1661 SE Kestwick Ct · Port St. Lucie, FL 34952

$214,900

2 bd · 2.0 ba · 920 sqft · SingleFamily public records · 53 Days on market

Built 1979 4,070 sqft lot Est $220k · at est. $213/mo HOA · 11% 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 +13.1/30.0
• ARV discount +8.5/15.0
• 1% rule +4.0/10.0
• DSCR +3.9/10.0
• Schools +3.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 2 bedroom, 2 bath, 1 car garage in Rivergreen Villas, a beautiful, well kept, quiet community in Port St. Lucie. Community has pool, tennis courts, right beside a great park, close to everything! Beautiful tile, newer washer, very nice! Currently tenant occupied until Dec 31, 2016. Investors! You have a great tenant, immediate income!! 24 hour notice for showing required. Call listing agent.

Key facts

• 4,070 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Community managed by Coastal Property Management; HOA dues paid monthly; Community amenities include clubhouse, game room, pool, community room, and pickleball courts; HOA fee includes cable TV, common areas, reserve funds, and recreation facility

Exterior

• Parking: Attached garage (1 car); Covered parking space; 2 open parking spaces; Driveway with concrete surfaces
• Utilities: Public water; Public sewer; Cable available; Sewer connected; Water connected
• Home design: Villa; One story; West-facing
• Construction: Frame, stucco, and vinyl siding construction
• Exterior features: Not waterfront; Shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Tile flooring throughout
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Ceiling fans for cooling
• Interior features: No special interior features listed; Double hung metal windows
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-7 ($-79/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (9.6% below list).
• Recommended offer: $194k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 (+1.9%/yr); 645 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 38% of the median local income ($62k/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 $6k 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 53 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $92k; list at $215k implies a 134% 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 $194,371 (9.6% 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 53 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $219,880
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1429 SE Larkwood Cir	0.13mi	2/2.0	1,024 (+11%)	13mo	$245,000	$239	64
1408 SE Rivergreen Cir	0.12mi	2/2.0	1,041 (+13%)	14mo	$239,900	$230	61
1362 SE La Haven Ct	0.06mi	2/2.0	1,041 (+13%)	19mo	$225,000	$216	59
2050 SE Triumph Rd	0.65mi	3/2.0 (+1)	998 (+8%)	24mo	$300,000	$301	30

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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.38×
• Total profit: $-37,269
• Equity at exit: $32,042

10-year hold

• IRR: -12.1%
• Equity multiple: 0.32×
• Total profit: $-41,124
• Equity at exit: $18,581

Cash invested: $60,172 (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 34952

• Home prices YoY: -29.6%
• Rents YoY: 1.9%
• Active inventory: 645
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,944 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$113 /mo · $1,352/yr
• Insurance: −$90
• HOA: −$213
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-7

Break-even live

Break-even rent $1,952

Max offer price $213,734

Occupancy floor 95%

Sensitivity live

Price	-10% $115	-5% $54	+0% $-7	+5% $-67	+10% $-128
Rent	-10% $-160	-5% $-83	+0% $-7	+5% $70	+10% $147
Rate	-1.0pp $102	-0.5pp $48	base $-7	+0.5pp $-62	+1.0pp $-119

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1350 SE La Haven Ct Port Saint Lucie, FL	2.0	2.0	1041	$2,100	$2.02	25d	1	0.09mi
1456 SE Rivergreen Cir Port Saint Lucie, FL	2.0	2.0	921	$1,825	$1.98	15d	1	0.15mi
1455 SE Colchester Cir Port Saint Lucie, FL	2.0	2.0	921	$1,795	$1.95	15d	1	0.50mi
1516 SE Royal Green Cir #202 Port St Lucie, FL	3.0	2.0	921	$2,100	$2.28	25d	1	0.63mi
1520 SE Royal Green Cir Unit K-203 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	25d	1	0.66mi
1524 SE Royal Green Cir Unit Q102 Port St. Lucie, FL	2.0	2.0	865	$1,800	$2.08	15d	1	0.68mi
1550 SE Royal Green Cir Port St. Lucie, FL	2.0	2.0	782	$1,850	$2.37	15d	1	0.69mi
1562 SE Royal Green Cir Unit T-204 Port St. Lucie, FL	2.0	2.0	782	$1,900	$2.43	25d	1	0.70mi
1536 SE Royal Green Cir #101 Port St Lucie, FL	2.0	2.0	782	$1,750	$2.24	25d	1	0.70mi
1537 SE Royal Green Cir Unit E204 Port St. Lucie, FL	2.0	2.0	886	$1,750	$1.98	15d	1	0.74mi
1503 SE Royal Green Cir Unit V104 Port St. Lucie, FL	2.0	2.0	865	$1,750	$2.02	25d	1	0.79mi
1565 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,595	$2.26	15d	1	0.80mi
1548 SE Royal Green Cir Unit M-103 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	25d	1	0.80mi
1548 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,650	$2.34	15d	1	0.80mi
1550 SE Royal Green Cir Unit P-203 Port St. Lucie, FL	2.0	2.0	782	$1,750	$2.24	25d	1	0.80mi
1566 SE Royal Green Cir #203 Port St Lucie, FL	2.0	2.0	782	$2,000	$2.56	15d	1	0.84mi
991 SE Walters Ter Port Saint Lucie, FL	2.0	2.0	1040	$8,500	$8.17	25d	1	0.88mi
9905 S US Highway 1 Port Saint Lucie, FL	1.0–2.0	1.0–2.0	966	$2,239	$2.32	15d	15	0.88mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	15d	7	0.91mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	15d	6	1.18mi
1500 SE Tiffany Club Pl Port Saint Lucie, FL	1.0–3.0	1.0–2.0	895	$1,922	$2.15	15d	7	1.38mi
2051 SE Hillmoor Dr Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1014	$2,539	$2.50	25d	15	1.43mi

