630 Nettles Blvd · Hutchinson Island South, FL 34957

$312,000

2 bd · 1.0 ba · 826 sqft · Condo public records · 100 Days on market

Built 1993 $420/mo HOA · 13% of rent

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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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.7/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1993 Stucco home on Nettles Island. Single story, 2/1, furnished. 24-Hour, manned, gated security.

Key facts

• Open floor plan
• Vaulted ceilings
• Bahama shutters

Tags

• OPEN FLOOR PLAN
• VAULTED CEILINGS
• KITCHEN DESIGNED FOR CHEF
• BAHAMA SHUTTERS
• GUARD GATED COMMUNITY
• HEATED SWIMMING POOLS

Property features AI

Finance

• Other: Pet policies: pets allowed with restrictions and limits
• HOA & community: Homeowners association with a monthly fee (fee listed); Association amenities include elevator(s); fee covers management, common areas, cable TV, internet, grounds maintenance, pools, recreation facilities, reserve fund, sewer, trash, and water; Community amenities: clubhouse, fitness center, pool, tennis courts, pickleball, basketball court, bocce court, shuffleboard, playground, dog park, library, game room, billiard room, restaurant, sidewalks, street lights, on-site property manager

Exterior

• Parking: Driveway
• Security: Gated community
• Utilities: Cable available; Electricity connected (110V and 220V); Public water; Public sewer
• Home design: Single-story residence; Resale property; Metal roof; Frame and stucco construction
• Construction: Built previously (resale); Metal roof; Frame and stucco exterior
• Exterior features: Cabana; Community pool and community spa

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $312k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (5.9% below list).
• Meets the 1% rule at list price ($3k rent vs $312k).
• Recommended offer: $284k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 1.9% in Hutchinson Island South — 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 61/100 on livability (#783 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing B; Watch: cost of living C-, 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 (+1.0%/yr); 539 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3,351/mo this rent would consume 57% of the median local household income ($70k/yr) (locally 946% 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 $9k 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 100 days — a 9% lower offer ($284k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $165k; list at $312k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $283,920 (9.0% 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 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.07% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.42%
• DSCR: 1.20
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.0% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.27×
• Total profit: $-63,418
• Equity at exit: $46,520

10-year hold

• IRR: -22.2%
• Equity multiple: -0.01×
• Total profit: $-88,178
• Equity at exit: $26,976

Cash invested: $87,360 (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 34957

• Rents YoY: 1.0%
• Active inventory: 539
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,351 high
• Mortgage (P&I): −$1,636
• Tax from tax record: −$139 /mo · $1,674/yr
• Insurance: −$130
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$420
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $-105

Break-even live

Break-even rent $3,484

Max offer price $293,513

Occupancy floor 98%

Sensitivity live

Price	-10% $72	-5% $-16	+0% $-105	+5% $-193	+10% $-281
Rent	-10% $-369	-5% $-237	+0% $-105	+5% $28	+10% $160
Rate	-1.0pp $52	-0.5pp $-25	base $-105	+0.5pp $-185	+1.0pp $-268

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: $78,000
• Closing costs: $9,360
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Nettles Blvd Jensen Beach, FL	2.0	2.0	730	$4,400	$6.03	24d	1	0.35mi
1077 Nettles Blvd Jensen Beach, FL	2.0	2.0	854	$3,500	$4.10	15d	1	0.35mi
1161 Nettles Blvd Unit 1546132P Jensen Beach, FL	2.0	2.0	710	$4,838	$6.81	15d	1	0.37mi
9490 S Ocean Dr #611 Jensen Beach, FL	2.0	2.0	1053	$2,750	$2.61	15d	1	0.49mi
9490 S Ocean Dr #213 Jensen Beach, FL	2.0	2.0	1053	$2,600	$2.47	24d	1	0.49mi
9490 S Ocean Dr Unit 615A Jensen Beach, FL	2.0	2.0	1100	$2,900	$2.64	24d	1	0.49mi
9490 S Ocean Dr Unit 912-A Jensen Beach, FL	2.0	2.0	1053	$3,200	$3.04	24d	1	0.49mi
9490 S Ocean Dr Unit 113 A Jensen Beach, FL	2.0	2.0	1053	$4,200	$3.99	24d	1	0.60mi
9900 S Ocean Dr Jensen Beach, FL	1.0–2.0	2.0	1009	$3,500	$3.47	24d	5	0.61mi
9400 S Ocean Dr Unit 1003B Jensen Beach, FL	2.0	2.0	1053	$2,700	$2.56	24d	1	0.61mi
9400 S Ocean Dr #202 Jensen Beach, FL	2.0	2.0	1053	$5,600	$5.32	24d	1	0.62mi
9400 S Ocean Dr #307 Jensen Beach, FL	2.0	2.0	1053	$2,500	$2.37	24d	1	0.62mi
9400 S Ocean Dr #707 Jensen Beach, FL	2.0	2.0	1053	$3,000	$2.85	24d	1	0.62mi
9400 S Ocean Dr Unit 608B Jensen Beach, FL	2.0	2.0	1112	$6,500	$5.85	24d	1	0.62mi
9400 S Ocean Dr Unit 706B Jensen Beach, FL	2.0	2.0	1053	$3,500	$3.32	24d	1	0.62mi
9400 S Ocean Dr Unit 504B Jensen Beach, FL	2.0	2.0	1053	$2,400	$2.28	24d	1	0.63mi
9400 S Ocean Dr Unit 604B Jensen Beach, FL	2.0	2.0	1053	$5,400	$5.13	24d	1	0.63mi
9940 S Ocean Dr Jensen Beach, FL	1.0–2.0	1.5–2.0	1009	$3,500	$3.47	15d	5	0.66mi
8880 S Ocean Dr #1102 Jensen Beach, FL	1.0	2.0	1011	$5,200	$5.14	24d	1	0.95mi
10102 S Ocean Dr Unit 401A Jensen Beach, FL	2.0	2.0	1113	$2,990	$2.69	24d	1	0.99mi
10102 S Ocean Dr Unit 307A Jensen Beach, FL	2.0	2.0	1053	$2,600	$2.47	24d	1	0.99mi
10102 S Ocean Dr Unit 703 Jensen Beach, FL	2.0	2.0	1053	$3,800	$3.61	24d	1	0.99mi
10102 S Ocean Dr #107 Jensen Beach, FL	2.0	2.0	1053	$2,200	$2.09	24d	1	1.00mi
10152 S Ocean Dr Unit 418B Jensen Beach, FL	2.0	2.0	1053	$4,000	$3.80	24d	1	1.05mi
200 N El Mar Dr Unit B202 Jensen Beach, FL	2.0	2.0	925	$2,500	$2.70	22d	1	1.14mi
10310 S Ocean Dr Unit PH Jensen Beach, FL	2.0	2.0	1021	$3,200	$3.13	24d	1	1.16mi
10310 S Ocean Dr Jensen Beach, FL	2.0	2.0	1053	$2,750	$2.61	24d	2	1.17mi
10600 S Ocean Dr Jensen Beach, FL	2.0	2.0	1071	$3,950	$3.69	24d	3	1.38mi
10725 S Ocean Dr #307 Jensen Beach, FL	2.0	2.0	787	$2,000	$2.54	24d	1	1.42mi
10680 S Ocean Dr Jensen Beach, FL	2.0	2.0	1211	$4,550	$3.76	15d	4	1.48mi

