1606 Avenue H · Fort Pierce, FL 34950

$129,900

2 bd · 1.0 ba · 914 sqft · SingleFamily public records · 75 Days on market

Built 1962 6,960 sqft lot Est $163k · 20% under

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Rent growth +4.0/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision to this high-potential investment opportunity at 1606 Avenue H. While the current 2-bedroom home requires a full renovation, the oversized 6,960 sq. ft. lot offers rare depth and space for expansion or a complete rebuild. The solid concrete block construction provides a sturdy foundation for your next project. Ideally located in the heart of Fort Pierce, you are less than 10 minutes from the vibrant Downtown waterfront, city marina, and pristine South Causeway beaches. Nature lovers will appreciate the quick access to Savannas Recreation Area and the Fort Pierce Inlet State Park. With no HOA restrictions, this property is perfect for an investor looking to capitalize on th

Key facts

• No hoa restrictions
• Oversized lot
• 6,960 sq ft lot

Tags

• OVERSIZED LOT
• NO HOA RESTRICTIONS

Property features AI

Finance

• Other: Pets allowed with no restrictions
• Financial info: No investor or income/expense details listed
• HOA & community: No HOA information listed

Exterior

• Parking: No covered parking (no carport); Parking total listed as 0
• Security: No security features listed
• Utilities: Public water; Public sewer; No additional utilities listed
• Home design: Single family residence; One story; Faces south; Resale property
• Construction: Stucco construction; Built as single-story; Building area approximately 1,012 total; living area approximately 914
• Exterior features: Not waterfront; Shingle roof

Interior

• Kitchen: Electric water heater
• Bedrooms: One bedroom on the main level
• Flooring: Other flooring
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Wall/window cooling unit(s)
• Interior features: No notable interior features listed; Unfurnished
• Laundry & utility: No laundry/utility details listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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+, schools D, amenities 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.
• Market conditions: Rents rising fast (+5.9%/yr); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,692/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 $898 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $130k implies a 1565% 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 $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.97%
• DSCR: 1.67
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $162,692
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 N 20th St	0.29mi	2/2.0	864 (-6%)	2mo	$93,000	$108	72
1202 Avenue L	0.40mi	2/1.0	864 (-6%)	13mo	$153,750	$178	61
210 N 22nd St	0.71mi	3/1.0 (+1)	912 (-0%)	2mo	$224,900	$247	60
805 N 27th St	0.71mi	3/1.0 (+1)	925 (+1%)	1mo	$165,000	$178	59
1903 Avenue O	0.46mi	3/1.0 (+1)	816 (-11%)	12mo	$180,000	$221	46
1605 N 17th St	0.45mi	2/1.0	782 (-14%)	15mo	$174,900	$224	42
507 N 24th St	0.59mi	3/1.0 (+1)	994 (+9%)	15mo	$170,000	$171	40

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: 8.8%
• Equity multiple: 1.36×
• Total profit: $13,025
• Equity at exit: $19,369

10-year hold

• IRR: 20.4%
• Equity multiple: 2.95×
• Total profit: $71,093
• Equity at exit: $11,231

Cash invested: $36,372 (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: 165
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,692 high
• Mortgage (P&I): −$681
• Tax from tax record: −$148 /mo · $1,774/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $454

