2600 SE Ocean Blvd Unit DD-12 · Stuart, FL 34996

$103,000

1 bd · 1.5 ba · 814 sqft · Condo · 145 Days on market

Built 1972 Fair condition $424/mo HOA · 23% 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 +28.8/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Must see this clean and cozy, furnished 1 bed 1.5 bath in this 55+ community. Enjoy the large bedroom with enclosed lanai off the bedroom (and extra storage) Great location - very close to shopping, restaurants, beaches, medical facilities. This is a very social and active community with a heated pool, billiards, large community room, bbq, fitness, shuffleboard. Restrictions: No pets, no trucks or motorcycles, must own 2 years before renting. Interview and application required.

Key facts

• Close to restaurants
• Large community room
• Close to shopping

Tags

• ENCLOSED LANAI
• LARGE COMMUNITY ROOM
• HEATED POOL
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• CLOSE TO BEACHES

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $103k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $103k).
• Recommended offer: $91k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: 251 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($712 loan paydown + $10k appreciation (10.0% local appreciation)).
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $103k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 23% of rent.
• Climate carrying-cost: major flood risk; 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 $90,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.82% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.33%
• DSCR: 1.64
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 3.57×
• Total profit: $74,135
• Equity at exit: $92,791

10-year hold

• IRR: 28.5%
• Equity multiple: 8.11×
• Total profit: $205,044
• Equity at exit: $200,106

Cash invested: $28,840 (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 34996

• Home prices YoY: 2.1%
• Active inventory: 251
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$540
• Tax est. 1.5%: −$129 /mo · $1,545/yr
• Insurance: −$43
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$424
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $278

Break-even live

Break-even rent $1,522

Max offer price $103,000

Occupancy floor 80%

Sensitivity live

Price	-10% $349	-5% $314	+0% $278	+5% $242	+10% $207
Rent	-10% $130	-5% $204	+0% $278	+5% $352	+10% $426
Rate	-1.0pp $330	-0.5pp $304	base $278	+0.5pp $251	+1.0pp $224

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 SE Ocean Blvd Stuart, FL	1.0–2.0	1.5–2.0	951	$1,500	$1.58	14d	3	0.07mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$1,500	$1.85	24d	6	0.27mi
2929 SE Ocean Blvd Stuart, FL	1.0–2.0	1.0–2.0	812	$1,450	$1.79	14d	8	0.27mi
2950 SE Ocean Blvd Stuart, FL	2.0	2.0	1157	$1,800	$1.56	14d	3	0.27mi
2929 SE Ocean Blvd Unit 130 Stuart, FL	2.0	2.0	1005	$1,800	$1.79	24d	1	0.34mi
300 SE Saint Lucie Blvd Stuart, FL	1.0–3.0	1.0–2.0	884	$1,789	$2.02	14d	12	0.42mi
333 SE Martin Ave Unit 1F Stuart, FL	2.0	1.0	778	$1,800	$2.31	24d	1	0.61mi
1800 SE Saint Lucie Blvd Stuart, FL	2.0	2.0	1044	$2,600	$2.49	24d	3	0.93mi
906 SE Tarpon Ave Unit B Stuart, FL	1.0	1.0	600	$1,350	$2.25	24d	1	1.44mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$1,900	$2.28	22d	1	1.47mi
917 SE Nassau Ave Stuart, FL	2.0	1.0	832	$3,800	$4.57	24d	1	1.47mi

HOA detail condo

• Monthly dues: $424 · $5,088/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-03
   days on market $103,000 Active 145 DOM
2. 2026-06-02
   days on market $103,000 Active 144 DOM
3. 2026-06-01
   days on market $103,000 Active 143 DOM
4. 2026-05-31
   days on market $103,000 Active 142 DOM
5. 2026-05-31
   days on market $103,000 Active 141 DOM
6. 2026-02-12
   price $103,000 483-char remark

   Show marketing remark (483 chars)

   Must see this clean and cozy, furnished 1 bed 1.5 bath in this 55+ community. Enjoy the large bedroom with enclosed lanai off the bedroom (and extra storage) Great location - very close to shopping, restaurants, beaches, medical facilities. This is a very social and active community with a heated pool, billiards, large community room, bbq, fitness, shuffleboard. Restrictions: No pets, no trucks or motorcycles, must own 2 years before renting. Interview and application required.

7. 2026-01-31
   price $105,999 483-char remark

   Show marketing remark (483 chars)

   Must see this clean and cozy, furnished 1 bed 1.5 bath in this 55+ community. Enjoy the large bedroom with enclosed lanai off the bedroom (and extra storage) Great location - very close to shopping, restaurants, beaches, medical facilities. This is a very social and active community with a heated pool, billiards, large community room, bbq, fitness, shuffleboard. Restrictions: No pets, no trucks or motorcycles, must own 2 years before renting. Interview and application required.

8. 2026-01-09
   listed $109,500 Active 483-char remark

   Show marketing remark (483 chars)

   Must see this clean and cozy, furnished 1 bed 1.5 bath in this 55+ community. Enjoy the large bedroom with enclosed lanai off the bedroom (and extra storage) Great location - very close to shopping, restaurants, beaches, medical facilities. This is a very social and active community with a heated pool, billiards, large community room, bbq, fitness, shuffleboard. Restrictions: No pets, no trucks or motorcycles, must own 2 years before renting. Interview and application required.

