354 E Prima Vista Blvd · River Park, FL 34983

$160,000

4 bd · 2.0 ba · 1,465 sqft · SingleFamily public records · 14 Days on market

Built 1978 0.29 ac lot Est $308k · 48% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1978

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Cap rate 14.2% vs local median 6.4% in River Park — 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 69/100 on livability (#451 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: schools F, amenities F, employment F.
• 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.
• Market conditions: Rents rising (+1.5%/yr); 359 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 45% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 1.5% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.75% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.31%
• DSCR: 2.26
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $307,650
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 SE Prima Vista Blvd SE	0.25mi	3/2.0 (-1)	1,557 (+6%)	4mo	$310,000	$199	70
503 NE Solida Cir	0.31mi	3/2.0 (-1)	1,518 (+4%)	6mo	$380,000	$250	69
192 NE Caprona Ave	0.28mi	3/2.0 (-1)	1,540 (+5%)	8mo	$345,000	$224	66
425 NE Electra Ave	0.45mi	3/2.0 (-1)	1,396 (-5%)	3mo	$300,000	$215	63
175 SE Floresta Dr	0.12mi	3/2.0 (-1)	1,257 (-14%)	6mo	$260,000	$207	61
264 NE Summer Rd	0.62mi	3/2.0 (-1)	1,452 (-1%)	6mo	$289,000	$199	60
159 NE Lobster Rd	0.54mi	4/3.0	1,602 (+9%)	8mo	$275,000	$172	48
453 SE Seabreeze Ln	0.46mi	3/2.0 (-1)	1,607 (+10%)	11mo	$337,000	$210	48
667 SE Harborview Dr	0.69mi	3/2.0 (-1)	1,563 (+7%)	4mo	$465,000	$298	48
208 SE Verada Ave	0.52mi	3/2.0 (-1)	1,648 (+12%)	8mo	$325,000	$197	43
426 NE Solida Cir	0.54mi	3/2.0 (-1)	1,246 (-15%)	4mo	$200,000	$161	42
109 SE Lucero Dr	0.61mi	3/2.0 (-1)	1,256 (-14%)	6mo	$265,000	$211	38

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 · 1.53% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 1.83×
• Total profit: $37,380
• Equity at exit: $23,857

10-year hold

• IRR: 28.0%
• Equity multiple: 3.30×
• Total profit: $103,246
• Equity at exit: $13,834

Cash invested: $44,800 (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 34983

• Home prices YoY: -33.9%
• Rents YoY: 1.5%
• Active inventory: 359
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,807 high
• Mortgage (P&I): −$839
• Tax from tax record: −$254 /mo · $3,053/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $1,057

Break-even live

Break-even rent $1,469

Max offer price $160,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,148	-5% $1,102	+0% $1,057	+5% $1,012	+10% $966
Rent	-10% $835	-5% $946	+0% $1,057	+5% $1,168	+10% $1,279
Rate	-1.0pp $1,138	-0.5pp $1,098	base $1,057	+0.5pp $1,016	+1.0pp $973

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
336 SE Tranquilla Ave Port Saint Lucie, FL	3.0	3.0	1412	$2,700	$1.91	15d	1	0.10mi
160 NE Bracken Rd Port Saint Lucie, FL	3.0	2.0	1166	$2,200	$1.89	24d	1	0.48mi
160 NE Bracken Rd Port Saint Lucie, FL	3.0	2.0	1166	$2,200	$1.89	22d	1	0.48mi
107 SE Lucero Dr Port Saint Lucie, FL	3.0	2.0	1326	$2,150	$1.62	22d	1	0.59mi
116 Prima Vista Blvd Unit A Port St. Lucie, FL	3.0	1.0	1314	$2,600	$1.98	24d	1	0.60mi
216 NE Mainsail St Port Saint Lucie, FL	3.0	2.0	1516	$2,550	$1.68	22d	1	0.63mi
151 SE Castana Ct Port Saint Lucie, FL	3.0	2.0	1382	$2,500	$1.81	24d	1	0.63mi
154 SE Selva Ct Port Saint Lucie, FL	3.0	2.0	1503	$3,000	$2.00	24d	1	0.90mi
249 NE Glentry Ave Port Saint Lucie, FL	3.0	2.0	1563	$2,800	$1.79	24d	1	1.04mi
642 SW Bolin Ct Port Saint Lucie, FL	3.0	2.0	1166	$2,150	$1.84	22d	1	1.07mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	24d	1	1.08mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	24d	1	1.10mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	15d	1	1.13mi
365 NW Hibiscus St Port Saint Lucie, FL	4.0	2.0	1714	$4,000	$2.33	24d	1	1.39mi
507 NW Billiar Ave Port St Lucie, FL	3.0	2.0	1249	$2,350	$1.88	22d	1	1.40mi

