981 SE Lansdowne Ave · Port St. Lucie, FL 34983

$329,000

3 bd · 2.0 ba · 2,365 sqft · SingleFamily public records · 20 Days on market

Built 1981 0.31 ac lot Est $478k · 31% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Schools +3.7/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of square footage in the 4 bedroom pool home East of Floresta on a .31 acre lot on a drainage right of way for additional privacy. Large remodeled kitchen with Kraftmaid Honeywood cabinets with pull out shelves, stainless steel appliances, large snack bar and 2 cabinet pantries. Newer large tile, 18x18, throughout the living areas. Huge family room with double sliders to the screen pool, patio and fenced yard. Bedroom 2 is tiled with a separate front entrance and walk in closet. Large master suite with laminate floors, sliders to the patio, walk in closet and spacious bath with double sinks , tiled shower and cedar ceilings. Yard is fenced except for one portion. Hurricane panels for windows and shutters for sliders.

Key facts

• Pantry cabinets
• Screened in pool
• Ss appliances

Tags

• OVERSIZED LOT
• SCREENED IN POOL
• KRAFTMAID CABINETS
• PULL-OUT SHELVING
• SS APPLIANCES
• PANTRY CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $18 ($221/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (11.8% below list).
• Recommended offer: $290k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Zoned schools: Manatee Academy K-8 (math 53% / reading 51%, grade C-, #990 of 2,144 statewide, top 48%, 1,664 students, 65% FRL); Southern Oaks Middle School (math 39% / reading 43%, grade F, #353 of 571 statewide, top 63%, 894 students, 76% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL).
• Market conditions: Rents rising (+1.5%/yr); 358 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $2,901/mo this rent would consume 46% of the median local household income ($75k/yr) (locally 843% 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 $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 20 days — a 2% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $187k; list at $329k implies a 76% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,132 (11.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $477,730
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
949 SE Caravan Ave	0.14mi	4/3.0 (+1)	2,427 (+3%)	3mo	$505,000	$208	78
809 SE Lansdowne Ave	0.26mi	3/2.0	2,093 (-12%)	1mo	$420,000	$201	68
1443 SE Proctor Ln	0.67mi	4/2.0 (+1)	2,345 (-1%)	3mo	$470,000	$200	60
1303 SE Coral Reef St	0.62mi	4/2.0 (+1)	2,389 (+1%)	15mo	$705,000	$295	52
751 SE Starflower Ave	0.57mi	3/2.0	2,080 (-12%)	2mo	$425,000	$204	52
742 SE Majestic Ter	0.53mi	4/2.0 (+1)	2,152 (-9%)	8mo	$435,000	$202	48
782 SE Breakwater Ave	0.54mi	4/2.0 (+1)	2,131 (-10%)	8mo	$425,000	$199	47

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 · 1.53% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.39×
• Total profit: $-56,326
• Equity at exit: $49,055

10-year hold

• IRR: -12.7%
• Equity multiple: 0.30×
• Total profit: $-64,211
• Equity at exit: $28,446

Cash invested: $92,120 (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 34983

• Home prices YoY: -33.9%
• Rents YoY: 1.5%
• Active inventory: 358
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,901 high
• Mortgage (P&I): −$1,725
• Tax est. 1.5%: −$411 /mo · $4,935/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $18

Break-even live

Break-even rent $2,878

Max offer price $329,000

Occupancy floor 94%

Sensitivity live

Price	-10% $246	-5% $132	+0% $18	+5% $-95	+10% $-209
Rent	-10% $-211	-5% $-96	+0% $18	+5% $133	+10% $248
Rate	-1.0pp $184	-0.5pp $102	base $18	+0.5pp $-67	+1.0pp $-154

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1925 SE Cheltenham St Port Saint Lucie, FL	3.0	2.0	1978	$3,250	$1.64	15d	1	0.75mi
562 SE Walters Ter Port Saint Lucie, FL	3.0	2.0	1833	$2,700	$1.47	15d	1	0.80mi
617 SE Karrigan Ter Port Saint Lucie, FL	4.0	2.5	2852	$3,300	$1.16	15d	1	0.93mi
787 SE Evergreen Ter Port Saint Lucie, FL	4.0	2.0	2008	$2,700	$1.34	25d	1	0.96mi
409 SE Voltair Ter Port Saint Lucie, FL	3.0	2.0	1960	$2,900	$1.48	25d	1	1.05mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	25d	1	1.11mi
1425 SE Navajo Ln Port Saint Lucie, FL	3.0	2.0	2275	$2,600	$1.14	23d	1	1.17mi
1032 SE Floresta Dr Port Saint Lucie, FL	4.0	2.0	2462	$2,241	$0.91	23d	1	1.17mi
762 SE River Ln Port Saint Lucie, FL	3.0	2.0	2032	$11,000	$5.41	25d	1	1.19mi
722 SE Thanksgiving Ave Port Saint Lucie, FL	4.0	2.0	1582	$3,150	$1.99	23d	1	1.22mi
2161 SE Sunflower St Port Saint Lucie, FL	4.0	2.0	1625	$2,999	$1.85	25d	1	1.24mi

Listing history 17 events

1. 2026-03-06
   status Pending
2. 2026-02-19
   historical Active Under Contract
3. 2026-02-13
   listed $329,000 Active
4. 2016-04-27
   soldstatus $187,000
5. 2016-04-26
   soldstatus $187,000 Closed 733-char remark

   Show marketing remark (733 chars)

   Lots of square footage in the 4 bedroom pool home East of Floresta on a .31 acre lot on a drainage right of way for additional privacy. Large remodeled kitchen with Kraftmaid Honeywood cabinets with pull out shelves, stainless steel appliances, large snack bar and 2 cabinet pantries. Newer large tile, 18x18, throughout the living areas. Huge family room with double sliders to the screen pool, patio and fenced yard. Bedroom 2 is tiled with a separate front entrance and walk in closet. Large master suite with laminate floors, sliders to the patio, walk in closet and spacious bath with double sinks , tiled shower and cedar ceilings. Yard is fenced except for one portion. Hurricane panels for windows and shutters for sliders.

