1872 SE Colony Way · Jupiter Farms, FL 33478

$1,099,000

3 bd · 3.0 ba · 3,230 sqft · SingleFamily public records · 109 Days on market

Built 1982 1.08 ac lot $340/sqft · 27% below area Est $1496k · 27% under $262/mo HOA · 2% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1872 SE Colony Way, the original model home of prestigious Ranch Colony and a rare opportunity to own a piece of the community’s history. Perfectly positioned on the 10th hole of the exclusive Dye Preserve Golf Club, this exceptional residence offers privacy, elegance, and breathtaking golf course views in one of Martin County’s most sought-after gated enclaves. Designed with entertaining and family gatherings in mind, this home features expansive living spaces, seamless indoor-outdoor flow, and a layout that invites connection. Whether hosting holiday celebrations, sunset dinners overlooking the fairway, or relaxed weekends with family and friends, every space was thoughtfully crafted to accommodate both intimate moments and grand occasions. As the original model home, the property showcases timeless design elements and an intentional floor plan that maximizes both functionality and ambiance. Large windows frame serene golf vistas, filling the home with natural light and creating a warm, welcoming atmosphere throughout. Located within Ranch Colony, a private, guard-gated community known for its estate-sized homes and championship golf, residents enjoy tranquility while remaining conveniently close to Jupiter, Stuart, beaches, dining, and major highways. This is more than a home; it is a legacy property built for gathering, entertaining, and creating lasting memories.

Key facts

• Indoor-outdoor flow
• Estate-sized homes
• Golf course views

Tags

• DYE PRESERVE GOLF CLUB
• GOLF COURSE VIEWS
• INDOOR-OUTDOOR FLOW
• TIMELESS DESIGN ELEMENTS
• GUARD-GATED COMMUNITY
• ESTATE-SIZED HOMES

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $4k ($51k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.10M).
• Recommended offer: $1.00M (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#617 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing 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: 125 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $8k of loan paydown is wiped out by about $33k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $308k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($1.00M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $176k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $294k; list at $1.10M implies a 273% 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; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,000,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 1.27% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.47%
• DSCR: 1.73
• GRM: 6.5

CMA / ARV

• ARV (median comp): $1,495,501
• List price: $1,099,000
• Delta: -26.51%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1616 SE Colony Way	0.51mi	4/4.0 (+1)	3,271 (+1%)	7mo	$1,120,000	$342	59

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: 7.5%
• Equity multiple: 1.29×
• Total profit: $90,718
• Equity at exit: $163,864

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $424,413
• Equity at exit: $95,021

Cash invested: $307,720 (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 33478

• Active inventory: 125
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $14,000 medium
• Mortgage (P&I): −$5,763
• Tax from tax record: −$352 /mo · $4,228/yr
• Insurance: −$458
• HOA: −$262
• Vacancy / Maint / Mgmt: −$2,940
• Net cashflow: $4,224

Break-even live

Break-even rent $8,653

Max offer price $1,099,000

Occupancy floor 65%

Sensitivity live

Price	-10% $4,847	-5% $4,536	+0% $4,224	+5% $3,913	+10% $3,602
Rent	-10% $3,118	-5% $3,671	+0% $4,224	+5% $4,777	+10% $5,330
Rate	-1.0pp $4,778	-0.5pp $4,504	base $4,224	+0.5pp $3,940	+1.0pp $3,650

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: $274,750
• Closing costs: $32,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1328 SE Colony Way Jupiter, FL	4.0	3.5	3733	$14,000	$3.75	24d	1	0.59mi

