1767 S Dovetail Dr Unit R · Fort Pierce, FL 34982

$179,000

2 bd · 2.0 ba · 1,409 sqft · Condo public records · 56 Days on market

Built 1991 $530/mo HOA · 28% of rent

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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 +10.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy Florida living in this charming condo located in a vibrant, amenity-filled community. Freshly painted with crown molding and plantation shutters. Enjoy spacious closets, and a remodeled master bathroom with granite vanity. Relax on your private screened porch or enjoy the active clubhouse featuring a heated pool, tennis court & shuffleboard. Savannahs is a pet friendly community with no age restrictions. 675 credit score required through Transunion.

Key facts

• Active clubhouse
• Tennis court
• Heated pool

Tags

• AMENITY FILLED COMMUNITY
• REMODELED MASTER BATHROOM
• PRIVATE SCREENED PORCH
• ACTIVE CLUBHOUSE
• HEATED POOL
• TENNIS COURT

Property features AI

Finance

• HOA & community: Community clubhouse; Community pool; Shuffleboard court; Tennis courts; Monthly HOA fee

Exterior

• Parking: Attached garage (1 garage space, 1 covered space; 2 parking spaces total)
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Water connected; Sewer available
• Home design: Condominium; One story; Resale condition; Facing south
• Construction: CBS construction
• Exterior features: Not waterfront; Shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Unfurnished
• Laundry & utility: Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (8.9% below list).
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $163k (8.9% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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 (+7.4%/yr); 336 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 42% of the median local income ($54k/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 $1k of loan paydown is wiped out by about $5k 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 56 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• 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 $163,001 (8.9% 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 56 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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 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: 1.06% ✓
• Cap rate: 5.69%
• Cash-on-cash: -2.17%
• DSCR: 0.90
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.42% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.49×
• Total profit: $-25,693
• Equity at exit: $26,689

10-year hold

• IRR: 2.4%
• Equity multiple: 1.22×
• Total profit: $10,919
• Equity at exit: $15,477

Cash invested: $50,120 (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 34982

• Home prices YoY: -33.4%
• Rents YoY: 7.4%
• Active inventory: 336
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$939
• Tax from tax record: −$50 /mo · $595/yr
• Insurance: −$75
• HOA: −$530
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-91

Break-even live

Break-even rent $2,016

Max offer price $163,001

Occupancy floor 100%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1829 Sandhill Crane Dr Unit B2 Fort Pierce, FL	2.0	2.0	1334	$2,000	$1.50	23d	1	0.18mi
1739 N Dovetail Dr Fort Pierce, FL	2.0	2.0	1230	$1,750	$1.42	23d	1	0.24mi
1747 N Dovetail Dr Unit A Fort Pierce, FL	2.0	2.0	1286	$2,100	$1.63	23d	1	0.27mi
1804 Blue Heron Ln Unit C Fort Pierce, FL	2.0	2.0	1286	$1,900	$1.48	23d	1	0.33mi
1772 N Dovetail Dr Unit C Fort Pierce, FL	2.0	2.0	1230	$2,100	$1.71	23d	1	0.37mi
3200 S US Highway 1 Fort Pierce, FL	2.0–3.0	1.0–2.0	1144	$1,509	$1.32	13d	1	0.38mi
916 Savannas Point Dr Fort Pierce, FL	2.0	2.0	1120	$2,100	$1.88	13d	1	0.42mi
802 N Lake Dr Unit B Fort Pierce, FL	2.0	1.0	1000	$1,550	$1.55	23d	1	0.47mi
3030 S US Highway 1 Fort Pierce, FL	3.0	2.0	1184	$1,774	$1.50	13d	1	0.51mi
1219 S Lakes End Dr Unit 2 Fort Pierce, FL	2.0	2.0	1186	$1,500	$1.26	13d	1	0.55mi
800 Kanner Dr Unit B Fort Pierce, FL	2.0	1.0	900	$1,550	$1.72	13d	1	0.56mi
928 Fra Mar Pl Fort Pierce, FL	3.0	1.0	1440	$2,000	$1.39	23d	1	0.62mi
2902 Oleander Blvd Fort Pierce, FL	3.0	2.0	1276	$2,700	$2.12	23d	1	0.90mi
2625 Heathcote Dr Unit 2623 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	23d	1	1.07mi
2625 Heathcote Dr Unit 2631 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	13d	1	1.07mi
2625 Heathcote Dr Unit 2647 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	21d	1	1.07mi
4166 Gator Trace Villas Cir Unit B Fort Pierce, FL	3.0	2.0	1336	$2,200	$1.65	23d	1	1.07mi
115 Maple Ave Fort Pierce, FL	3.0	1.0	1008	$1,999	$1.98	23d	1	1.11mi
4215 Gator Trace Ave Unit G Fort Pierce, FL	2.0	2.0	1200	$2,200	$1.83	23d	1	1.21mi
3343 Liberty Square Way #104 Fort Pierce, FL	3.0	2.5	1638	$2,300	$1.40	23d	1	1.22mi
4003 Oleander Ave Fort Pierce, FL	3.0–4.0	2.0	1765	$2,748	$1.56	13d	1	1.31mi
2147 Sibley Ave Fort Pierce, FL	2.0	1.0	1568	$1,800	$1.15	23d	1	1.46mi

