Port St. Lucie, FL Cap Rate: 5.18% — Rental Property Analysis
Port St. Lucie is a higher-priced market in the South with a mid-sized city of 231,790. At a 5.18% estimated cap rate, this is a moderate market where rents of $2,300/mo lag behind home prices. With a median home price of $380,000 and rapid population growth is driving housing demand, Port St. Lucie offers opportunities for investors who source deals carefully.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
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Moderate — source deals carefully
Based on $380,000 median price and $2,300/mo median rent
Est. Cap Rate
5.18%
1% Rule
0.61%
Fails
GRM
13.8x
Price / Income
6.6x
Market Data
Median Home Price$380,000
Median Monthly Rent$2,300
Property Tax Rate0.91%
Population231,790
Population Growth3.5% / yr
Median Household Income$57,600
Vacancy Rate5.1%
Annual Appreciation3.7%
2026 Market Update: Port St. Lucie
Port St. Lucie's 0.6% rent-to-price ratio is well below the 1% rule. At median prices of $380,000, the $2,300/mo rent produces only $1,641/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($76K at 7%) would result in approximately $-381/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
With 3.5% annual population growth paired with 3.7% home appreciation, Port St. Lucie offers a rare combination of current cash flow and future equity upside. The 13.8x gross rent multiplier suggests the market hasn't fully priced in this growth trajectory.
Cap Rate Calculator — Port St. Lucie
Pre-filled with Port St. Lucie medians. Adjust to match a specific property.
Property Details
$
$
3–8% typical
%
Monthly Expenses
0.91% rate
$
$
8–10% of rent
$
8–12% of rent
$
Cap Rate
4.27%Low
Net Operating Income ÷ Purchase Price
NOI / Year
$16,244
net operating income
Gross Rent Multiplier
13.8x
Good (<15)
1% Rule
0.61%
✗ Fails
Monthly Cash Flow
$1,354
before debt service
Annual Breakdown
Gross Rental Income$27,600
Less Vacancy−$1,408
Effective Income$26,192
Less Operating Expenses−$9,948
Net Operating Income$16,244
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Factor in financing to see your actual return on invested capital in Port St. Lucie.
$
$95,000
%
%
years
$
taxes + ins + maint + mgmt
$
$
Cash-on-Cash Return
-5.91%Weak
Annual Cash Flow ÷ Total Cash Invested
Total Cash Invested
$106,400
$95,000 down + $11,400 closing
Monthly Mortgage
$1,858
on $285K loan
Monthly Cash Flow
$-524
after all expenses
Annual Cash Flow
$-6,288
before taxes
Cash Flow Breakdown
Monthly Rent$2,300
Less Expenses−$966
Less Mortgage−$1,858
Monthly Cash Flow$-524
Is Port St. Lucie a Good Place to Invest in Rental Property?
Port St. Lucie, FL has a population of 231,790 and has been growing at 3.5% annually — well above the national average, signaling strong housing demand from population inflows. The median home price of $380,000 paired with median rents of $2,300/mo produces an estimated cap rate of 5.18%.
Property taxes at 0.91% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 5.1% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 6.6x, homes cost about 6.6 times the local median income of $57,600. This elevated ratio means homeownership is stretched, supporting rental demand but limiting buyer pools. Home values have appreciated at roughly 3.7% annually. Above-average appreciation adds an equity component to total returns, though deals should still pencil on cash flow alone.
Bottom line: Port St. Lucie presents moderate opportunities. Cap rates near 5.18% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.
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