5363 SE Miles Grant Rd Unit D202 · Port Salerno, FL 34997

$164,980

1 bd · 1.5 ba · 903 sqft · Condo public records · 94 Days on market

Built 1974 $183/sqft · 12% above area Est $147k · 12% over $365/mo HOA · 20% 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 +14.7/30.0
• 1% rule +6.1/10.0
• DSCR +4.5/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1BR/1.5BA condo overlooking the golf course in the sought-after Miles Grant Country Club. This coastal-inspired, move-in ready home features new kitchen appliances, updated countertops, new washer & dryer and impact windows for peace of mind. Beautifully furnished and ready to enjoy. Miles Grant is an active community near the Intracoastal Waterway offering a vibrant lifestyle. The clubhouse features dining, social events, and activities to connect with neighbors. Annual social membership required: $2,088 ($174/mo) plus $350 per-person annual food & beverage minimum. Optional golf and tennis memberships available. Conveniently located near the restaurants of Port Salerno and shopping and dining in Stuart and Hobe Sound. A perfect blend of comfort, convenience, and Florida living.

Key facts

• Clubhouse
• Updated countertops
• Impact windows

Tags

• NEW KITCHEN APPLIANCES
• UPDATED COUNTERTOPS
• IMPACT WINDOWS
• INTRACOASTAL WATERWAY
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $42 ($501/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.1% in Port Salerno — 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 70/100 on livability (#440 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A; Watch: schools D, amenities F, commute F.
• Martin (suburban): math 52% / reading 53% proficiency, ranked #24 of 73 in FL (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.7%/yr); 595 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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.

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 $150,131 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 1.11% ✓
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 7.5

CMA / ARV

• ARV (median comp): $147,471
• List price: $164,980
• Delta: 11.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-24,416
• Equity at exit: $24,599

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-19,238
• Equity at exit: $14,264

Cash invested: $46,194 (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 34997

• Rents YoY: 2.7%
• Active inventory: 595
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,828 high
• Mortgage (P&I): −$865
• Tax from tax record: −$103 /mo · $1,238/yr
• Insurance: −$69
• HOA: −$365
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $42

Break-even live

Break-even rent $1,775

Max offer price $164,980

Occupancy floor 93%

Sensitivity live

Price	-10% $135	-5% $88	+0% $42	+5% $-5	+10% $-52
Rent	-10% $-103	-5% $-30	+0% $42	+5% $114	+10% $186
Rate	-1.0pp $125	-0.5pp $84	base $42	+0.5pp $-1	+1.0pp $-44

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: $41,245
• Closing costs: $4,949
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4606 SE Binnacle Way Unit 1 Stuart, FL	2.0	1.0	928	$1,850	$1.99	15d	1	0.83mi
5045 SE Primrose Way Stuart, FL	2.0	2.0	837	$1,900	$2.27	15d	1	0.83mi
5393 SE 48th Ave Unit C Stuart, FL	1.0	1.0	750	$1,550	$2.07	24d	1	0.96mi
5393 SE 48th Ave Unit B Stuart, FL	—	1.0	600	$1,225	$2.04	24d	1	0.96mi
5803 SE Collins Ave Stuart, FL	2.0	2.0	874	$2,200	$2.52	24d	1	1.03mi
4404 SE Mulford Ln Stuart, FL	2.0	1.0	834	$2,500	$3.00	24d	1	1.05mi
5833 SE 47th Ave Stuart, FL	1.0	1.0	700	$1,500	$2.14	24d	2	1.20mi
4667 SE Salvatori Rd Unit 4667 Stuart, FL	2.0	2.0	800	$2,100	$2.62	24d	1	1.35mi

HOA detail condo

• Monthly dues: $365 · $4,380/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $164,980 Active 94 DOM
2. 2026-06-18
   days on market $164,980 Active 91 DOM
3. 2026-06-17
   days on market $164,980 Active 90 DOM
4. 2026-06-16
   days on market $164,980 Active 89 DOM
5. 2026-06-15
   days on market $164,980 Active 88 DOM
6. 2026-06-14
   days on market $164,980 Active 86 DOM
7. 2026-06-13
   days on market $164,980 Active 85 DOM
8. 2026-06-10
   days on market $164,980 Active 83 DOM
9. 2026-06-09
   days on market $164,980 Active 82 DOM
10. 2026-06-08
    days on market $164,980 Active 81 DOM
11. 2026-06-07
    days on market $164,980 Active 80 DOM
12. 2026-06-03
    days on market $164,980 Active 76 DOM
13. 2026-06-02
    days on market $164,980 Active 75 DOM
14. 2026-06-01
    days on market $164,980 Active 74 DOM
15. 2026-05-31
    days on market $164,980 Active 73 DOM
16. 2026-05-31
    days on market $164,980 Active 72 DOM
17. 2026-04-30
    price $164,990 807-char remark

