1963 SW Palm City Rd Unit F · Stuart, FL 34994

$105,000

2 bd · 2.0 ba · 894 sqft · Condo public records · 114 Days on market

Built 1972 $117/sqft · 10% below area Est $117k · 10% under $802/mo HOA · 36% of rent

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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 +25.0/30.0
• ARV discount +12.1/15.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow! Act fast! FURNISHED, 2/2, corner unit, light & bright & clean as a whistle!Conveniently located across from pool & clubhouse. Located on the 1st Tee, free entertainment! Newer Bosch diswasher. Side by side refrigerator. Whirlpool range. Microwave & garbage disposal. Walk in closets in both bedrooms. Tub & shower in guest bathroom. Shower in master. Tile in kit, dining room, foyer/entrance. Carpet in Living room & bedrooms. Peaceful screen lanai with a NE exposure. Storage closet on lanai. Community washer and dryer , 2 doors away, on same floor. Hot water is included in monthly condo fee, as is internet, cable, water, sewer, trash, heated community pool, clubhouse, bocce ball ct. ,day dock on the river across the street and of course GOLF! Lots of amenities & always something going on! Priced to sell fast, so act on this today!

Key facts

• Garbage disposal
• Microwave
• Walk in closets

Tags

• NEWER BOSCH DISHWASHER
• SIDE BY SIDE REFRIGERATOR
• WHIRLPOOL RANGE
• MICROWAVE
• GARBAGE DISPOSAL
• WALK IN CLOSETS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.1% in Stuart — 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 84/100 on livability (#39 in FL, #790 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: crime C-, employment C-, amenities D.
• Martin (suburban): math 52% / reading 53% proficiency, ranked #24 of 73 in FL (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.7%/yr); 256 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 42% 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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y ago; this cycle's ask is 6900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $26k; list at $105k implies a 299% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: major flood risk; 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 $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.10% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.27%
• DSCR: 1.41
• GRM: 4.0

CMA / ARV

• ARV (median comp): $117,019
• List price: $105,000
• Delta: -10.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.71×
• Total profit: $-8,486
• Equity at exit: $15,656

10-year hold

• IRR: -8.5%
• Equity multiple: 0.61×
• Total profit: $-11,606
• Equity at exit: $9,078

Cash invested: $29,400 (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 34994

• Home prices YoY: -27.1%
• Rents YoY: -0.7%
• Active inventory: 256
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,202 high
• Mortgage (P&I): −$551
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$44
• HOA: −$802
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $227

