8 San Felipe · Lakewood Park, FL 34951

$246,990

2 bd · 2.0 ba · 1,191 sqft · SingleFamily · 16 Days on market

Built 2026 Good condition Est $261k · 5% under

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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 +13.1/30.0
• ARV discount +9.9/15.0
• DSCR +3.9/10.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Sundance is a bright and thoughtfully designed home that offers the ideal blend of comfort, convenience, and easy Florida living. With 1,191 square feet of interior space, this two-bedroom layout is perfect for homebuyers who want a welcoming low-maintenance home in a lively 55+ community. From the covered entry, you step into a light-filled foyer that opens directly into the spacious great room. This central gathering area offers plenty of room for relaxing, watching movies, or hosting friends. The great room flows naturally into the kitchen, which features a smart L-shaped layout with an island, a pantry, and clear sightlines to the main living area. Just off the great room, a sliding

Key facts

• Spacious great room
• Light filled foyer
• Covered entry

Tags

• COVERED ENTRY
• LIGHT FILLED FOYER
• SPACIOUS GREAT ROOM
• SMART L SHAPED LAYOUT
• COVERED OUTDOOR LIVING AREA
• WALK IN CLOSET

Property features AI

Finance

• Other: Address: 8 San Felipe, Fort Pierce, FL 34951; Listing last modified 2026-06-05
• Financial info: List price $246,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family property
• Exterior features: Living area of 1191

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home — Sundance plan; Active listing

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $247k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-10 ($-116/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (13.0% below list).
• Recommended offer: $215k (13.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#719 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• 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: 296 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 41% of the median local income ($63k/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 $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 16 days — a 2% lower offer ($243k) is reasonable based on typical stale-listing flexibility.

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 $214,834 (13.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $260,829
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6903 Shannon Dr	0.35mi	3/2.0 (+1)	1,178 (-1%)	2mo	$269,900	$229	75
5809 Killarney Ave	0.27mi	2/2.0	1,125 (-6%)	4mo	$240,000	$213	75
3 Quito	0.18mi	1/1.5 (-1)	1,305 (+10%)	2mo	$249,000	$191	67
5 Villa Maria	0.07mi	1/1.5 (-1)	1,305 (+10%)	8mo	$249,000	$191	67
5711 Killarney Ave	0.33mi	2/2.0	1,112 (-7%)	11mo	$200,000	$180	64
6806 Pensacola Rd	0.46mi	3/2.0 (+1)	1,244 (+4%)	5mo	$305,000	$245	62
7103 Fort Walton Ave	0.53mi	2/2.0	1,160 (-3%)	12mo	$275,000	$237	61
6905 Bayard Rd	0.38mi	2/2.0	1,075 (-10%)	11mo	$305,000	$284	57
6806 Lakeland Blvd	0.57mi	3/2.0 (+1)	1,263 (+6%)	10mo	$313,000	$248	50
11 Villa Blanca	0.51mi	1/1.5 (-1)	1,305 (+10%)	8mo	$249,000	$191	47
7109 Santa Rosa Pkwy	0.62mi	3/2.0 (+1)	1,316 (+10%)	13mo	$214,000	$163	38
7506 Winter Garden Pkwy	0.71mi	3/2.0 (+1)	1,324 (+11%)	10mo	$290,000	$219	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-40,609
• Equity at exit: $36,827

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-36,025
• Equity at exit: $21,355

Cash invested: $69,157 (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 34951

• Home prices YoY: -23.6%
• Active inventory: 296
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,148 high
• Mortgage (P&I): −$1,295
• Tax est. 1.5%: −$309 /mo · $3,705/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-10

Break-even live

Break-even rent $2,161

Max offer price $245,586

Occupancy floor 95%

Sensitivity live

Price	-10% $161	-5% $76	+0% $-10	+5% $-95	+10% $-180
Rent	-10% $-179	-5% $-95	+0% $-10	+5% $75	+10% $160
Rate	-1.0pp $115	-0.5pp $53	base $-10	+0.5pp $-74	+1.0pp $-139

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: $61,748
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6906 Ocala Ave Fort Pierce, FL	3.0	2.0	1175	$1,955	$1.66	15d	1	0.39mi
5642 Sunberry Cir Fort Pierce, FL	3.0	2.0	1377	$1,950	$1.42	25d	1	0.48mi
7403 Winter Garden Pkwy Fort Pierce, FL	3.0	2.0	1372	$2,200	$1.60	23d	1	0.65mi
7500 Pensacola Rd Fort Pierce, FL	3.0	2.0	1125	$2,150	$1.91	15d	1	0.78mi
7503 Paso Robles Blvd Fort Pierce, FL	3.0	2.0	1260	$2,000	$1.59	25d	1	0.97mi
2450 8th Ave SW Vero Beach, FL	3.0	2.0	1388	$2,100	$1.51	22d	1	1.10mi
6602 Palomar Pkwy Unit A Fort Pierce, FL	3.0	1.0	1200	$2,000	$1.67	25d	1	1.11mi
5234 Oakland Lake Cir Fort Pierce, FL	3.0	2.0	1460	$2,300	$1.58	15d	1	1.14mi
985 23rd Pl SW Vero Beach, FL	3.0	2.0	1176	$2,200	$1.87	22d	1	1.23mi

Listing history 12 events

1. 2026-06-21
   days on market $246,990 Active 16 DOM
2. 2026-06-18
   days on market $246,990 Active 13 DOM
3. 2026-06-17
   days on market $246,990 Active 12 DOM
4. 2026-06-16
   days on market $246,990 Active 11 DOM
5. 2026-06-15
   days on market $246,990 Active 10 DOM
6. 2026-06-14
   days on market $246,990 Active 8 DOM
7. 2026-06-13
   days on market $246,990 Active 7 DOM
8. 2026-06-10
   days on market $246,990 Active 5 DOM
9. 2026-06-09
   days on market $246,990 Active 4 DOM
10. 2026-06-08
    days on market $246,990 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $246,990 Active 2 DOM

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $25,780
• − Mortgage interest: −$13,835
• − Property taxes: −$3,705
• − Insurance: −$1,235
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − Depreciation: −$7,185
• Taxable loss: −$4,305
• Est. tax savings @ 24.0%: +$1,033
• After-tax cash flow: $917/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 · 4 photos

Good 75/100 Cosmetic rehab

The home is in good condition with a good exterior and interior. It has a good roof and flooring, and the interior walls and paint appear to be in good condition. The home is located in a desirable community with a good neighborhood. The home is move-in ready and has a good resale and rental value.

Value-add opportunities

• Both Landscaping — A well-maintained landscape can enhance curb appeal and attract potential buyers or renters.
• Both Interior paint — Fresh paint can make the interior look more inviting and modern.
• Both Kitchen appliances — Upgrading to modern appliances can increase the home's appeal and value.
• Both Bathroom fixtures — Updating the bathroom fixtures can improve the home's functionality and aesthetic appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — A well-maintained landscape can enhance curb appeal and attract potential buyers or renters. ↑
• Both Interior paint — Fresh paint can make the interior look more inviting and modern. ↑
• Both Kitchen appliances — Upgrading to modern appliances can increase the home's appeal and value. ↑
• Both Bathroom fixtures — Updating the bathroom fixtures can improve the home's functionality and aesthetic appeal. ↑

ⓘ 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 — Lakewood Park

• Score: 63/100
• State rank: #719
• US rank: #15407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakewood Park, FL
• County: Saint Lucie County · 337,150 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 17,148
• Household income: $63,122
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 140.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 3% Vietnamese 1%

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: ▼ -106.06%
• Current HPI: 343.1376
• 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