61 E Caribbean · Port St. Lucie, FL 34952

$78,000

2 bd · 2.0 ba · 1,350 sqft · Manufactured · 189 Days on market

Built 1981 $850/mo HOA · 42% of rent ↓ 7% since listing

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Why this score? — see what drove the C+ 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 +26.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Live where every day feels like vacation at 61 East Caribbean, a beautifully maintained home located in Spanish Lakes Golf Village, one of Port St. Lucie's most desirable communities. This inviting property offers bright, open living spaces, a thoughtfully designed layout, and a serene outdoor setting ideal for relaxing or entertaining. With its convenient location near shopping, dining, parks, and the area's stunning beaches, this home delivers the Florida lifestyle so many dream of. Whether you're seeking a full‑time residence or a warm winter retreat, this property is ready to welcome its next owner.

Key facts

• Near dining
• Near shopping
• Near beaches

Tags

• OUTDOOR SETTING
• CONVENIENT LOCATION
• NEAR SHOPPING
• NEAR DINING
• NEAR PARKS
• NEAR BEACHES

Property features AI

Finance

• Other: Located east of US-1 in Spanish Lakes Golf Village; directions: after turning into Spanish Lakes Golf Village from Village Green Drive, turn left at the last stop sign, home is on the left
• HOA & community: Association amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball and shuffleboard courts, billiard and game rooms, library, community room, manager on site, golf, street lights; Monthly association fee applies; Senior community; Pets allowed (number limit)

Exterior

• Parking: Attached carport with 2 covered/carport spaces
• Security: Security patrol
• Utilities: Public water; Public sewer; 220 volt electric; Cable available; Underground utilities; Water and sewer available
• Home design: Manufactured home; Single-story; Faces east; Resale
• Construction: Modular construction; Composition/shingle roof; 1,350 living area (owner source)
• Exterior features: Screened patio; Patio; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom layout; Furnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.9% in Port St. Lucie — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — 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: Savanna Ridge Elementary School (math 40% / reading 45%, grade F, #1,383 of 2,144 statewide, top 65%, 452 students, 75% FRL); Port St. Lucie High School (math 21% / reading 43%, grade F, #415 of 667 statewide, top 63%, 1,748 students, 67% FRL).
• Market conditions: Rents rising (+1.9%/yr); 639 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 39% of the median local income ($62k/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 $539 of loan paydown is wiped out by about $2k 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 189 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
6. 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.
7. 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: 2.59% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.39%
• DSCR: 1.51
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $168,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Padre	0.14mi	2/2.0	1,280 (-5%)	4mo	$38,000	$30	82
8526 Lidflower Ct	0.14mi	3/2.5 (+1)	1,404 (+4%)	6mo	$70,900	$50	74
8504 Gallberry Cir	0.27mi	2/2.0	1,264 (-6%)	4mo	$178,000	$141	73
8394 Delphinium Ct	0.30mi	3/2.0 (+1)	1,392 (+3%)	4mo	$220,000	$158	73
110 W Caribbean	0.32mi	2/2.0	1,416 (+5%)	5mo	$77,500	$55	73
2948 Fiddlewood Cir	0.51mi	2/2.0	1,280 (-5%)	1mo	$122,000	$95	67
3817 Sleepy Hollow Ln	0.55mi	2/2.0	1,390 (+3%)	4mo	$260,000	$187	66
3033 Satinleaf Ln	0.46mi	2/2.0	1,248 (-8%)	4mo	$195,000	$156	62
3422 Feriwinkle Ct	0.34mi	2/2.0	1,184 (-12%)	4mo	$205,000	$173	60
7 Giralda	0.37mi	2/2.0	1,200 (-11%)	4mo	$21,000	$18	60
192 W Caribbean	0.64mi	2/2.0	1,416 (+5%)	6mo	$49,000	$35	57
3801 Meadowlark Cir	0.68mi	2/2.0	1,216 (-10%)	4mo	$152,000	$125	48

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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,059
• Equity at exit: $11,630

10-year hold

• IRR: 6.4%
• Equity multiple: 1.44×
• Total profit: $9,599
• Equity at exit: $6,744

Cash invested: $21,840 (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 34952

• Home prices YoY: -29.6%
• Rents YoY: 1.9%
• Active inventory: 639
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,021 high
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$850
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $207

Break-even live

Break-even rent $1,758

Max offer price $78,000

Occupancy floor 85%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	23d	1	0.30mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	23d	1	0.42mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	23d	1	0.48mi
2183 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1550	$1,900	$1.23	14d	1	0.58mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	14d	1	0.59mi
2082 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1524	$1,850	$1.21	23d	1	0.59mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	14d	1	0.61mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	14d	6	0.63mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	14d	1	0.63mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	14d	7	0.84mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	14d	15	0.92mi
1500 SE Tiffany Club Pl Port Saint Lucie, FL	1.0–3.0	1.0–2.0	895	$1,922	$2.15	14d	7	1.09mi
1516 SE Royal Green Cir #202 Port St Lucie, FL	3.0	2.0	921	$2,100	$2.28	23d	1	1.24mi
1520 SE Royal Green Cir Unit K-203 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	23d	1	1.24mi
1455 SE Colchester Cir Port Saint Lucie, FL	2.0	2.0	921	$1,795	$1.95	14d	1	1.25mi
1537 SE Royal Green Cir Unit E204 Port St. Lucie, FL	2.0	2.0	886	$1,750	$1.98	14d	1	1.32mi
1548 SE Royal Green Cir Unit M-103 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	23d	1	1.37mi

HOA detail

• Monthly dues: $850 · $10,200/yr

Listing history 18 events

1. 2026-06-18
   days on market $78,000 Active 189 DOM
2. 2026-06-17
   days on market $78,000 Active 188 DOM
3. 2026-06-16
   days on market $78,000 Active 187 DOM
4. 2026-06-15
   days on market $78,000 Active 186 DOM
5. 2026-06-14
   days on market $78,000 Active 184 DOM
6. 2026-06-13
   days on market $78,000 Active 183 DOM
7. 2026-06-10
   days on market $78,000 Active 181 DOM
8. 2026-06-09
   days on market $78,000 Active 180 DOM
9. 2026-06-08
   days on market $78,000 Active 179 DOM
10. 2026-06-07
    days on market $78,000 Active 178 DOM
11. 2026-06-05
    days on market $78,000 Active 175 DOM
12. 2026-06-03
    days on market $78,000 Active 174 DOM
13. 2026-06-02
    days on market $78,000 Active 173 DOM
14. 2026-06-01
    days on market $78,000 Active 172 DOM
15. 2026-05-31
    days on market $78,000 Active 171 DOM
16. 2026-05-30
    days on market $78,000 Active 170 DOM
17. 2026-02-27
    price $78,000
18. 2025-12-10
    listed $84,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,248
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − HOA: −$10,200
• − Depreciation: −$2,269
• Taxable income: $1,970
• Est. tax owed @ 24.0%: −$473
• After-tax cash flow: $2,014/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): 42,655
• Household income: $61,628
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 1759.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 19% Two or more races 14% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 2% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Hispanic 1%
• Foreign-born: 18% · Canada, Jamaica, China
• Languages at home: 76% English-only · Spanish 16% French/Haitian/Cajun 3% Tagalog/Filipino 2%

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: ▼ -155.80%
• Current HPI: 371.0573
• Rent YoY: ▲ 1.92%
• 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

Price history

-7.1% since first listed

2 events — show timeline

• 2026-02-27 Price Changed $78,000 Beaches MLS
• 2025-12-10 Listed $84,000 Beaches MLS