Break-even live

Break-even rent $1,915

Max offer price $105,000

Occupancy floor 85%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1950 SW Palm City Rd Stuart, FL	2.0	2.0	1031	$3,150	$3.05	23d	3	0.16mi
1950 SW Palm City Rd Unit 4-4205 Stuart, FL	2.0	2.0	938	$2,400	$2.56	14d	1	0.16mi
1900 S Kanner Hwy Unit 2-203 Stuart, FL	2.0	2.0	1086	$1,800	$1.66	14d	1	0.19mi
2600 S Kanner Hwy Stuart, FL	1.0–2.0	1.5–2.0	890	$1,950	$2.19	14d	3	0.41mi
400 SE Central Pkwy Stuart, FL	1.0–2.0	1.0–2.0	918	$2,640	$2.87	14d	16	0.62mi
950 S Kanner Hwy Stuart, FL	2.0	2.0	1019	$1,888	$1.85	21d	3	0.76mi
950 S Kanner Hwy Stuart, FL	1.0–2.0	1.0–2.0	850	$2,000	$2.35	14d	4	0.76mi
950 S Kanner Hwy Stuart, FL	1.0–2.0	1.0–2.5	1062	$2,000	$1.88	23d	5	0.76mi
2819 SW Cornell Ave Palm City, FL	2.0	1.5	1060	$2,150	$2.03	21d	1	0.77mi
801 SE Central Pkwy #7 Stuart, FL	2.0	2.0	1046	$2,150	$2.06	14d	1	0.88mi
633 SW Cleveland Ave Stuart, FL	1.0	1.0	548	$2,100	$3.83	14d	1	1.09mi
801 SE Central Ave Stuart, FL	3.0	1.0	899	$2,300	$2.56	14d	1	1.12mi
524 SW St Lucie Cres Stuart, FL	1.0	1.0	610	$1,925	$3.16	14d	5	1.18mi
1485 SW Silver Pine Way Unit 107 B-2 Palm City, FL	1.0	1.0	830	$1,650	$1.99	23d	1	1.20mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$3,800	$4.57	23d	1	1.22mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$1,900	$2.28	21d	1	1.22mi
544 SW 35th St Palm City, FL	2.0	1.0	850	$1,850	$2.18	23d	1	1.22mi
2104 SE Edler Dr Stuart, FL	1.0	1.0	726	$1,500	$2.07	23d	1	1.22mi
2118 SE Edler Dr Unit B Stuart, FL	2.0	2.0	876	$1,995	$2.28	23d	1	1.23mi
2124 SE Edler Dr Stuart, FL	2.0	2.0	876	$1,800	$2.05	23d	1	1.23mi
664 SW 35th St Unit 6 Palm City, FL	2.0	1.5	900	$1,850	$2.06	14d	1	1.24mi
664 SW 35th St Apt 3 Palm City, FL	2.0	1.5	900	$1,775	$1.97	14d	1	1.24mi
906 SE Tarpon Ave Unit B Stuart, FL	1.0	1.0	600	$1,350	$2.25	23d	1	1.25mi
3375 SW Mapp Rd Unit 204 Palm City, FL	3.0	2.0	1067	$2,300	$2.16	23d	1	1.30mi
1605 SW Silver Pine Way Unit F2 Palm City, FL	2.0	2.0	1111	$2,000	$1.80	23d	1	1.30mi
1215 SE Glenwood Dr Stuart, FL	2.0	2.0	1089	$1,859	$1.71	14d	10	1.33mi
3031 SE Aster Ln Unit 608 Stuart, FL	2.0	2.0	1019	$1,870	$1.84	23d	1	1.44mi
3151 SE Aster Ln #1306 Stuart, FL	2.0	2.0	1034	$1,800	$1.74	23d	1	1.45mi
41 SW Seminole St Stuart, FL	3.0	1.0–2.5	1353	$13,167	$9.73	23d	3	1.45mi
2703 SW Matheson Ave Unit 116-G2 Palm City, FL	1.0	1.0	842	$1,400	$1.66	23d	1	1.45mi
2703 SW Matheson Ave Unit 116- B1 Palm City, FL	1.0	1.0	842	$1,750	$2.08	14d	1	1.45mi
3800 S Kanner Hwy Stuart, FL	3.0	1.0–2.0	970	$2,604	$2.68	14d	21	1.49mi

HOA detail condo

• Monthly dues: $802 · $9,624/yr
• Likely covers: watersewertrashinternetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-18
   days on market $105,000 Active 114 DOM
2. 2026-06-17
   days on market $105,000 Active 113 DOM
3. 2026-06-16
   days on market $105,000 Active 112 DOM
4. 2026-06-15
   days on market $105,000 Active 111 DOM
5. 2026-06-14
   days on market $105,000 Active 109 DOM
6. 2026-06-13
   days on market $105,000 Active 108 DOM
7. 2026-06-10
   days on market $105,000 Active 106 DOM
8. 2026-06-09
   days on market $105,000 Active 105 DOM
9. 2026-06-08
   days on market $105,000 Active 104 DOM
10. 2026-06-07
    days on market $105,000 Active 103 DOM
11. 2026-06-03
    days on market $105,000 Active 99 DOM
12. 2026-06-02
    days on market $105,000 Active 98 DOM
13. 2026-06-01
    days on market $105,000 Active 97 DOM
14. 2026-05-31
    days on market $105,000 Active 96 DOM
15. 2026-05-31
    days on market $105,000 Active 95 DOM
16. 2026-05-19
    price $105,000 886-char remark

    Show marketing remark (886 chars)

    Wow! Act fast! FURNISHED, 2/2, corner unit, light & bright & clean as a whistle!Conveniently located across from pool & clubhouse. Located on the 1st Tee, free entertainment! Newer Bosch diswasher. Side by side refrigerator. Whirlpool range. Microwave & garbage disposal. Walk in closets in both bedrooms. Tub & shower in guest bathroom. Shower in master. Tile in kit, dining room, foyer/entrance. Carpet in Living room & bedrooms. Peaceful screen lanai with a NE exposure. Storage closet on lanai. Community washer and dryer , 2 doors away, on same floor. Hot water is included in monthly condo fee, as is internet, cable, water, sewer, trash, heated community pool, clubhouse, bocce ball ct. ,day dock on the river across the street and of course GOLF! Lots of amenities & always something going on! Priced to sell fast, so act on this today!

