2006 Avenue P · Fort Pierce, FL 34950

$220,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 102 Days on market

Built 1960 7,000 sqft lot Est $148k · 49% over

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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 +10.8/30.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• DSCR +3.1/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Key facts

• 7,000 sq ft lot
• Garage
• Built 1960

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Has garage (detached); Has carport (1 covered space); Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; First-floor entry; Property resale
• Construction: Block construction; Metal roof; Built on a single-story foundation
• Exterior features: Fenced yard; Oversized lot; Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Bedrooms arranged in a split layout
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Split bedroom layout (three-way split); Closet cabinetry; Blinds on windows; Unfurnished
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (22.5% below list).
• Recommended offer: $171k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.5% 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: Weatherbee Elementary School (math 32% / reading 32%, grade F, #1,797 of 2,144 statewide, top 86%, 672 students, 90% FRL); Dan Mccarty Middle School (math 23% / reading 23%, grade F, #542 of 571 statewide, top 95%, 747 students, 88% FRL); Fort Pierce Westwood Academy The W.E.S.T. Prep Magnet (math 16% / reading 36%, grade F, #494 of 667 statewide, top 75%, 2,010 students, 75% FRL) — zoned schools average 85% FRL vs 59% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 44% district-wide (-17 pts) — the specific schools serving this property underperform the St. Lucie average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.9%/yr); 166 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $1,706/mo this rent would consume 67% of the median local household income ($30k/yr) (locally 1995% 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 102 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $220k implies a 267% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,609 (22.5% 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 102 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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 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: 0.78% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $148,104
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1605 N 17th St	0.20mi	2/1.0	782 (-1%)	15mo	$174,900	$224	76
1903 Avenue O	0.11mi	3/1.0 (+1)	816 (+3%)	12mo	$180,000	$221	75
1801 N 25th St	0.31mi	2/1.0	876 (+11%)	11mo	$122,000	$139	58
709 N 20th St	0.61mi	2/2.0	864 (+9%)	2mo	$93,000	$108	50
1904 Rosarita Ave	0.32mi	2/1.0	696 (-12%)	20mo	$130,000	$187	49
1202 Avenue L	0.66mi	2/1.0	864 (+9%)	14mo	$153,750	$178	43

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 · 5.94% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.40×
• Total profit: $-36,869
• Equity at exit: $32,803

10-year hold

• IRR: -3.9%
• Equity multiple: 0.71×
• Total profit: $-17,770
• Equity at exit: $19,022

Cash invested: $61,600 (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 34950

• Home prices YoY: -20.2%
• Rents YoY: 5.9%
• Active inventory: 166
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$203 /mo · $2,434/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-100

Break-even live

Break-even rent $1,833

Max offer price $202,261

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-38	+0% $-100	+5% $-163	+10% $-225
Rent	-10% $-235	-5% $-168	+0% $-100	+5% $-33	+10% $34
Rate	-1.0pp $10	-0.5pp $-44	base $-100	+0.5pp $-157	+1.0pp $-215

