422 Sandpiper Dr · Fort Pierce, FL 34982

$69,500

1 bd · 1.0 ba · 772 sqft · Condo · 33 Days on market

Built 1975 Fair condition $459/mo HOA · 28% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential in this 1-bedroom, 1-bath villa located in the desirable High Point community in Fort Pierce. This 24-hour manned gated community offers peace of mind and a convenient lifestyle, making this unit a great option for someone looking to downsize, enjoy low-maintenance living, or own an affordable Florida getaway. Inside, you will find generous storage space, a Florida room for added living area, and a covered patio perfect for enjoying the Florida weather. The shared laundry room is conveniently located in the building just one door over from the unit. While the home could use some updating, it offers great value and an opportunity to make it your own. New roofs were add

Key facts

• Shared laundry room
• New roofs
• Florida room

Tags

• 24 HOUR MANNED GATED COMMUNITY
• FLORIDA ROOM
• COVERED PATIO
• SHARED LAUNDRY ROOM
• NEW ROOFS
• DROP DOWN AWNING SHUTTER

Property features AI

Finance

• Financial info: Pets allowed with restrictions (cats only, number limit)
• HOA & community: Has association (High Point Section 1); Quarterly HOA fee; Association amenities include billiard room, clubhouse, laundry, pool, shuffleboard court, and maintenance; HOA pays for cable TV, grounds maintenance, pest control, security, trash, water, common areas, hot water, recreation facility, and pool service

Exterior

• Parking: Assigned parking (1 space)
• Security: Association-provided security
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; One story; Resale; Faces east
• Construction: CBS construction; Tile roof; Built with public-records building area of 772 (total building area 860)
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom (main level)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central individual heating; Central air conditioning; Paddle fan(s)
• Interior features: Walk-in closet(s)
• Laundry & utility: Common area laundry; Laundry room; Outdoor laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; 17 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 36% 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 $481 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

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 8→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,415 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 2.33% ✓
• Cap rate: 12.14%
• Cash-on-cash: 20.88%
• DSCR: 1.93
• GRM: 3.6

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: 21.0%
• Equity multiple: 1.93×
• Total profit: $18,119
• Equity at exit: $10,363

10-year hold

• IRR: 33.2%
• Equity multiple: 5.04×
• Total profit: $78,567
• Equity at exit: $6,009

Cash invested: $19,460 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$364
• Tax est. 1.5%: −$87 /mo · $1,042/yr
• Insurance: −$29
• HOA: −$459
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $339

Break-even live

Break-even rent $1,189

Max offer price $69,500

Occupancy floor 74%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
916 Savannas Point Dr Fort Pierce, FL	2.0	2.0	1120	$2,100	$1.88	14d	1	0.05mi
322 Colony Ln Unit C Fort Pierce, FL	1.0	1.5	816	$1,375	$1.69	23d	1	0.24mi
3200 S US Highway 1 Fort Pierce, FL	2.0–3.0	1.0–2.0	1144	$1,509	$1.32	14d	1	0.55mi
3261 S US Highway 1 Unit 1 Fort Pierce, FL	1.0	1.0	576	$1,050	$1.82	23d	1	0.59mi
3266 S 7th St Fort Pierce, FL	1.0	1.0	672	$1,400	$2.08	23d	1	0.73mi
3300 S 7th St Unit B Fort Pierce, FL	2.0	1.0	800	$1,595	$1.99	23d	1	0.74mi
802 N Lake Dr Unit B Fort Pierce, FL	2.0	1.0	1000	$1,550	$1.55	23d	1	0.84mi
800 Kanner Dr Unit B Fort Pierce, FL	2.0	1.0	900	$1,550	$1.72	14d	1	0.95mi
947 Fra Mar Pl Fort Pierce, FL	2.0	1.0	768	$1,700	$2.21	23d	1	0.98mi
605 Ixoria Ave Fort Pierce, FL	2.0	2.0	744	$1,450	$1.95	14d	2	1.07mi
605 Ixoria Ave #15 Fort Pierce, FL	2.0	2.0	744	$1,500	$2.02	23d	1	1.10mi
617 Ixoria Ave Unit 2A Fort Pierce, FL	2.0	2.5	764	$1,500	$1.96	23d	1	1.14mi
410 Palm Ave Apt B Fort Pierce, FL	2.0	1.0	800	$1,400	$1.75	14d	1	1.16mi
2625 Heathcote Dr Unit 2647 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	21d	1	1.29mi
2625 Heathcote Dr Unit 2631 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	14d	1	1.29mi
2625 Heathcote Dr Unit 2623 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	23d	1	1.29mi
4591 Whispering Pines Ln Fort Pierce, FL	2.0	1.0–2.0	576	$1,575	$2.73	23d	1	1.38mi

HOA detail condo

• Monthly dues: $459 · $5,508/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-23
   status Pending
2. 2026-04-17
   listed $69,500 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 8 d/yr ≥106°F today · 27 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: $19,410
• − Mortgage interest: −$3,893
• − Property taxes: −$1,042
• − Insurance: −$348
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − HOA: −$5,508
• − Depreciation: −$2,022
• Taxable income: $3,492
• Est. tax owed @ 24.0%: −$838
• After-tax cash flow: $3,224/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 Moderate rehab

This 1-bedroom, 1-bath villa in High Point community requires moderate updates to kitchen and bathroom, paint, and landscaping to increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Moderate exterior siding — moderate wear

Value-add opportunities

• Both update kitchen and bathroom — modernizing will appeal to buyers and renters
• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both landscaping and curb appeal — improving the exterior will attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both update kitchen and bathroom — modernizing will appeal to buyers and renters ↑
• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscaping and curb appeal — improving the exterior will attract more buyers and renters ↑

ⓘ 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: 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

2 events — show timeline

• 2026-05-23 Pending — Beaches MLS
• 2026-04-17 Listed $69,500 Beaches MLS