⚠️ Deal-Breaker Check
Proceed with Caution
No automatic deal-killers — but a few items to get ahead of
Nothing here should stop the showing. These are cost-and-negotiation items your buyer should understand before writing the offer.
- Roof is ~14 yrs old — insurable now, but carriers will watch it and it will likely need replacing within ~4 yrs.
- ~6.2 mi from the coast — moderate coastal wind exposure; a wind-mitigation inspection can offset the wind surcharge.
⚠️ Proceed with Caution
Show it, but go in with eyes open — there are items your buyer should understand before writing an offer.
Insurability Score
62
out of 100
Grade C
Based on 75% confirmed data; an on-site inspection firms up the rest.
Aerial Roof View
📷 Satellite / Drone Aerial Imagery — Roof Condition
Overhead imagery used for the roof read. Confirm on-site — tree cover and image date can affect what's visible.
Property Snapshot
| Item | Details |
|---|
| Year Built | 2004 |
| Square Footage | 2,180 sq ft |
| Construction | CBS (Concrete Block / Stucco) |
| Bedrooms / Bathrooms | 4 / 2.5 |
| Lot Size | 0.24 acres |
| Flood Zone | Zone X (Minimal risk) |
| Last Sale | June 2019 — $312,000 |
| Assessed Value (2025) | $385,400 |
Roof Condition
| Item | Details |
|---|
| Material | Asphalt Shingle |
| Estimated Age | ~14 years |
| Estimated Remaining Life | ~4 years |
| Aerial Flags | Staining Granule Loss |
Roof Nearing End of Life
At roughly 14 years on asphalt shingle, the roof is in the zone where carriers scrutinize closely. Some may require a roof condition certification. A new roof or re-roof permit would reset the clock and significantly improve insurability.
Estimated Re-Roof Budget
| Scenario | Estimate |
|---|
| Asphalt shingle re-roof (like for like) | $13,200 – $17,500 |
| Metal roof upgrade | $22,000 – $29,000 |
Based on 2,180 sq ft, single-story, standard complexity. Actual bids will vary.
Estimated Annual Insurance Cost
$3,800 – $5,100
/year
Planning estimate based on roof, age, wind exposure and location — not a quote. A wind-mitigation inspection is the fastest way to bring the top of this range down.
Key Insurance Factors
- Roof in the 10–15 yr band — acceptable but watched
- No documented wind-mit features — a wind-mitigation inspection could unlock credits
- Flood Zone X — no mandatory flood insurance, but optional coverage recommended
- Near-coast exposure adds a wind surcharge
Insurance Bindability — Will It Get Covered?
🏛️ Standard admitted market
Florida admitted carriers should write this home, though pricing will reflect the items flagged below.
Insurable in the normal market. Clearing the flagged items keeps the buyer in the best pricing.
What limits binding
- Roof ~14 yrs — some carriers require a roof-condition certification.
What helps
- Under 25 yrs — no 4-Point hurdle yet.
- Minimal flood zone — no mandatory flood policy.
- Built to the 2002+ building code — favorable for wind pricing.
Coastal / Wind Exposure
Approximately 6.2 miles from the coast
Close enough for elevated wind exposure. Carriers will weigh roof and opening protection heavily. A wind-mitigation inspection showing good connections and opening protection can materially offset this.
4-Point Outlook
Built in 2004 (22 years old) — most Florida carriers require a 4-Point inspection for homes 20+ years old. This property likely requires a 4-Point inspection for insurance placement.
Wind Mitigation
Built in 2004 to the 2001 Florida Building Code — likely has some wind-resistant features (clips/wraps, code-compliant roof-to-wall connections). A Wind Mitigation Inspection documents these features and captures every premium credit this home qualifies for.
💰 Insurance Savings Opportunity
A Wind Mitigation Inspection often lowers the annual premium by hundreds to thousands of dollars. It is one of the most valuable things a buyer can order before closing — and a great talking point for your buyer.
Flood Zone
| Item | Details |
|---|
| FEMA Flood Zone | Zone X (Minimal Risk) |
| Mandatory Flood Insurance | Not required |
| Optional Coverage | Recommended ($300–$600/yr est.) |
Recorded Permits & Improvements
Recorded permits (re-roofs, electrical/panel upgrades, HVAC changeouts, additions, pool cages) are public record and tell you how well the home has been maintained and updated. Pull them from the county before your buyer writes an offer.