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 N 21st St Fort Pierce, FL	3.0	1.0	968	$2,100	$2.17	16d	1	0.04mi
2202 N AVE Unit A Fort Pierce, FL	2.0	1.0	585	$1,500	$2.56	25d	1	0.18mi
1601 N 17th St Fort Pierce, FL	2.0	1.0	996	$1,650	$1.66	25d	1	0.21mi
1408 N 23rd St Fort Pierce, FL	3.0	1.0	1110	$1,900	$1.71	16d	1	0.23mi
1610 N 25th St Unit 1 Fort Pierce, FL	2.0	1.0	740	$1,600	$2.16	16d	1	0.27mi
1610 N 25th St Unit 10 Fort Pierce, FL	2.0	1.0	740	$1,600	$2.16	25d	1	0.27mi
1610 N 25th St Unit 13 Fort Pierce, FL	2.0	1.0	740	$1,550	$2.09	25d	1	0.27mi
907 N 20th St Apt B Fort Pierce, FL	3.0	1.0	980	$1,800	$1.84	25d	1	0.49mi
1910 Juanita Ave Fort Pierce, FL	3.0	2.0	1100	$2,000	$1.82	16d	1	0.56mi
1220 Avenue L Unit A Fort Pierce, FL	3.0	1.0	850	$1,700	$2.00	25d	1	0.59mi
3002 Avenue Q Fort Pierce, FL	2.0	1.0	864	$1,900	$2.20	25d	1	0.63mi
2804 Avenue J Fort Pierce, FL	3.0	1.0	816	$2,000	$2.45	16d	1	0.63mi
1225 Avenue K Fort Pierce, FL	3.0	1.0	837	$1,700	$2.03	25d	1	0.66mi
2107 San Marcos Ave Fort Pierce, FL	2.0	1.0	625	$1,171	$1.87	23d	1	0.66mi
3101 Avenue T Fort Pierce, FL	2.0	2.0	1064	$1,980	$1.86	25d	1	0.71mi
1405 Avenue G Apt A Fort Pierce, FL	3.0	2.0	1064	$2,200	$2.07	25d	1	0.74mi
1617 Avenue E Fort Pierce, FL	3.0	1.0	1100	$1,800	$1.64	25d	1	0.75mi
1604 Avenue E Fort Pierce, FL	2.0	1.0	713	$1,350	$1.89	16d	1	0.75mi
2017 N 3rd St Fort Pierce, FL	1.0	1.0	600	$1,650	$2.75	25d	1	0.81mi
1607 Avenue D Fort Pierce, FL	3.0	2.0	1029	$1,700	$1.65	16d	1	0.88mi
434 N 17th St Fort Pierce, FL	2.0	1.0	712	$1,500	$2.11	25d	1	0.91mi
505 N 27th St Fort Pierce, FL	3.0	1.0	879	$2,660	$3.03	25d	1	0.93mi
1127 E Avenue Unit A Fort Pierce, FL	2.0	1.0	784	$1,800	$2.30	23d	1	0.96mi
508 Means Ct Unit A Fort Pierce, FL	1.0	1.0	826	$775	$0.94	25d	1	0.98mi
508 Means Ct Fort Pierce, FL	3.0	3.0	826	$1,950	$2.36	16d	1	0.98mi
529 N 11th St Fort Pierce, FL	2.0	2.0	634	$1,200	$1.89	23d	1	1.00mi
701 N 9th St Unit B Fort Pierce, FL	2.0	2.0	740	$1,395	$1.89	25d	1	1.04mi
2908 Dunbar St Fort Pierce, FL	2.0	1.0	942	$1,300	$1.38	23d	1	1.05mi
312 N 27th St Fort Pierce, FL	2.0	1.0	868	$1,600	$1.84	25d	1	1.11mi
205 N 22nd St Fort Pierce, FL	2.0	1.0	1050	$1,500	$1.43	25d	1	1.14mi
321 N 11th St Unit C Fort Pierce, FL	1.0	1.0	650	$950	$1.46	25d	1	1.17mi
136 N 15th St Unit C Fort Pierce, FL	2.0	1.0	688	$1,375	$2.00	25d	1	1.19mi
204 N 28th St Fort Pierce, FL	3.0	2.0	1000	$1,550	$1.55	25d	1	1.22mi
2760 Seneca Ave Fort Pierce, FL	2.0	1.0	837	$1,500	$1.79	25d	1	1.26mi
4005 Avenue I Unit A Fort Pierce, FL	2.0	1.0	880	$1,600	$1.82	16d	1	1.33mi
4005 Avenue I Unit A Fort Pierce, FL	2.0	1.0	880	$1,600	$1.82	25d	1	1.33mi
1310 Atlantic Ave Unit B Fort Pierce, FL	1.0	1.0	700	$1,620	$2.31	25d	1	1.35mi
1310 Atlantic Ave Unit B Fort Pierce, FL	1.0	1.0	700	$1,550	$2.21	16d	1	1.35mi
1406 Citrus Ave Fort Pierce, FL	2.0	1.0	930	$1,600	$1.72	16d	1	1.44mi

Listing history 19 events

1. 2026-06-21
   days on market $220,000 Active 102 DOM
2. 2026-06-18
   days on market $220,000 Active 99 DOM
3. 2026-06-17
   days on market $220,000 Active 98 DOM
4. 2026-06-16
   days on market $220,000 Active 97 DOM
5. 2026-06-15
   days on market $220,000 Active 96 DOM
6. 2026-06-14
   days on market $220,000 Active 94 DOM
7. 2026-06-13
   days on market $220,000 Active 93 DOM
8. 2026-06-10
   days on market $220,000 Active 91 DOM
9. 2026-06-09
   days on market $220,000 Active 90 DOM
10. 2026-06-08
    days on market $220,000 Active 89 DOM
11. 2026-06-07
    days on market $220,000 Active 88 DOM
12. 2026-06-05
    days on market $220,000 Active 85 DOM
13. 2026-06-03
    days on market $220,000 Active 84 DOM
14. 2026-06-02
    days on market $220,000 Active 83 DOM
15. 2026-06-01
    days on market $220,000 Active 82 DOM
16. 2026-05-31
    days on market $220,000 Active 81 DOM
17. 2026-05-30
    days on market $220,000 Active 80 DOM
18. 2026-02-26
    listed $220,000 Active
19. 2022-01-27
    soldstatus $60,000

ⓘ 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: $2,434 · $203/mo
• Projected year-2 tax: $2,434 · $203/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 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 · 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: $20,473
• − Mortgage interest: −$12,323
• − Property taxes: −$2,434
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$6,400
• Taxable loss: −$5,060
• Est. tax savings @ 24.0%: +$1,214
• After-tax cash flow: $9/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 — 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): 17,461
• Household income: $30,400
• Rent vs Own: 61.1% rent · 38.9% own
• Severe rent burden: 1995.0

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 Black (63%)
• Race & ethnicity: Black 63% Hispanic / Latino 19% White 17% Two or more races 10%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 17% Portuguese 1%
• Foreign-born: 23% · Canada
• Languages at home: 69% English-only · Spanish 14% French/Haitian/Cajun 12% Other Indo-European 4%

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: ▼ -97.20%
• Current HPI: 384.8532
• Rent YoY: ▲ 5.94%
• 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

+266.7% since first listed

2 events — show timeline

• 2026-02-26 Listed $220,000 Beaches MLS
• 2022-01-27 Sold (Public Records) $60,000 Public Records

Property tax history

+14.9%/yr

Latest (2025): $2,434 · +3.8% YoY. Source: county tax records.