Block 3/2 in Port St Lucie

1965 CBS, 1,412 SF, 3/2, 1-car garage, circle driveway, 9,375 SF lot. Roof 2019. HVAC approximately 5 years old. City water, septic. Occupied — access by appointment. Interior needs a full cosmetic scope. Mechanicals are already done.

Property Assests:

• Mechanicals are done. 2019 roof and 5-year HVAC are the two biggest negotiating levers in any rehab — both are off the table. The scope here is cosmetic.
• 1,412 SF beats every comp. 103 Beach Ave (best renovated comp) is 1,150 SF. 123 Aldea Ct (best 3/2 comp) is 1,324 SF. The subject is larger than both.
• 3/2 with garage. The only 3/2 with a garage in the immediate comp set.
• 9,375 SF lot. Pool addition is a viable value-add — adds $30K to $40K at resale in PSL.

Repairs (Estimated):

• Kitchen: Full gut — shaker cabs, quartz, stainless, backsplash
• Bathrooms (2): Full remodel both
• Flooring: throughout (~1,412 SF)
• Interior Paint
• Exterior Paint
• Driveway and landscaping
• Contingency (10%)

🟣 Comparable Sales

1. 103 Beach Ave | 2/2 | 1,150 SF | $300,000 Closed ($261/SF) — Feb 2026. 0.09 mi SE. Fully renovated CBS — shaker kitchen, quartz, new LVP, updated baths. 29 DOM. Best renovation ceiling comp for this pocket. Subject has an extra bedroom and 262 more SF.
2. 213 E Arbor Ave | 2/2 | 1,311 SF | $290,000 Closed ($221/SF) — Nov 2025. 0.22 mi N. Public record only, condition not confirmed. Larger than the renovated 2/2 ceiling — used as a size reference.
3. 309 W Arbor Ave | 2/2 | 1,045 SF | $280,000 Closed ($268/SF) — Oct 2025. 0.25 mi NW. Smaller footprint, inflated per-SF due to 0.3-acre lot and 4-car garage. Not a clean comparison to subject.
4. 123 Aldea Ct | 3/2 | 1,324 SF | $270,000 Closed ($204/SF) — Feb 2026. 0.32 mi S. Best 3/2 comp available. Unrenovated, average condition, 57 DOM. Establishes the as-is floor for a 3/2 in this market.
5. 768 Cypress St | 2/1 | 1,139 SF | $219,995 Pending ($193/SF) — cash-only, distressed. Shows where the bottom of the market is. A 3/2 with a garage and done mechanicals at $215K is well below this on a value basis.

🟡 ARV & Rental Analysis

Renovated 2/2 ceiling is $300K ($261/SF). The subject is larger (1,412 SF vs. 1,150 SF) with an extra bedroom. Applying $230 to $245/SF to 1,412 SF produces $325K to $345K.

Estimated ARV: $325,000 to $345,000 +/-

Projected Rent: $2,300 to $2,500/mo +/-