Where to pull them
St. Lucie County Building Department & Property Appraiser for this address.
Possible Roof Replacement
The roof reads noticeably newer (~14 yrs) than the home (~22 yrs) from aerial imagery, which suggests the roof was replaced at some point. Confirm the re-roof permit and date — a documented newer roof is a strong insurability and negotiation point.
Important: county permit records can lag recent work by weeks or months, and some improvements are done without a permit. A missing permit is a question to ask the listing agent — not proof the work was never done.
Questions to Ask the Listing Agent
- How old is the roof, and is there documentation (permit / invoice) of the last replacement?
- Is there an existing wind-mitigation report, and what credits does it show?
- Is the home in a flood zone, and is there a current flood policy that could be assumed?
- Has the seller had any insurance non-renewals or open/prior claims on the property?
- Are there any open permits or unpermitted additions?
- What is the age and condition of the HVAC, water heater, and electrical panel?
🤝 Negotiation Leverage
Turn each finding into a concrete ask. These are the dollar-value concessions a sharp buyer's agent can put on the table — framed from this property's real data.
Roof at ~14 yrs — mid-life, carriers watching
Partial: $6,600 – $8,750
Ask: Ask for a roof-condition certification at the seller's expense, or a partial credit toward future replacement.
First-year insurance premium
$3,800 – $5,100/yr
Ask: Factor the estimated annual premium into your offer math and ask for a seller credit toward first-year insurance.
Estimated values are planning ranges to anchor the conversation, not quotes. The inspection report gives you documented figures to negotiate from.
⚖️ What You Already Have vs. What This Report Adds
The MLS sheet and the lender's appraisal each do one job. Neither tells you whether the home is insurable, what it will cost, or where the money problems are hiding. Here's the gap this report fills.
| What the agent learns |
MLSListing |
AppraisalReport |
OurPre-Buyer |
| Beds, baths & square footage | ✓ | ✓ | ✓ |
| Estimated market value & comparable sales | ✕ | ✓ | ✕ |
| True roof age & remaining life | ✕ | ✕ | ✓ |
| 4-Point systems outlook (roof, HVAC, electrical, plumbing) | ✕ | ✕ | ✓ |
| Will it pass insurance — and what a policy will cost | ✕ | ✕ | ✓ |
| Wind-mitigation credits the home qualifies for | ✕ | ✕ | ✓ |
| Flood-zone & coastal wind exposure | Sometimes | ✕ | ✓ |
| Deal-breaker risk flagged up front | ✕ | ✕ | ✓ |
| Negotiation leverage in real dollars | ✕ | ✕ | ✓ |
| Loan-specific requirements (VA / FHA / USDA) | ✕ | ✕ | ✓ |
| In your hands BEFORE you show the home or write an offer | ✓ | ✕ | ✓ |
⚡ Know Before You Show — Stop Wasting Windshield Time
The appraisal only lands after your buyer is under contract — far too late to save a wasted showing. This report is in your hands up front, so you screen out the wrong homes before you ever load the car.
Instant
Ready before your first call — not weeks later like the appraisal.
2–3 hrs
Typical drive + walkthrough + follow-up saved for every wrong home you skip.
$1,000s
Roof, insurance & deal-breaker costs surface before the offer — not after inspection.
Recommended Before Closing
For a 2004-built home with an aging roof, we recommend the Full Home Inspection plus a combined 4-Point & Wind Mitigation package to satisfy carrier requirements and capture every insurance credit.
Full Home Inspection
The complete buyer's inspection of all major systems and structure — the foundation of a confident offer.
Starting at $450
4-Point & Wind Mitigation Combo
Both insurance inspections in one visit — satisfies the carrier and captures every premium-lowering credit.
$275
🏦 What a VA-loan buyer needs
Based on the buyer's loan type, here's what's required or recommended on top of the base inspection — so there are no surprises before closing.
Required
WDO (Termite) Inspection
VA loans require a wood-destroying-organism report before closing. Bundled with your home inspection at a discount.
$175
⚠ On a VA loan the buyer generally cannot pay for the WDO inspection — it's typically covered by the seller or the agent. Worth confirming early so it doesn't stall the closing.
Estimated all-in for a VA buyer
~$900
Schedule or order this inspection while you're here
We'll lock in a time fast so your buyer keeps momentum.
To schedule: call (772) 224-5655 or visit vcitainspection.abacusai.app