3400 S Avenue S S · Fort Pierce North, FL 34947

$186,000

3 bd · 1.0 ba · 1,108 sqft · SingleFamily public records · 2 Days on market

Built 1976 8,276 sqft lot Est $181k · at est.

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Why this score? — see what drove the C+ 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +6.2/15.0
• 1% rule +6.0/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COUNTRY SETTING SURROUNDED BY NICE HOMES. CB HOME HAS BEEN REFURNISHED, NEW TILE, NEW CARPET, NEW BATHROOM AND KITHCHEN. NEW APPLIANCES ALLOWANCE WITH FULL PRICE OFFER.

Key facts

• Near schools
• Near dining
• Generous yard

Tags

• SPACIOUS LOT
• GENEROUS YARD
• OUTDOOR ENTERTAINING
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR DINING

Property features AI

Exterior

• Parking: Parking for 4 vehicles; Concrete parking surface
• Utilities: Public water; Public sewer; Sewer connected; Water available; Cable available; Electric service listed
• Home design: Single family residence; One story; Resale property; Faces south
• Construction: Concrete block construction (no stucco); Shingle roof; Block foundation; Built as one-story (total living area reported separately)
• Exterior features: Shed(s) and storage; Wood fencing; Many trees; Oversized lot; Not waterfront

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: One full bathroom; One half bathroom; One main level bathroom
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: Microwave; Refrigerator
• Laundry & utility: Laundry area (other type)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $186k).
• Cap rate 9.6% vs local median 5.1% in Fort Pierce North — 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 69/100 on livability (#480 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, amenities F, employment 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: 149 active listings in the ZIP; 28 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).
• At $2,049/mo this rent would consume 47% of the median local household income ($52k/yr) (locally 625% 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $80k; list at $186k implies a 133% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.82%
• DSCR: 1.53
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $180,604
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2708 Avenue P	0.45mi	3/1.0	1,080 (-2%)	21mo	$235,000	$218	57
3802 Avenue N	0.41mi	2/1.0 (-1)	960 (-13%)	2mo	$115,000	$120	52
2003 N 44th St	0.67mi	3/1.0	1,040 (-6%)	13mo	$170,000	$163	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $2,450
• Equity at exit: $27,733

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $43,878
• Equity at exit: $16,082

Cash invested: $52,080 (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 34947

• Home prices YoY: -8.6%
• Active inventory: 149
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,049 high
• Mortgage (P&I): −$975
• Tax from tax record: −$53 /mo · $639/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $513

Break-even live

Break-even rent $1,400

Max offer price $186,000

Occupancy floor 70%

Sensitivity live

Price	-10% $618	-5% $566	+0% $513	+5% $460	+10% $408
Rent	-10% $351	-5% $432	+0% $513	+5% $594	+10% $675
Rate	-1.0pp $607	-0.5pp $560	base $513	+0.5pp $465	+1.0pp $416

