo.

Key facts

• One car garage
• Spacious great room
• Formal dining space

Tags

• ONE CAR GARAGE
• FORMAL DINING SPACE
• GOURMET KITCHEN
• OPTIONAL ISLAND
• SPACIOUS GREAT ROOM
• SCENIC LANAI

Property features AI

Finance

• Other: Living area approximately 1440 (listed); Address: Flamingo Plan, Fort Pierce, FL 34982; List price indicated (listing status Active)
• HOA & community: Monthly association fee of $112

Exterior

• Parking: 1 garage space (1 total parking space)
• Utilities: Central air (cooling)
• Home design: Single-family plan named "Flamingo" (Plan inventory)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Central Air
• Interior features: Central air conditioning

🏗️ New construction. The $229,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $221,760.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-22 ($-258/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (10.7% below list).
• Recommended offer: $205k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.7% in Fort Pierce — 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 76/100 on livability (#226 in FL, #3,360 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, amenities F, employment F.
• 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: Rents rising fast (+7.4%/yr); 336 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,054/mo this rent would consume 46% of the median local household income ($54k/yr) (locally 1086% 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 $7k 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 49 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Recommended offer $205,444 (10.7% 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 49 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $221,760
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4190 Gator Greens Way #25	0.57mi	3/2.5	1,463 (+2%)	10mo	$260,000	$178	62
1840 S Dovetail Dr	0.60mi	2/2.0 (-1)	1,437 (-0%)	9mo	$187,000	$130	57
120 Lakes End Dr #0	0.30mi	2/2.0 (-1)	1,296 (-10%)	16mo	$129,000	$100	49
1738 W Sanderling Ln #4	0.61mi	2/2.0 (-1)	1,396 (-3%)	15mo	$160,000	$115	47
1794 Sandhill Crane Dr Unit A1	0.57mi	2/2.0 (-1)	1,335 (-7%)	9mo	$205,000	$154	46
828 Timberview Dr Unit D	0.52mi	2/2.0 (-1)	1,280 (-11%)	10mo	$170,000	$133	42
1820 Pelican Dr #1	0.60mi	2/2.0 (-1)	1,335 (-7%)	21mo	$260,000	$195	35
1870 S Dovetail A2 Dr #2	0.64mi	2/2.0 (-1)	1,335 (-7%)	21mo	$245,000	$184	33

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 · 7.42% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.55×
• Total profit: $-27,663
• Equity at exit: $33,065

10-year hold

• IRR: 3.2%
• Equity multiple: 1.28×
• Total profit: $17,459
• Equity at exit: $19,174

Cash invested: $62,093 (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 34982

• Home prices YoY: -33.4%
• Rents YoY: 7.4%
• Active inventory: 336
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,054 high
• Mortgage (P&I): −$1,163
• Tax est. 1.5%: −$277 /mo · $3,326/yr
• Insurance: −$92
• HOA: −$112
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-22

Break-even live

Break-even rent $2,082

Max offer price $218,645

Occupancy floor 96%

Sensitivity live

Price	-10% $132	-5% $55	+0% $-22	+5% $-98	+10% $-175
Rent	-10% $-184	-5% $-103	+0% $-22	+5% $60	+10% $141
Rate	-1.0pp $90	-0.5pp $35	base $-22	+0.5pp $-79	+1.0pp $-137