    Show marketing remark (807 chars)

    Charming 1BR/1.5BA condo overlooking the golf course in the sought-after Miles Grant Country Club. This coastal-inspired, move-in ready home features new kitchen appliances, updated countertops, new washer & dryer and impact windows for peace of mind. Beautifully furnished and ready to enjoy. Miles Grant is an active community near the Intracoastal Waterway offering a vibrant lifestyle. The clubhouse features dining, social events, and activities to connect with neighbors. Annual social membership required: $2,088 ($174/mo) plus $350 per-person annual food & beverage minimum. Optional golf and tennis memberships available. Conveniently located near the restaurants of Port Salerno and shopping and dining in Stuart and Hobe Sound. A perfect blend of comfort, convenience, and Florida living.

18. 2026-03-19
    listed $165,000 Active 807-char remark

    Show marketing remark (807 chars)

    Charming 1BR/1.5BA condo overlooking the golf course in the sought-after Miles Grant Country Club. This coastal-inspired, move-in ready home features new kitchen appliances, updated countertops, new washer & dryer and impact windows for peace of mind. Beautifully furnished and ready to enjoy. Miles Grant is an active community near the Intracoastal Waterway offering a vibrant lifestyle. The clubhouse features dining, social events, and activities to connect with neighbors. Annual social membership required: $2,088 ($174/mo) plus $350 per-person annual food & beverage minimum. Optional golf and tennis memberships available. Conveniently located near the restaurants of Port Salerno and shopping and dining in Stuart and Hobe Sound. A perfect blend of comfort, convenience, and Florida living.

19. 2023-03-20
    soldstatus $160,000
20. 2023-02-28
    soldstatus $160,000 Closed
21. 2023-01-12
    status Pending
22. 2022-12-29
    listed $164,000 Active
23. 2022-02-01
    soldstatus $138,000
24. 2022-01-19
    soldstatus $340,000
25. 2010-06-09
    soldstatus $45,000
26. 2010-06-04
    soldstatus $45,000
27. 2010-06-01
    historical
28. 2010-04-01
    listed $45,000
29. 2010-03-17
    listed $45,000
30. 1986-02-01
    soldstatus $43,000

ⓘ 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: $1,238 · $103/mo
• Projected year-2 tax: $1,369 · $114/mo
• Expected delta: +$132/yr (+$11/mo · 10.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 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: $21,932
• − Mortgage interest: −$9,241
• − Property taxes: −$1,238
• − Insurance: −$825
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − HOA: −$4,380
• − Depreciation: −$4,799
• Taxable loss: −$2,061
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $996/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: Martin
• NCES district ID: 1201290
• Math proficiency: 52% ▼ -14.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $52,482
• Composite: 45.1/100
• National rank: #2690
• State rank: #24 of 73 in FL

Livability — Port Salerno

• Score: 70/100
• State rank: #440
• US rank: #7873

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Salerno, FL
• County: Martin County · 165,223 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 47,075
• Household income: $78,136
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 1323.0

Population outlook (Martin County) Hauer SSP2

• Today (2025): 172,383 people
• By 2030: 180,192 · +4.5%
• By 2040: 194,114 · +12.6%
• By 2050: 204,992 · +18.9%
• By 2075: 229,641 · +33.2%
• By 2100: 232,146 · +34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 9% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+31.1) · D 34.1% · R 65.2%
• 2008→2024 swing: -17.5pp toward R · 2008: -13.6pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+24.6 2016: R+26.9 2012: R+22.9 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -319.78%
• Current HPI: 336.7717
• Rent YoY: ▲ 2.71%
• 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

+283.7% since first listed

14 events — show timeline

• 2026-04-30 Price Changed $164,990 Beaches MLS
• 2026-03-19 Listed $165,000 Beaches MLS
• 2023-03-20 Sold (Public Records) $160,000 Public Records
• 2023-02-28 Sold (MLS) $160,000 Beaches MLS
• 2023-01-12 Pending — Beaches MLS
• 2022-12-29 Listed $164,000 Beaches MLS
• 2022-02-01 Sold (Public Records) $138,000 Public Records
• 2022-01-19 Sold (Public Records) $340,000 Public Records
• 2010-06-09 Sold (Public Records) $45,000 Public Records
• 2010-06-04 Sold (MLS) $45,000 Beaches MLS
• 2010-06-01 Listing Removed — Beaches MLS
• 2010-04-01 Listed $45,000 Beaches MLS
• 2010-03-17 Listed $45,000 MCRTC
• 1986-02-01 Sold (Public Records) $43,000 Public Records

Property tax history

+26.5%/yr

Latest (2025): $1,238 · -22.0% YoY. Source: county tax records.