HOA detail condo

• Monthly dues: $420 · $5,040/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-10
   status Pending
2. 2026-04-15
   historical Active Under Contract
3. 2026-03-10
   price $312,000
4. 2026-01-30
   listed $322,000 Active
5. 2003-07-23
   soldstatus $165,000
6. 2003-07-15
   soldstatus $165,000 98-char remark

   Show marketing remark (98 chars)

   1993 Stucco home on Nettles Island. Single story, 2/1, furnished. 24-Hour, manned, gated security.

7. 2003-01-16
   listed $169,900 98-char remark

   Show marketing remark (98 chars)

   1993 Stucco home on Nettles Island. Single story, 2/1, furnished. 24-Hour, manned, gated security.

8. 2002-07-15
   soldstatus $117,000
9. 2002-07-11
   soldstatus $117,000 130-char remark

   Show marketing remark (130 chars)

   One story, 2 bedroom, stucco home on Nettles Island. Upscale kitchen, tile floors on quiet street. 24-hour, manned gated security.

10. 2002-04-02
    listed $129,000 130-char remark

    Show marketing remark (130 chars)

    One story, 2 bedroom, stucco home on Nettles Island. Upscale kitchen, tile floors on quiet street. 24-hour, manned gated security.

11. 2001-04-30
    historical
12. 2001-01-04
    listed $139,000

ⓘ 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: $1,674 · $139/mo
• Projected year-2 tax: $2,590 · $216/mo
• Expected delta: +$916/yr (+$76/mo · 54.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥106°F today · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,216
• − Mortgage interest: −$17,477
• − Property taxes: −$1,674
• − Insurance: −$6,679
• − Repairs & maintenance: −$3,217
• − Management: −$3,217
• − HOA: −$5,040
• − Depreciation: −$9,076
• Taxable loss: −$6,164
• Est. tax savings @ 24.0%: +$1,479
• After-tax cash flow: $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.

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 — Hutchinson Island South

• Score: 61/100
• State rank: #783
• US rank: #17768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hutchinson Island South, FL
• County: Martin County · 165,223 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 23,462
• Household income: $70,403
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 946.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 6% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% Tagalog/Filipino 1%

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: ▼ -319.66%
• Current HPI: 340.0172
• Rent YoY: ▲ 1.00%
• 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

+124.5% since first listed

12 events — show timeline

• 2026-05-10 Pending — MCRTC
• 2026-04-15 Contingent — MCRTC
• 2026-03-10 Price Changed $312,000 MCRTC
• 2026-01-30 Listed $322,000 MCRTC
• 2003-07-23 Sold (Public Records) $165,000 Public Records
• 2003-07-15 Sold (MLS) $165,000 MCRTC
• 2003-01-16 Listed $169,900 MCRTC
• 2002-07-15 Sold (Public Records) $117,000 Public Records
• 2002-07-11 Sold (MLS) $117,000 MCRTC
• 2002-04-02 Listed $129,000 MCRTC
• 2001-04-30 Listing Removed — MCRTC
• 2001-01-04 Listed $139,000 MCRTC

Property tax history

+2.4%/yr

Latest (2025): $1,674 · +4.2% YoY. Source: county tax records.