HOA detail

• Monthly dues: $262 · $3,144/yr
• Likely covers: security

Listing history 28 events

1. 2026-06-21
   days on market $1,099,000 Active 109 DOM
2. 2026-06-18
   days on market $1,099,000 Active 106 DOM
3. 2026-06-17
   days on market $1,099,000 Active 105 DOM
4. 2026-06-16
   days on market $1,099,000 Active 104 DOM
5. 2026-06-15
   days on market $1,099,000 Active 103 DOM
6. 2026-06-14
   days on market $1,099,000 Active 101 DOM
7. 2026-06-13
   days on market $1,099,000 Active 100 DOM
8. 2026-06-10
   days on market $1,099,000 Active 98 DOM
9. 2026-06-09
   days on market $1,099,000 Active 97 DOM
10. 2026-06-08
    days on market $1,099,000 Active 96 DOM
11. 2026-06-07
    days on market $1,099,000 Active 95 DOM
12. 2026-06-03
    days on market $1,099,000 Active 91 DOM
13. 2026-06-02
    days on market $1,099,000 Active 90 DOM
14. 2026-06-01
    days on market $1,099,000 Active 89 DOM
15. 2026-05-31
    days on market $1,099,000 Active 88 DOM
16. 2026-05-31
    days on market $1,099,000 Active 87 DOM
17. 2026-05-19
    price $1,099,000 1413-char remark

    Show marketing remark (1413 chars)

    Welcome to 1872 SE Colony Way, the original model home of prestigious Ranch Colony and a rare opportunity to own a piece of the community’s history. Perfectly positioned on the 10th hole of the exclusive Dye Preserve Golf Club, this exceptional residence offers privacy, elegance, and breathtaking golf course views in one of Martin County’s most sought-after gated enclaves. Designed with entertaining and family gatherings in mind, this home features expansive living spaces, seamless indoor-outdoor flow, and a layout that invites connection. Whether hosting holiday celebrations, sunset dinners overlooking the fairway, or relaxed weekends with family and friends, every space was thoughtfully crafted to accommodate both intimate moments and grand occasions. As the original model home, the property showcases timeless design elements and an intentional floor plan that maximizes both functionality and ambiance. Large windows frame serene golf vistas, filling the home with natural light and creating a warm, welcoming atmosphere throughout. Located within Ranch Colony, a private, guard-gated community known for its estate-sized homes and championship golf, residents enjoy tranquility while remaining conveniently close to Jupiter, Stuart, beaches, dining, and major highways. This is more than a home; it is a legacy property built for gathering, entertaining, and creating lasting memories.

18. 2026-05-19
    price $1,999,000 1413-char remark

    Show marketing remark (1413 chars)

    Welcome to 1872 SE Colony Way, the original model home of prestigious Ranch Colony and a rare opportunity to own a piece of the community’s history. Perfectly positioned on the 10th hole of the exclusive Dye Preserve Golf Club, this exceptional residence offers privacy, elegance, and breathtaking golf course views in one of Martin County’s most sought-after gated enclaves. Designed with entertaining and family gatherings in mind, this home features expansive living spaces, seamless indoor-outdoor flow, and a layout that invites connection. Whether hosting holiday celebrations, sunset dinners overlooking the fairway, or relaxed weekends with family and friends, every space was thoughtfully crafted to accommodate both intimate moments and grand occasions. As the original model home, the property showcases timeless design elements and an intentional floor plan that maximizes both functionality and ambiance. Large windows frame serene golf vistas, filling the home with natural light and creating a warm, welcoming atmosphere throughout. Located within Ranch Colony, a private, guard-gated community known for its estate-sized homes and championship golf, residents enjoy tranquility while remaining conveniently close to Jupiter, Stuart, beaches, dining, and major highways. This is more than a home; it is a legacy property built for gathering, entertaining, and creating lasting memories.

19. 2026-04-02
    price $1,225,000 1413-char remark

    Show marketing remark (1413 chars)

    Welcome to 1872 SE Colony Way, the original model home of prestigious Ranch Colony and a rare opportunity to own a piece of the community’s history. Perfectly positioned on the 10th hole of the exclusive Dye Preserve Golf Club, this exceptional residence offers privacy, elegance, and breathtaking golf course views in one of Martin County’s most sought-after gated enclaves. Designed with entertaining and family gatherings in mind, this home features expansive living spaces, seamless indoor-outdoor flow, and a layout that invites connection. Whether hosting holiday celebrations, sunset dinners overlooking the fairway, or relaxed weekends with family and friends, every space was thoughtfully crafted to accommodate both intimate moments and grand occasions. As the original model home, the property showcases timeless design elements and an intentional floor plan that maximizes both functionality and ambiance. Large windows frame serene golf vistas, filling the home with natural light and creating a warm, welcoming atmosphere throughout. Located within Ranch Colony, a private, guard-gated community known for its estate-sized homes and championship golf, residents enjoy tranquility while remaining conveniently close to Jupiter, Stuart, beaches, dining, and major highways. This is more than a home; it is a legacy property built for gathering, entertaining, and creating lasting memories.