9. 2016-01-11
   price $32,500 776-char remark

   Show marketing remark (776 chars)

   LOWEST PRICED 1BR/1-1/2 BA Condo in Vista Pines in quiet location with pretty view from DR + LR. Watch the sun come up from your East facing porch (glassed-in 2000), pick fresh grapefruit in your backyard. This apt. has neutral color Berber carpet, nice verticals throughout, 3 fans, new water heater in 2008, new screening all around, toilets, faucets, and main water valve have been replaced, kitchen has extra cabinet and counter space. Vista Pines is a friendly 55 Plus community with many desirable amenities, such as socially active clubhouse, BBQ patio, and heated pool. Please note: NO pets or trucks are allowed, apts. cannot be rented out during first 2 years of ownership, personal interview is required prior to closing. Sold "as is" (no known defects).

10. 2014-05-29
    historical
11. 2010-07-29
    price $35,000 776-char remark

    Show marketing remark (776 chars)

    LOWEST PRICED 1BR/1-1/2 BA Condo in Vista Pines in quiet location with pretty view from DR + LR. Watch the sun come up from your East facing porch (glassed-in 2000), pick fresh grapefruit in your backyard. This apt. has neutral color Berber carpet, nice verticals throughout, 3 fans, new water heater in 2008, new screening all around, toilets, faucets, and main water valve have been replaced, kitchen has extra cabinet and counter space. Vista Pines is a friendly 55 Plus community with many desirable amenities, such as socially active clubhouse, BBQ patio, and heated pool. Please note: NO pets or trucks are allowed, apts. cannot be rented out during first 2 years of ownership, personal interview is required prior to closing. Sold "as is" (no known defects).

12. 2010-07-29
    soldstatus $32,500 776-char remark

    Show marketing remark (776 chars)

    LOWEST PRICED 1BR/1-1/2 BA Condo in Vista Pines in quiet location with pretty view from DR + LR. Watch the sun come up from your East facing porch (glassed-in 2000), pick fresh grapefruit in your backyard. This apt. has neutral color Berber carpet, nice verticals throughout, 3 fans, new water heater in 2008, new screening all around, toilets, faucets, and main water valve have been replaced, kitchen has extra cabinet and counter space. Vista Pines is a friendly 55 Plus community with many desirable amenities, such as socially active clubhouse, BBQ patio, and heated pool. Please note: NO pets or trucks are allowed, apts. cannot be rented out during first 2 years of ownership, personal interview is required prior to closing. Sold "as is" (no known defects).

13. 2010-04-28
    listed $35,000 776-char remark

    Show marketing remark (776 chars)

    LOWEST PRICED 1BR/1-1/2 BA Condo in Vista Pines in quiet location with pretty view from DR + LR. Watch the sun come up from your East facing porch (glassed-in 2000), pick fresh grapefruit in your backyard. This apt. has neutral color Berber carpet, nice verticals throughout, 3 fans, new water heater in 2008, new screening all around, toilets, faucets, and main water valve have been replaced, kitchen has extra cabinet and counter space. Vista Pines is a friendly 55 Plus community with many desirable amenities, such as socially active clubhouse, BBQ patio, and heated pool. Please note: NO pets or trucks are allowed, apts. cannot be rented out during first 2 years of ownership, personal interview is required prior to closing. Sold "as is" (no known defects).

14. 2010-02-18
    listed $39,900
15. 2000-06-08
    soldstatus $30,000
16. 2000-03-03
    listed $34,900
17. 1997-09-30
    historical
18. 1997-04-03
    listed $37,500

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 95% 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: $22,486
• − Mortgage interest: −$5,770
• − Property taxes: −$1,545
• − Insurance: −$1,312
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − HOA: −$5,088
• − Depreciation: −$2,996
• Taxable income: $2,177
• Est. tax owed @ 24.0%: −$522
• After-tax cash flow: $2,814/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 · 12 photos

Fair 45/100 Cosmetic rehab

This 1-bedroom, 1.5-bath condo in a 55+ community is in fair condition with some cosmetic repairs needed. It offers a good location and amenities, but could benefit from updates to increase its resale and rental value.

Repairs flagged

• Minor ceiling fans — need cleaning
• Minor blinds — some wear

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace carpet with hardwood flooring — hardwood flooring is more durable and aesthetically pleasing
• Both replace blinds with new ones — new blinds improve curb appeal and interior aesthetics
• Both paint exterior siding — fresh paint enhances curb appeal and exterior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
ceiling fans · need cleaning	Minor	$500–3,000
blinds · some wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace carpet with hardwood flooring — hardwood flooring is more durable and aesthetically pleasing ↑
• Both replace blinds with new ones — new blinds improve curb appeal and interior aesthetics ↑
• Both paint exterior siding — fresh paint enhances curb appeal and exterior aesthetics ↑

ⓘ 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: 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

• Census place: Stuart, FL
• County: Martin County · 165,223 people
• City population: 65,812
• Metro: Port St. Lucie, FL
• Population (ZIP): 10,653
• Household income: $83,929
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 247.0

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: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Italian 3% Romanian 3% Slovak 3%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▲ 13.71%
• Current HPI: 658.96
• 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

Price history

+174.7% since first listed

13 events — show timeline

• 2026-02-12 Price Changed $103,000 MCRTC
• 2026-01-31 Price Changed $105,999 MCRTC
• 2026-01-09 Listed $109,500 MCRTC
• 2016-01-11 Price Changed $32,500 MCRTC
• 2014-05-29 Listing Removed — MCRTC
• 2010-07-29 Sold (MLS) $32,500 MCRTC
• 2010-07-29 Price Changed $35,000 MCRTC
• 2010-04-28 Listed $35,000 MCRTC
• 2010-02-18 Listed $39,900 MCRTC
• 2000-06-08 Sold (MLS) $30,000 MCRTC
• 2000-03-03 Listed $34,900 MCRTC
• 1997-09-30 Listing Removed — MCRTC
• 1997-04-03 Listed $37,500 MCRTC