Crescent Plan · Port St. Lucie, FL 34953

$265,990

3 bd · 2.0 ba · 1,296 sqft · SingleFamily · 102 Days on market

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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 +10.9/30.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• More yard space
• 2 garage spots
• Listed 101 days

Tags

• LARGE COVERED FRONT PORCH
• MORE YARD SPACE
• OPTIONAL TRUSSED COVERED LANAI

Property features AI

Finance

• Financial info: List price $265,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: New construction plan: Crescent; Listing status: Active
• Construction: Plan inventory type
• Exterior features: Located at 2718 SW Savona Blvd, Port Saint Lucie, FL 34953

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1296

🏗️ New construction. The $265,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $344,736.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $266k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $266k).
• Recommended offer: $242k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 3.9% in Port St. Lucie — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 flat; 758 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 40% of the median local income ($86k/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 $10k 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 ($242k) 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 $242,050 (9.0% 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. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $344,736
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
962 SW Haleyberry Ave	0.47mi	3/2.0	1,270 (-2%)	7mo	$320,000	$252	69
4626 SW Ulster St	0.51mi	3/2.0	1,304 (+1%)	9mo	$345,000	$265	68
1321 SW Calmar Ave	0.34mi	3/2.0	1,248 (-4%)	12mo	$350,000	$280	67
1081 SW Kant Ave	0.65mi	3/2.0	1,261 (-3%)	8mo	$335,000	$266	58
1301 SW Becker Rd	0.34mi	2/2.0 (-1)	1,239 (-4%)	18mo	$349,990	$282	57
4617 SW Pearl St	0.29mi	3/2.0	1,445 (+12%)	21mo	$385,000	$266	50
4185 SW Belshaw St	0.73mi	3/2.0	1,445 (+12%)	8mo	$425,000	$294	40
1062 SW Macao Ave	0.73mi	4/2.0 (+1)	1,375 (+6%)	23mo	$320,000	$233	32

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 · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.24×
• Total profit: $-73,207
• Equity at exit: $51,401

10-year hold

• IRR: -26.0%
• Equity multiple: -0.10×
• Total profit: $-105,890
• Equity at exit: $29,806

Cash invested: $96,526 (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 34953

• Home prices YoY: -10.1%
• Rents YoY: 0.2%
• Active inventory: 758
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,823 high
• Mortgage (P&I): −$1,808
• Tax est. 1.5%: −$431 /mo · $5,171/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $-152

Break-even live

Break-even rent $3,016

Max offer price $322,687

Occupancy floor —

Sensitivity live

Price	-10% $86	-5% $-33	+0% $-152	+5% $-271	+10% $-391
Rent	-10% $-375	-5% $-264	+0% $-152	+5% $-41	+10% $71
Rate	-1.0pp $21	-0.5pp $-65	base $-152	+0.5pp $-242	+1.0pp $-333

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: $86,184
• Closing costs: $10,342
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 SW Idol Ave Port Saint Lucie, FL	3.0	2.0	1796	$2,600	$1.45	14d	1	0.27mi
4209 SW McClellen St Port Saint Lucie, FL	3.0	2.0	1766	$3,400	$1.93	24d	1	0.52mi
962 SW Kappa Ave Port Saint Lucie, FL	3.0	2.0	1275	$3,000	$2.35	24d	1	0.61mi
4285 SW Walker St Port Saint Lucie, FL	4.0	2.0	1833	$2,476	$1.35	14d	1	0.63mi
4262 SW Jared St Port Saint Lucie, FL	3.0	2.0	1240	$2,350	$1.90	24d	1	0.68mi
4498 SW Port St Lucie Blvd Port Saint Lucie, FL	3.0	2.5	1122	$2,500	$2.23	24d	1	0.71mi
1481 SW Jacksonville Ave Port Saint Lucie, FL	3.0	2.0	1780	$3,300	$1.85	14d	1	0.79mi
952 SW Jasper Ave Port Saint Lucie, FL	4.0	2.0	1833	$2,216	$1.21	22d	1	0.89mi
4481 SW Darlington St Port Saint Lucie, FL	4.0	2.0	1796	$2,700	$1.50	14d	1	1.02mi
601 SW Icon Ave Port Saint Lucie, FL	3.0	2.0	1383	$2,800	$2.02	22d	1	1.03mi
1342 SW Wampler Ave Port Saint Lucie, FL	3.0	2.0	1282	$2,400	$1.87	24d	1	1.05mi
511 SW Nadell Ave Port Saint Lucie, FL	4.0	2.0	1833	$2,486	$1.36	14d	1	1.29mi
393 SW Tarra Ave Port Saint Lucie, FL	4.0	2.0	1827	$2,900	$1.59	22d	1	1.44mi
3912 SW McCrory St Port Saint Lucie, FL	3.0	2.0	1159	$2,350	$2.03	24d	1	1.47mi

Listing history 10 events

1. 2026-06-18
   days on market $265,990 Active 102 DOM
2. 2026-06-16
   days on market $265,990 Active 101 DOM
3. 2026-06-15
   days on marketlisting id $265,990 Active 100 DOM
4. 2026-06-15
   days on marketlisting id $265,990 Active 503 DOM
5. 2026-06-13
   days on market $265,990 Active 99 DOM
6. 2026-06-10
   days on market $265,990 Active 97 DOM
7. 2026-06-08
   days on market $265,990 Active 96 DOM
8. 2026-06-07
   days on marketlisting id $265,990 Active 95 DOM
9. 2026-06-05
   days on marketlisting id $265,990 Active 500 DOM
10. 2026-06-03
    listed $265,990 Active 94 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,874
• − Mortgage interest: −$19,311
• − Property taxes: −$5,171
• − Insurance: −$1,724
• − Repairs & maintenance: −$2,710
• − Management: −$2,710
• − Depreciation: −$10,029
• Taxable loss: −$7,780
• Est. tax savings @ 24.0%: +$1,867
• After-tax cash flow: $39/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 — Port St. Lucie

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Port St. Lucie, FL
• County: Saint Lucie County · 337,150 people
• City population: 221,051
• Metro: Port St. Lucie, FL
• Population (ZIP): 86,875
• Household income: $85,667
• Rent vs Own: 13.1% rent · 86.9% own
• Severe rent burden: 857.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 42% Hispanic / Latino 28% Black 23% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Cuban 4% Dominican 3%
• Common ancestry: Hispanic 4% Romanian 2% Estonian 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 69% English-only · Spanish 19% French/Haitian/Cajun 6% Other Indo-European 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: ▼ -44.19%
• Current HPI: 392.7681
• Rent YoY: ▲ 0.22%
• 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