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: $55,440
• Closing costs: $6,653
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1219 S Lakes End Dr Unit 2 Fort Pierce, FL	2.0	2.0	1186	$1,500	$1.26	15d	1	0.36mi
928 Fra Mar Pl Fort Pierce, FL	3.0	1.0	1440	$2,000	$1.39	25d	1	0.58mi
916 Savannas Point Dr Fort Pierce, FL	2.0	2.0	1120	$2,100	$1.88	15d	1	0.61mi
4166 Gator Trace Villas Cir Unit B Fort Pierce, FL	3.0	2.0	1336	$2,200	$1.65	25d	1	0.61mi
1829 Sandhill Crane Dr Unit B2 Fort Pierce, FL	2.0	2.0	1334	$2,000	$1.50	25d	1	0.63mi
802 N Lake Dr Unit B Fort Pierce, FL	2.0	1.0	1000	$1,550	$1.55	25d	1	0.69mi
4215 Gator Trace Ave Unit G Fort Pierce, FL	2.0	2.0	1200	$2,200	$1.83	25d	1	0.72mi
1739 N Dovetail Dr Fort Pierce, FL	2.0	2.0	1230	$1,750	$1.42	25d	1	0.77mi
1747 N Dovetail Dr Unit A Fort Pierce, FL	2.0	2.0	1286	$2,100	$1.63	25d	1	0.79mi
1804 Blue Heron Ln Unit C Fort Pierce, FL	2.0	2.0	1286	$1,900	$1.48	25d	1	0.81mi
1772 N Dovetail Dr Unit C Fort Pierce, FL	2.0	2.0	1230	$2,100	$1.71	25d	1	0.84mi
4003 Oleander Ave Fort Pierce, FL	3.0–4.0	2.0	1765	$2,748	$1.56	15d	1	0.92mi
800 Kanner Dr Unit B Fort Pierce, FL	2.0	1.0	900	$1,550	$1.72	15d	1	0.92mi
3200 S US Highway 1 Fort Pierce, FL	2.0–3.0	1.0–2.0	1144	$1,945	$1.70	15d	1	0.92mi
3030 S US Highway 1 Fort Pierce, FL	3.0	2.0	1184	$1,774	$1.50	15d	1	1.05mi
4210 Gator Trace Cir Fort Pierce, FL	2.0	2.0	1316	$2,100	$1.60	15d	1	1.13mi
4220 Sunrise Blvd Fort Pierce, FL	3.0	2.0	1870	$10,000	$5.35	25d	1	1.16mi
699 W Weatherbee Rd Fort Pierce, FL	2.0	1.5	1100	$1,875	$1.70	25d	1	1.17mi
3343 Liberty Square Way #104 Fort Pierce, FL	3.0	2.5	1638	$2,300	$1.40	25d	1	1.30mi
2902 Oleander Blvd Fort Pierce, FL	3.0	2.0	1276	$2,700	$2.12	25d	1	1.37mi

HOA detail

• Monthly dues: $112 · $1,344/yr

Listing history 17 events

1. 2026-06-21
   days on market $229,990 Active 49 DOM
2. 2026-06-18
   days on market $229,990 Active 46 DOM
3. 2026-06-17
   days on market $229,990 Active 45 DOM
4. 2026-06-16
   days on market $229,990 Active 44 DOM
5. 2026-06-15
   days on market $229,990 Active 43 DOM
6. 2026-06-14
   days on market $229,990 Active 41 DOM
7. 2026-06-13
   days on market $229,990 Active 40 DOM
8. 2026-06-10
   days on market $229,990 Active 38 DOM
9. 2026-06-09
   days on market $229,990 Active 37 DOM
10. 2026-06-08
    days on market $229,990 Active 36 DOM
11. 2026-06-07
    days on market $229,990 Active 35 DOM
12. 2026-06-05
    pricedays on market $229,990 Active 32 DOM
13. 2026-06-03
    days on market $239,990 Active 31 DOM
14. 2026-06-02
    days on market $239,990 Active 30 DOM
15. 2026-06-01
    days on market $239,990 Active 29 DOM
16. 2026-05-31
    days on market $239,990 Active 28 DOM
17. 2026-05-30
    days on market $239,990 Active 27 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,653
• − Mortgage interest: −$12,422
• − Property taxes: −$3,326
• − Insurance: −$1,109
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − HOA: −$1,344
• − Depreciation: −$6,451
• Taxable loss: −$3,944
• Est. tax savings @ 24.0%: +$946
• After-tax cash flow: $688/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 · 6 photos

Good 80/100 None rehab

This Flamingo plan townhouse is in good condition with a fresh exterior and modern interior. It offers a good starting point for potential buyers or renters, with minor updates that can significantly enhance its value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value.
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value.
• Both Install smart home automation — Smart home features can increase both resale and rental appeal by adding modern conveniences.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value. ↑
• Both Install smart home automation — Smart home features can increase both resale and rental appeal by adding modern conveniences. ↑

ⓘ 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: 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 — Fort Pierce

• Score: 76/100
• State rank: #226
• US rank: #3360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Pierce, FL
• County: Saint Lucie County · 337,150 people
• City population: 78,556
• Metro: Port St. Lucie, FL
• Population (ZIP): 31,143
• Household income: $54,082
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1086.0

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 22% Two or more races 12% Black 12%
• Hispanic origin (detail): Mexican 10% Puerto Rican 3% Cuban 3%
• Common ancestry: Italian 7% Hispanic 2% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% French/Haitian/Cajun 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: ▼ -199.47%
• Current HPI: 397.2649
• Rent YoY: ▲ 7.42%
• 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