17. 2026-04-22
    listed $1,500
18. 2026-02-23
    listed $115,000 Active 886-char remark

    Show marketing remark (886 chars)

    Wow! Act fast! FURNISHED, 2/2, corner unit, light & bright & clean as a whistle!Conveniently located across from pool & clubhouse. Located on the 1st Tee, free entertainment! Newer Bosch diswasher. Side by side refrigerator. Whirlpool range. Microwave & garbage disposal. Walk in closets in both bedrooms. Tub & shower in guest bathroom. Shower in master. Tile in kit, dining room, foyer/entrance. Carpet in Living room & bedrooms. Peaceful screen lanai with a NE exposure. Storage closet on lanai. Community washer and dryer , 2 doors away, on same floor. Hot water is included in monthly condo fee, as is internet, cable, water, sewer, trash, heated community pool, clubhouse, bocce ball ct. ,day dock on the river across the street and of course GOLF! Lots of amenities & always something going on! Priced to sell fast, so act on this today!

19. 2025-04-10
    historical $1,500
20. 2025-04-03
    listed $1,500
21. 2025-03-11
    price $99,000
22. 2025-03-04
    price $115,000
23. 2025-02-02
    price $125,000
24. 2024-09-28
    listed $130,000 Active
25. 2014-10-04
    historical
26. 2014-10-01
    historical
27. 2013-09-21
    historical
28. 2011-04-25
    soldstatus $26,310
29. 2011-04-05
    historical
30. 2011-04-01
    historical
31. 2011-03-11
    historical
32. 2011-01-28
    listed $29,900
33. 2011-01-28
    listed $29,900
34. 2011-01-28
    listed $29,900
35. 2010-06-01
    listed $43,900
36. 2009-03-13
    listed $35,000
37. 2006-02-10
    listed $110,000
38. 2004-12-21
    soldstatus $92,000
39. 1990-03-01
    soldstatus $45,000

ⓘ 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: $1,396 · $116/mo
• Projected year-2 tax: $1,396 · $116/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,428
• − Mortgage interest: −$5,882
• − Property taxes: −$1,396
• − Insurance: −$525
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − HOA: −$9,624
• − Depreciation: −$3,055
• Taxable income: $1,718
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $2,313/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: Martin
• NCES district ID: 1201290
• Math proficiency: 52% ▼ -14.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $52,482
• Composite: 45.1/100
• National rank: #2690
• State rank: #24 of 73 in FL

Livability — Stuart

• Score: 84/100
• State rank: #39
• US rank: #790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Martin County · 165,223 people
• City population: 65,812
• Metro: Port St. Lucie, FL
• Population (ZIP): 18,737
• Household income: $62,533
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 1408.0

Population outlook (Martin County) Hauer SSP2

• Today (2025): 172,383 people
• By 2030: 180,192 · +4.5%
• By 2040: 194,114 · +12.6%
• By 2050: 204,992 · +18.9%
• By 2075: 229,641 · +33.2%
• By 2100: 232,146 · +34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 21% Two or more races 12% Black 11%
• Hispanic origin (detail): Mexican 6% Puerto Rican 5% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+31.1) · D 34.1% · R 65.2%
• 2008→2024 swing: -17.5pp toward R · 2008: -13.6pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+24.6 2016: R+26.9 2012: R+22.9 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.08%
• Current HPI: 349.7061
• Rent YoY: ▼ -0.69%
• 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

+133.3% since first listed

24 events — show timeline

• 2026-05-19 Price Changed $105,000 MCRTC
• 2026-04-22 Listed for Rent $1,500 MCRTC
• 2026-02-23 Listed $115,000 MCRTC
• 2025-04-10 Rental Removed $1,500 MCRTC
• 2025-04-03 Listed for Rent $1,500 MCRTC
• 2025-03-11 Price Changed $99,000 MCRTC
• 2025-03-04 Price Changed $115,000 MCRTC
• 2025-02-02 Price Changed $125,000 MCRTC
• 2024-09-28 Listed $130,000 MCRTC
• 2014-10-04 Listing Removed — Beaches MLS
• 2014-10-01 Listing Removed — Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2011-04-25 Sold (MLS) $26,310 Beaches MLS
• 2011-04-05 Listing Removed — Beaches MLS
• 2011-04-01 Listing Removed — MCRTC
• 2011-03-11 Listing Removed — MCRTC
• 2011-01-28 Listed $29,900 MCRTC
• 2011-01-28 Listed $29,900 MCRTC
• 2011-01-28 Listed $29,900 Beaches MLS
• 2010-06-01 Listed $43,900 Beaches MLS
• 2009-03-13 Listed $35,000 Beaches MLS
• 2006-02-10 Listed $110,000 Beaches MLS
• 2004-12-21 Sold (Public Records) $92,000 Public Records
• 1990-03-01 Sold (Public Records) $45,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,396 · -2.2% YoY. Source: county tax records.