6. 2016-03-02
   historical Contingent 733-char remark

   Show marketing remark (733 chars)

   Lots of square footage in the 4 bedroom pool home East of Floresta on a .31 acre lot on a drainage right of way for additional privacy. Large remodeled kitchen with Kraftmaid Honeywood cabinets with pull out shelves, stainless steel appliances, large snack bar and 2 cabinet pantries. Newer large tile, 18x18, throughout the living areas. Huge family room with double sliders to the screen pool, patio and fenced yard. Bedroom 2 is tiled with a separate front entrance and walk in closet. Large master suite with laminate floors, sliders to the patio, walk in closet and spacious bath with double sinks , tiled shower and cedar ceilings. Yard is fenced except for one portion. Hurricane panels for windows and shutters for sliders.

7. 2016-01-29
   price $189,900 733-char remark

   Show marketing remark (733 chars)

   Lots of square footage in the 4 bedroom pool home East of Floresta on a .31 acre lot on a drainage right of way for additional privacy. Large remodeled kitchen with Kraftmaid Honeywood cabinets with pull out shelves, stainless steel appliances, large snack bar and 2 cabinet pantries. Newer large tile, 18x18, throughout the living areas. Huge family room with double sliders to the screen pool, patio and fenced yard. Bedroom 2 is tiled with a separate front entrance and walk in closet. Large master suite with laminate floors, sliders to the patio, walk in closet and spacious bath with double sinks , tiled shower and cedar ceilings. Yard is fenced except for one portion. Hurricane panels for windows and shutters for sliders.

8. 2016-01-07
   listed $194,900 Active 733-char remark

   Show marketing remark (733 chars)

   Lots of square footage in the 4 bedroom pool home East of Floresta on a .31 acre lot on a drainage right of way for additional privacy. Large remodeled kitchen with Kraftmaid Honeywood cabinets with pull out shelves, stainless steel appliances, large snack bar and 2 cabinet pantries. Newer large tile, 18x18, throughout the living areas. Huge family room with double sliders to the screen pool, patio and fenced yard. Bedroom 2 is tiled with a separate front entrance and walk in closet. Large master suite with laminate floors, sliders to the patio, walk in closet and spacious bath with double sinks , tiled shower and cedar ceilings. Yard is fenced except for one portion. Hurricane panels for windows and shutters for sliders.

9. 2015-12-30
   historical
10. 2015-10-08
    price $198,500
11. 2015-07-29
    listed $213,500 Active
12. 2003-08-22
    soldstatus $194,000
13. 2003-08-18
    soldstatus $194,000
14. 2003-07-24
    historical
15. 2003-07-11
    listed $199,900
16. 1993-01-19
    soldstatus $113,160
17. 1988-12-14
    soldstatus $110,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $34,816
• − Mortgage interest: −$18,429
• − Property taxes: −$4,935
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,785
• − Management: −$2,785
• − Depreciation: −$9,571
• Taxable loss: −$5,335
• Est. tax savings @ 24.0%: +$1,280
• After-tax cash flow: $1,501/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): 49,001
• Household income: $75,489
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 843.0

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 0.65)
• Race & ethnicity: White 51% Hispanic / Latino 23% Black 18% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Cuban 3%
• Common ancestry: Hispanic 3% Romanian 2% Italian 1%
• Foreign-born: 19% · Canada, Guatemala, Jamaica
• Languages at home: 74% English-only · Spanish 15% French/Haitian/Cajun 4% Other Indo-European 2%

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: ▼ -209.28%
• Current HPI: 407.6341
• Rent YoY: ▲ 1.53%
• 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

+199.1% since first listed

17 events — show timeline

• 2026-03-06 Pending — MCRTC
• 2026-02-19 Contingent — MCRTC
• 2026-02-13 Listed $329,000 MCRTC
• 2016-04-27 Sold (Public Records) $187,000 Public Records
• 2016-04-26 Sold (MLS) $187,000 Beaches MLS
• 2016-03-02 Contingent — Beaches MLS
• 2016-01-29 Price Changed $189,900 Beaches MLS
• 2016-01-07 Listed $194,900 Beaches MLS
• 2015-12-30 Listing Removed — Beaches MLS
• 2015-10-08 Price Changed $198,500 Beaches MLS
• 2015-07-29 Listed $213,500 Beaches MLS
• 2003-08-22 Sold (Public Records) $194,000 Public Records
• 2003-08-18 Sold (MLS) $194,000 Beaches MLS
• 2003-07-24 Listing Removed — Beaches MLS
• 2003-07-11 Listed $199,900 Beaches MLS
• 1993-01-19 Sold (Public Records) $113,160 Public Records
• 1988-12-14 Sold (Public Records) $110,000 Public Records

Property tax history

-9.2%/yr

Latest (2025): $656 · +4.3% YoY. Source: county tax records.