Break-even live

Break-even rent $1,118

Max offer price $129,900

Occupancy floor 68%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 Avenue G Apt A Fort Pierce, FL	3.0	2.0	1064	$2,200	$2.07	23d	1	0.21mi
1604 Avenue E Fort Pierce, FL	2.0	1.0	713	$1,350	$1.89	14d	1	0.21mi
1617 Avenue E Fort Pierce, FL	3.0	1.0	1100	$1,800	$1.64	23d	1	0.24mi
907 N 20th St Apt B Fort Pierce, FL	3.0	1.0	980	$1,800	$1.84	23d	1	0.25mi
1225 Avenue K Fort Pierce, FL	3.0	1.0	837	$1,700	$2.03	23d	1	0.32mi
1220 Avenue L Unit A Fort Pierce, FL	3.0	1.0	850	$1,700	$2.00	23d	1	0.34mi
1607 Avenue D Fort Pierce, FL	3.0	2.0	1029	$1,700	$1.65	14d	1	0.36mi
1601 N 17th St Fort Pierce, FL	2.0	1.0	996	$1,650	$1.66	23d	1	0.40mi
434 N 17th St Fort Pierce, FL	2.0	1.0	712	$1,500	$2.11	23d	1	0.40mi
1127 E Avenue Unit A Fort Pierce, FL	2.0	1.0	784	$1,800	$2.30	21d	1	0.45mi
508 Means Ct Unit A Fort Pierce, FL	1.0	1.0	826	$775	$0.94	23d	1	0.45mi
508 Means Ct Fort Pierce, FL	3.0	3.0	826	$1,950	$2.36	14d	1	0.45mi
529 N 11th St Fort Pierce, FL	2.0	2.0	634	$1,200	$1.89	21d	1	0.50mi
2202 N AVE Unit A Fort Pierce, FL	2.0	1.0	585	$1,500	$2.56	23d	1	0.51mi
1408 N 23rd St Fort Pierce, FL	3.0	1.0	1110	$1,900	$1.71	14d	1	0.51mi
1710 N 21st St Fort Pierce, FL	3.0	1.0	968	$2,100	$2.17	14d	1	0.58mi
701 N 9th St Unit B Fort Pierce, FL	2.0	2.0	740	$1,395	$1.89	23d	1	0.59mi
321 N 11th St Unit C Fort Pierce, FL	1.0	1.0	650	$950	$1.46	23d	1	0.63mi
136 N 15th St Unit C Fort Pierce, FL	2.0	1.0	688	$1,375	$2.00	23d	1	0.66mi
1610 N 25th St Unit 1 Fort Pierce, FL	2.0	1.0	740	$1,600	$2.16	14d	1	0.68mi
1610 N 25th St Unit 10 Fort Pierce, FL	2.0	1.0	740	$1,600	$2.16	23d	1	0.68mi
1610 N 25th St Unit 13 Fort Pierce, FL	2.0	1.0	740	$1,550	$2.09	23d	1	0.68mi
205 N 22nd St Fort Pierce, FL	2.0	1.0	1050	$1,500	$1.43	23d	1	0.75mi
2804 Avenue J Fort Pierce, FL	3.0	1.0	816	$2,000	$2.45	14d	1	0.76mi
505 N 27th St Fort Pierce, FL	3.0	1.0	879	$2,660	$3.03	23d	1	0.77mi
1310 Atlantic Ave Unit B Fort Pierce, FL	1.0	1.0	700	$1,550	$2.21	14d	1	0.82mi
1310 Atlantic Ave Unit B Fort Pierce, FL	1.0	1.0	700	$1,620	$2.31	23d	1	0.82mi
312 N 27th St Fort Pierce, FL	2.0	1.0	868	$1,600	$1.84	23d	1	0.86mi
2017 N 3rd St Fort Pierce, FL	1.0	1.0	600	$1,650	$2.75	23d	1	0.92mi
1406 Citrus Ave Fort Pierce, FL	2.0	1.0	930	$1,600	$1.72	14d	1	0.92mi
2908 Dunbar St Fort Pierce, FL	2.0	1.0	942	$1,300	$1.38	21d	1	0.92mi
204 N 28th St Fort Pierce, FL	3.0	2.0	1000	$1,550	$1.55	23d	1	0.97mi
804 Orange Ave Unit B Fort Pierce, FL	2.0	1.0	700	$1,350	$1.93	14d	1	0.97mi
804 Orange Ave Unit B Fort Pierce, FL	2.0	1.0	700	$1,450	$2.07	23d	1	0.97mi
1002 Boston Ave Fort Pierce, FL	2.0	1.0	809	$2,000	$2.47	23d	1	0.97mi
127 S 10th St Fort Pierce, FL	2.0	1.0	809	$1,800	$2.22	23d	1	0.97mi
3002 Avenue Q Fort Pierce, FL	2.0	1.0	864	$1,900	$2.20	23d	1	1.03mi
1910 Juanita Ave Fort Pierce, FL	3.0	2.0	1100	$2,000	$1.82	14d	1	1.07mi
510 Texas Ct Fort Pierce, FL	2.0	1.0	750	$1,400	$1.87	23d	1	1.10mi
3101 Avenue T Fort Pierce, FL	2.0	2.0	1064	$1,980	$1.86	23d	1	1.16mi

Listing history 18 events

1. 2026-06-18
   days on market $129,900 Active 75 DOM
2. 2026-06-17
   days on market $129,900 Active 74 DOM
3. 2026-06-16
   days on market $129,900 Active 73 DOM
4. 2026-06-15
   days on market $129,900 Active 72 DOM
5. 2026-06-14
   days on market $129,900 Active 70 DOM
6. 2026-06-13
   days on market $129,900 Active 69 DOM
7. 2026-06-10
   days on market $129,900 Active 67 DOM
8. 2026-06-09
   days on market $129,900 Active 66 DOM
9. 2026-06-08
   days on market $129,900 Active 65 DOM
10. 2026-06-07
    days on market $129,900 Active 64 DOM
11. 2026-06-05
    days on market $129,900 Active 61 DOM
12. 2026-06-03
    days on market $129,900 Active 60 DOM
13. 2026-06-02
    days on market $129,900 Active 59 DOM
14. 2026-06-01
    days on market $129,900 Active 58 DOM
15. 2026-05-31
    days on market $129,900 Active 57 DOM
16. 2026-05-30
    days on market $129,900 Active 56 DOM
17. 2026-04-02
    listed $129,900 Active
18. 1977-06-01
    soldstatus $7,800

ⓘ 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: $1,774 · $148/mo
• Projected year-2 tax: $1,774 · $148/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: $20,309
• − Mortgage interest: −$7,276
• − Property taxes: −$1,774
• − Insurance: −$650
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$3,779
• Taxable income: $3,581
• Est. tax owed @ 24.0%: −$859
• After-tax cash flow: $4,587/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

+1565.4% since first listed

2 events — show timeline

• 2026-04-02 Listed $129,900 Beaches MLS
• 1977-06-01 Sold (Public Records) $7,800 Public Records

Property tax history

+37.4%/yr

Latest (2025): $1,774 · +6.2% YoY. Source: county tax records.