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: $46,500
• Closing costs: $5,580
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3101 Avenue T Fort Pierce, FL	2.0	2.0	1064	$1,980	$1.86	24d	1	0.18mi
113 Hilton Dr Fort Pierce, FL	4.0	1.0	1160	$2,000	$1.72	24d	1	0.25mi
3002 Avenue Q Fort Pierce, FL	2.0	1.0	864	$1,900	$2.20	24d	1	0.28mi
107 Bedford Dr Fort Pierce, FL	4.0	1.5	1362	$2,400	$1.76	24d	1	0.49mi
1610 N 25th St Unit 1 Fort Pierce, FL	2.0	1.0	740	$1,600	$2.16	14d	1	0.64mi
1610 N 25th St Unit 10 Fort Pierce, FL	2.0	1.0	740	$1,600	$2.16	24d	1	0.64mi
1610 N 25th St Unit 13 Fort Pierce, FL	2.0	1.0	740	$1,550	$2.09	24d	1	0.64mi
2804 Avenue J Fort Pierce, FL	3.0	1.0	816	$2,000	$2.45	14d	1	0.68mi
4005 Avenue I Unit A Fort Pierce, FL	2.0	1.0	880	$1,600	$1.82	24d	1	0.77mi
4005 Avenue I Unit A Fort Pierce, FL	2.0	1.0	880	$1,600	$1.82	14d	1	0.77mi
1408 N 23rd St Fort Pierce, FL	3.0	1.0	1110	$1,900	$1.71	14d	1	0.80mi
1710 N 21st St Fort Pierce, FL	3.0	1.0	968	$2,100	$2.17	14d	1	0.85mi
1308 N 21st St Apt A Fort Pierce, FL	2.0	1.0	1200	$1,499	$1.25	24d	1	0.94mi
1910 Juanita Ave Fort Pierce, FL	3.0	2.0	1100	$2,000	$1.82	14d	1	0.95mi
2007 N 49th St Fort Pierce, FL	4.0	2.5	1450	$2,399	$1.65	14d	1	0.95mi
2705 Avenue E Fort Pierce, FL	3.0	1.0	1161	$1,800	$1.55	24d	1	1.01mi
1601 N 17th St Fort Pierce, FL	2.0	1.0	996	$1,650	$1.66	24d	1	1.09mi
505 N 27th St Fort Pierce, FL	3.0	1.0	879	$2,660	$3.03	24d	1	1.10mi
907 N 20th St Apt B Fort Pierce, FL	3.0	1.0	980	$1,800	$1.84	24d	1	1.10mi
2908 Dunbar St Fort Pierce, FL	2.0	1.0	942	$1,300	$1.38	21d	1	1.10mi
2809 Jefferson Pkwy Unit A Fort Pierce, FL	3.0	1.0	1350	$2,100	$1.56	14d	1	1.24mi
704 N 18th St Unit B Fort Pierce, FL	2.0	1.0	1352	$1,700	$1.26	24d	1	1.32mi
312 N 27th St Fort Pierce, FL	2.0	1.0	868	$1,600	$1.84	24d	1	1.32mi
2760 Seneca Ave Fort Pierce, FL	2.0	1.0	837	$1,500	$1.79	24d	1	1.33mi
204 N 28th St Fort Pierce, FL	3.0	2.0	1000	$1,550	$1.55	24d	1	1.38mi
1617 Avenue E Fort Pierce, FL	3.0	1.0	1100	$1,800	$1.64	24d	1	1.41mi
1604 Avenue E Fort Pierce, FL	2.0	1.0	713	$1,350	$1.89	14d	1	1.45mi
1220 Avenue L Unit A Fort Pierce, FL	3.0	1.0	850	$1,700	$2.00	24d	1	1.46mi

Listing history 3 events

1. 2026-06-18
   days on market $186,000 Active 2 DOM
2. 2026-06-16
   remarks 582-char remark
3. 2026-06-16
   listed $186,000 Active 1 DOM

ⓘ 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: $639 · $53/mo
• Projected year-2 tax: $1,544 · $129/mo
• Expected delta: +$905/yr (+$75/mo · 141.7%)

ⓘ 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 ≥107°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,594
• − Mortgage interest: −$10,419
• − Property taxes: −$639
• − Insurance: −$930
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$5,411
• Taxable income: $3,260
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $5,373/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 North

• Score: 69/100
• State rank: #480
• US rank: #8764

Category grades

Amenities F Commute A+ Cost of living A+ Crime C+ Employment F Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Pierce North, FL
• County: Saint Lucie County · 337,150 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 12,804
• Household income: $51,811
• Rent vs Own: 52.4% rent · 47.6% own
• Severe rent burden: 625.0

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: Black 52% Hispanic / Latino 22% White 17% Two or more races 10% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 3% Cuban 1%
• Common ancestry: Hispanic 8% Italian 2% Romanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 73% English-only · Spanish 17% French/Haitian/Cajun 7% 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: ▼ -33.68%
• Current HPI: 356.2528
• 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

+490.5% since first listed

6 events — show timeline

• 2026-06-16 Listed $186,000 Beaches MLS
• 2004-04-08 Sold (Public Records) $79,900 Public Records
• 2004-04-05 Sold (MLS) $79,900 Beaches MLS
• 2004-02-20 Listing Removed — Beaches MLS
• 2003-10-01 Listed $79,900 Beaches MLS
• 2000-06-28 Sold (Public Records) $31,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $639 · +18.6% YoY. Source: county tax records.