HOA detail

• Monthly dues: $213 · $2,556/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-21
   days on market $214,900 Active 53 DOM
2. 2026-06-18
   days on market $214,900 Active 50 DOM
3. 2026-06-17
   days on market $214,900 Active 49 DOM
4. 2026-06-16
   days on market $214,900 Active 48 DOM
5. 2026-06-15
   pricedays on market $214,900 Active 47 DOM
6. 2026-06-14
   days on market $219,900 Active 45 DOM
7. 2026-06-13
   days on market $219,900 Active 44 DOM
8. 2026-06-10
   days on market $219,900 Active 42 DOM
9. 2026-06-09
   days on market $219,900 Active 41 DOM
10. 2026-06-08
    days on market $219,900 Active 40 DOM
11. 2026-06-07
    days on market $219,900 Active 39 DOM
12. 2026-06-05
    days on market $219,900 Active 36 DOM
13. 2026-06-03
    days on market $219,900 Active 35 DOM
14. 2026-06-02
    days on market $219,900 Active 34 DOM
15. 2026-06-01
    pricedays on market $219,900 Active 33 DOM
16. 2026-05-31
    days on market $224,900 Active 32 DOM
17. 2026-05-30
    days on market $224,900 Active 31 DOM
18. 2026-04-29
    listed $224,900 Active
19. 2016-09-06
    soldstatus $92,000
20. 2016-09-01
    price $92,000 408-char remark

    Show marketing remark (408 chars)

    Great 2 bedroom, 2 bath, 1 car garage in Rivergreen Villas, a beautiful, well kept, quiet community in Port St. Lucie. Community has pool, tennis courts, right beside a great park, close to everything! Beautiful tile, newer washer, very nice! Currently tenant occupied until Dec 31, 2016. Investors! You have a great tenant, immediate income!! 24 hour notice for showing required. Call listing agent.

21. 2016-08-31
    soldstatus $92,000 Sold 408-char remark

    Show marketing remark (408 chars)

    Great 2 bedroom, 2 bath, 1 car garage in Rivergreen Villas, a beautiful, well kept, quiet community in Port St. Lucie. Community has pool, tennis courts, right beside a great park, close to everything! Beautiful tile, newer washer, very nice! Currently tenant occupied until Dec 31, 2016. Investors! You have a great tenant, immediate income!! 24 hour notice for showing required. Call listing agent.

22. 2016-06-27
    historical Pending W/Cont 408-char remark

    Show marketing remark (408 chars)

    Great 2 bedroom, 2 bath, 1 car garage in Rivergreen Villas, a beautiful, well kept, quiet community in Port St. Lucie. Community has pool, tennis courts, right beside a great park, close to everything! Beautiful tile, newer washer, very nice! Currently tenant occupied until Dec 31, 2016. Investors! You have a great tenant, immediate income!! 24 hour notice for showing required. Call listing agent.

23. 2016-06-27
    price $100,000 408-char remark

    Show marketing remark (408 chars)

    Great 2 bedroom, 2 bath, 1 car garage in Rivergreen Villas, a beautiful, well kept, quiet community in Port St. Lucie. Community has pool, tennis courts, right beside a great park, close to everything! Beautiful tile, newer washer, very nice! Currently tenant occupied until Dec 31, 2016. Investors! You have a great tenant, immediate income!! 24 hour notice for showing required. Call listing agent.

24. 2016-06-15
    listed $100,000 Active 408-char remark

    Show marketing remark (408 chars)

    Great 2 bedroom, 2 bath, 1 car garage in Rivergreen Villas, a beautiful, well kept, quiet community in Port St. Lucie. Community has pool, tennis courts, right beside a great park, close to everything! Beautiful tile, newer washer, very nice! Currently tenant occupied until Dec 31, 2016. Investors! You have a great tenant, immediate income!! 24 hour notice for showing required. Call listing agent.

25. 2005-06-22
    soldstatus $65,000

ⓘ 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: $1,352 · $113/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$432/yr (+$36/mo · 32.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $23,325
• − Mortgage interest: −$12,038
• − Property taxes: −$1,352
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − HOA: −$2,556
• − Depreciation: −$6,252
• Taxable loss: −$3,679
• Est. tax savings @ 24.0%: +$883
• After-tax cash flow: $804/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): 42,655
• Household income: $61,628
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 1759.0

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 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 19% Two or more races 14% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Hispanic 1%
• Foreign-born: 18% · Canada, Jamaica, China
• Languages at home: 76% English-only · Spanish 16% French/Haitian/Cajun 3% Tagalog/Filipino 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: ▼ -155.80%
• Current HPI: 371.0573
• Rent YoY: ▲ 1.92%
• 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

+246.0% since first listed

8 events — show timeline

• 2026-04-29 Listed $224,900 Beaches MLS
• 2016-09-06 Sold (Public Records) $92,000 Public Records
• 2016-09-01 Price Changed $92,000 MCRTC
• 2016-08-31 Sold (MLS) $92,000 MCRTC
• 2016-06-27 Contingent — MCRTC
• 2016-06-27 Price Changed $100,000 MCRTC
• 2016-06-15 Listed $100,000 MCRTC
• 2005-06-22 Sold (Public Records) $65,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,352 · +3.0% YoY. Source: county tax records.