HOA detail condo

• Monthly dues: $530 · $6,360/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $179,000 Active 56 DOM
2. 2026-06-17
   days on market $179,000 Active 55 DOM
3. 2026-06-16
   days on market $179,000 Active 54 DOM
4. 2026-06-15
   days on market $179,000 Active 53 DOM
5. 2026-06-14
   days on market $179,000 Active 51 DOM
6. 2026-06-13
   days on market $179,000 Active 50 DOM
7. 2026-06-10
   days on market $179,000 Active 48 DOM
8. 2026-06-09
   days on market $179,000 Active 47 DOM
9. 2026-06-08
   days on market $179,000 Active 46 DOM
10. 2026-06-07
    days on market $179,000 Active 45 DOM
11. 2026-06-05
    days on market $179,000 Active 42 DOM
12. 2026-06-03
    days on market $179,000 Active 41 DOM
13. 2026-06-02
    pricedays on market $179,000 Active 40 DOM
14. 2026-06-01
    days on market $189,000 Active 39 DOM
15. 2026-05-31
    days on market $189,000 Active 38 DOM
16. 2026-05-30
    days on market $189,000 Active 37 DOM
17. 2026-04-23
    listed $189,000 Active
18. 2026-03-28
    status Active
19. 2026-03-13
    status Pending
20. 2026-03-01
    historical Active Under Contract
21. 2026-03-01
    historical
22. 2025-12-20
    price $189,000
23. 2025-10-31
    listed $199,000 Active
24. 2024-04-26
    soldstatus $215,000
25. 2024-02-25
    historical
26. 2023-12-09
    status Active
27. 2023-09-28
    historical Active Under Contract
28. 2023-08-31
    listed $219,000 Active
29. 2023-08-02
    historical
30. 2023-02-24
    listed $225,000 Active
31. 2000-07-10
    soldstatus $67,000
32. 1997-10-02
    soldstatus $61,000
33. 1991-12-30
    soldstatus $77,900

ⓘ 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: $595 · $50/mo
• Projected year-2 tax: $1,486 · $124/mo
• Expected delta: +$891/yr (+$74/mo · 149.8%)

ⓘ 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 3/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,819
• − Mortgage interest: −$10,027
• − Property taxes: −$595
• − Insurance: −$895
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − HOA: −$6,360
• − Depreciation: −$5,207
• Taxable loss: −$3,916
• Est. tax savings @ 24.0%: +$940
• After-tax cash flow: $-147/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): 31,143
• Household income: $54,082
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1086.0

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 White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 22% Two or more races 12% Black 12%
• Hispanic origin (detail): Mexican 10% Puerto Rican 3% Cuban 3%
• Common ancestry: Italian 7% Hispanic 2% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% French/Haitian/Cajun 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: ▼ -199.47%
• Current HPI: 397.2649
• Rent YoY: ▲ 7.42%
• 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

+142.6% since first listed

17 events — show timeline

• 2026-04-23 Listed $189,000 Beaches MLS
• 2026-03-28 Relisted — Beaches MLS
• 2026-03-13 Pending — Beaches MLS
• 2026-03-01 Contingent — Beaches MLS
• 2026-03-01 Listing Removed — Beaches MLS
• 2025-12-20 Price Changed $189,000 Beaches MLS
• 2025-10-31 Listed $199,000 Beaches MLS
• 2024-04-26 Sold (Public Records) $215,000 Public Records
• 2024-02-25 Listing Removed — Beaches MLS
• 2023-12-09 Relisted — Beaches MLS
• 2023-09-28 Contingent — Beaches MLS
• 2023-08-31 Listed $219,000 Beaches MLS
• 2023-08-02 Listing Removed — Beaches MLS
• 2023-02-24 Listed $225,000 Beaches MLS
• 2000-07-10 Sold (Public Records) $67,000 Public Records
• 1997-10-02 Sold (Public Records) $61,000 Public Records
• 1991-12-30 Sold (Public Records) $77,900 Public Records

Property tax history

+0.2%/yr

Latest (2025): $595 · -84.9% YoY. Source: county tax records.