20. 2026-03-04
    listed $1,275,000 Active 1413-char remark

    Show marketing remark (1413 chars)

    Welcome to 1872 SE Colony Way, the original model home of prestigious Ranch Colony and a rare opportunity to own a piece of the community’s history. Perfectly positioned on the 10th hole of the exclusive Dye Preserve Golf Club, this exceptional residence offers privacy, elegance, and breathtaking golf course views in one of Martin County’s most sought-after gated enclaves. Designed with entertaining and family gatherings in mind, this home features expansive living spaces, seamless indoor-outdoor flow, and a layout that invites connection. Whether hosting holiday celebrations, sunset dinners overlooking the fairway, or relaxed weekends with family and friends, every space was thoughtfully crafted to accommodate both intimate moments and grand occasions. As the original model home, the property showcases timeless design elements and an intentional floor plan that maximizes both functionality and ambiance. Large windows frame serene golf vistas, filling the home with natural light and creating a warm, welcoming atmosphere throughout. Located within Ranch Colony, a private, guard-gated community known for its estate-sized homes and championship golf, residents enjoy tranquility while remaining conveniently close to Jupiter, Stuart, beaches, dining, and major highways. This is more than a home; it is a legacy property built for gathering, entertaining, and creating lasting memories.

21. 2026-02-28
    historical
22. 2026-01-22
    price $1,390,000
23. 2025-12-20
    listed $1,490,000 Active
24. 2017-12-21
    soldstatus $294,500
25. 2017-12-20
    soldstatus $294,500 Closed
26. 2017-11-21
    historical Active Under Contract
27. 2017-08-21
    listed $399,000 Active
28. 1984-07-01
    soldstatus $245,000

ⓘ 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: $4,228 · $352/mo
• Projected year-2 tax: $9,122 · $760/mo
• Expected delta: +$4,894/yr (+$408/mo · 115.7%)

ⓘ 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 6/10 Major
• 🌡 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: $168,000
• − Mortgage interest: −$61,561
• − Property taxes: −$4,228
• − Insurance: −$5,495
• − Repairs & maintenance: −$13,440
• − Management: −$13,440
• − HOA: −$3,144
• − Depreciation: −$31,971
• Taxable income: $34,721
• Est. tax owed @ 24.0%: −$8,333
• After-tax cash flow: $42,361/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 — Jupiter Farms

• Score: 66/100
• State rank: #617
• US rank: #11894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,205

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 (80%)
• Race & ethnicity: White 80% Two or more races 14% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Puerto Rican 1% Cuban 1%
• Common ancestry: Slovak 4% Romanian 4% Italian 3%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -306.11%
• Current HPI: 427.5178
• Rent YoY: —
• Metro: —
• 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

+348.6% since first listed

12 events — show timeline

• 2026-05-19 Price Changed $1,099,000 MARMLS
• 2026-05-19 Price Changed $1,999,000 MARMLS
• 2026-04-02 Price Changed $1,225,000 MARMLS
• 2026-03-04 Listed $1,275,000 MARMLS
• 2026-02-28 Listing Removed — MARMLS
• 2026-01-22 Price Changed $1,390,000 MARMLS
• 2025-12-20 Listed $1,490,000 MARMLS
• 2017-12-21 Sold (Public Records) $294,500 Public Records
• 2017-12-20 Sold (MLS) $294,500 Beaches MLS
• 2017-11-21 Contingent — Beaches MLS
• 2017-08-21 Listed $399,000 Beaches MLS
• 1984-07-01 Sold (Public Records) $245,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $4,228 · -0.5% YoY. Source: county tax records.