Azalea Plan · Port St. Lucie, FL 34987

$329,990

3 bd · 2.0 ba · 1,758 sqft · Townhouse · 372 Days on market

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Why this score? — see what drove the F 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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• 1% rule +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Key facts

• Full-sized bathroom
• Walk-in closet
• Open-plan layout

Tags

• OPEN-PLAN LAYOUT
• WELL-EQUIPPED KITCHEN
• ATTACHED LANAI
• OWNER'S SUITE
• FULL-SIZED BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: Listed price $334,990; Active listing

Exterior

• Home design: New construction plan named Azalea; Single-family plan (Plan inventory type)
• Construction: Built as part of the Azalea plan
• Exterior features: Located on NW Glynlea Blvd S in Port Saint Lucie

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area of approximately 1,758 total living space

🏗️ New construction. The $329,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $395,550.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $330k.

Deal economics

• At list price, monthly cash flow is $-388 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (10.0% below list).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.1% vs local median 3.9% in Port St. Lucie — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade F — 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 (+2.8%/yr); 1149 active listings in the ZIP; 11 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; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 40% of the median local income ($90k/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 $3k of loan paydown is wiped out by about $12k 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 372 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,391 (12.0% 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 372 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.20%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $395,550
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10251 Dreamweaver Rd #32	0.22mi	3/2.0	1,572 (-11%)	13mo	$324,995	$207	61
10131 NW Dreamweaver Rd #48	0.32mi	2/2.0 (-1)	1,572 (-11%)	4mo	$370,000	$235	59
10155 Dreamweaver Rd #44	0.31mi	2/2.0 (-1)	1,572 (-11%)	8mo	$374,995	$239	56
10355 Dreamweaver Rd #19	0.15mi	2/2.0 (-1)	1,572 (-11%)	17mo	$349,995	$223	56
10283 Dreamweaver Rd #28	0.19mi	2/2.0 (-1)	1,572 (-11%)	15mo	$352,995	$225	56

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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.19×
• Total profit: $-89,431
• Equity at exit: $58,978

10-year hold

• IRR: -19.1%
• Equity multiple: -0.01×
• Total profit: $-112,290
• Equity at exit: $34,200

Cash invested: $110,754 (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 34987

• Home prices YoY: -21.6%
• Rents YoY: 2.8%
• Active inventory: 1149
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,969 high
• Mortgage (P&I): −$2,074
• Tax est. 1.5%: −$494 /mo · $5,933/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $-388

Break-even live

Break-even rent $3,460

Max offer price $339,447

Occupancy floor —

Sensitivity live

Price	-10% $-114	-5% $-251	+0% $-388	+5% $-524	+10% $-661
Rent	-10% $-622	-5% $-505	+0% $-388	+5% $-270	+10% $-153
Rate	-1.0pp $-189	-0.5pp $-287	base $-388	+0.5pp $-490	+1.0pp $-594

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: $98,888
• Closing costs: $11,866
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6816 NW Cloverdale Ave Port Saint Lucie, FL	4.0	3.0	2200	$2,950	$1.34	25d	1	0.21mi
6394 NW Windwood Way Port Saint Lucie, FL	4.0	2.0	1937	$2,600	$1.34	25d	1	0.23mi
6362 NW Windwood Way Port Saint Lucie, FL	4.0	2.0	2474	$3,000	$1.21	23d	1	0.24mi
6784 NW Cloverdale Ave Port Saint Lucie, FL	4.0	3.0	2200	$2,990	$1.36	25d	1	0.25mi
6545 NW Cloverdale Ave Port Saint Lucie, FL	3.0	2.5	2190	$3,500	$1.60	15d	1	0.30mi
6544 NW Cloverdale Ave Port Saint Lucie, FL	4.0	2.0	1916	$3,100	$1.62	25d	1	0.33mi
6632 NW Cloverdale Ave Port Saint Lucie, FL	4.0	3.0	2200	$2,990	$1.36	25d	1	0.34mi
5936 NW Mangrove Dr Port Saint Lucie, FL	4.0	2.0	1824	$2,500	$1.37	25d	1	0.35mi
11146 NW Fernbrook Dr Port Saint Lucie, FL	3.0	2.0	1451	$2,450	$1.69	25d	1	0.43mi
10755 NW Wilgrove LN Unit 10755 St Lucie West, FL	3.0	2.0	1758	$3,200	$1.82	15d	1	0.80mi
7334 Pine Creek Way Port Saint Lucie, FL	3.0	2.0	1892	$3,200	$1.69	25d	1	1.45mi

Listing history 17 events

1. 2026-06-21
   days on market $329,990 Active 372 DOM
2. 2026-06-18
   days on market $329,990 Active 369 DOM
3. 2026-06-17
   days on market $329,990 Active 368 DOM
4. 2026-06-16
   days on market $329,990 Active 367 DOM
5. 2026-06-15
   days on market $329,990 Active 366 DOM
6. 2026-06-14
   days on market $329,990 Active 364 DOM
7. 2026-06-13
   pricedays on market $329,990 Active 363 DOM
8. 2026-06-10
   days on market $324,990 Active 361 DOM
9. 2026-06-09
   days on market $324,990 Active 360 DOM
10. 2026-06-08
    days on market $324,990 Active 359 DOM
11. 2026-06-07
    days on market $324,990 Active 358 DOM
12. 2026-06-05
    days on market $324,990 Active 355 DOM
13. 2026-06-03
    days on market $324,990 Active 354 DOM
14. 2026-06-02
    days on market $324,990 Active 353 DOM
15. 2026-06-01
    days on market $324,990 Active 352 DOM
16. 2026-05-31
    days on market $324,990 Active 351 DOM
17. 2026-05-30
    days on market $324,990 Active 350 DOM

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,633
• − Mortgage interest: −$22,157
• − Property taxes: −$5,933
• − Insurance: −$1,978
• − Repairs & maintenance: −$2,851
• − Management: −$2,851
• − Depreciation: −$11,507
• Taxable loss: −$11,643
• Est. tax savings @ 24.0%: +$2,794
• After-tax cash flow: $-1,858/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): 21,727
• Household income: $90,201
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 597.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Black 12% Two or more races 11%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 1%
• Common ancestry: Romanian 4% Italian 3% Scotch-Irish 2%
• Foreign-born: 15% · Canada, Dominican Republic, Jamaica
• Languages at home: 83% English-only · Spanish 13% Arabic 1% Other Indo-European 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: ▼ -74.23%
• Current HPI: 269.222
• Rent YoY: ▲ 2.77%
• 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