Listing history 32 events

1. 2026-04-23
   status Pending
2. 2026-04-08
   status Pending
3. 2026-04-04
   listed $160,000 Active
4. 2026-04-01
   historical Active Under Contract
5. 2026-03-11
   status Pending
6. 2026-01-01
   historical
7. 2026-01-01
   historical
8. 2025-12-28
   listed $170,000
9. 2025-11-26
   historical
10. 2025-11-18
    listed $175,000 Active
11. 2023-08-25
    soldstatus $360,000 Closed
12. 2023-08-25
    soldstatus $360,000 Closed
13. 2023-08-25
    soldstatus $360,000
14. 2023-07-18
    status Pending
15. 2023-07-18
    status Pending
16. 2023-07-14
    listed $355,000 Active
17. 2023-07-14
    listed $355,000 Active
18. 2023-04-24
    historical
19. 2023-04-06
    historical Active Under Contract
20. 2023-03-28
    status Active
21. 2023-03-18
    historical Active Under Contract
22. 2023-03-03
    price $344,900
23. 2023-03-01
    status Active
24. 2023-03-01
    historical
25. 2023-02-22
    price $347,500
26. 2023-02-01
    price $357,900
27. 2023-01-10
    price $364,900
28. 2023-01-10
    status Active
29. 2022-12-19
    historical
30. 2022-11-23
    listed $370,000 Active
31. 2022-06-22
    soldstatus $240,000
32. 1991-05-08
    soldstatus $59,700

ⓘ 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: $3,053 · $254/mo
• Projected year-2 tax: $3,053 · $254/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 1/10 Low
• 🌡 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: $33,678
• − Mortgage interest: −$8,962
• − Property taxes: −$3,053
• − Insurance: −$800
• − Repairs & maintenance: −$2,694
• − Management: −$2,694
• − Depreciation: −$4,655
• Taxable income: $10,820
• Est. tax owed @ 24.0%: −$2,597
• After-tax cash flow: $10,087/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 — River Park

• Score: 69/100
• State rank: #451
• US rank: #8159

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: River Park, FL
• County: Saint Lucie County · 337,150 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 49,001
• Household income: $75,489
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 843.0

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 0.65)
• Race & ethnicity: White 51% Hispanic / Latino 23% Black 18% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Cuban 3%
• Common ancestry: Hispanic 3% Romanian 2% Italian 1%
• Foreign-born: 19% · Canada, Guatemala, Jamaica
• Languages at home: 74% English-only · Spanish 15% French/Haitian/Cajun 4% Other Indo-European 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: ▼ -209.28%
• Current HPI: 407.6341
• Rent YoY: ▲ 1.53%
• 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

+168.0% since first listed

32 events — show timeline

• 2026-04-23 Pending — Beaches MLS
• 2026-04-08 Pending — Beaches MLS
• 2026-04-04 Listed $160,000 Beaches MLS
• 2026-04-01 Contingent — Beaches MLS
• 2026-03-11 Pending — Beaches MLS
• 2026-01-01 Listing Removed — Beaches MLS
• 2026-01-01 Listing Removed — Beaches MLS
• 2025-12-28 Listed $170,000 Beaches MLS
• 2025-11-26 Listing Removed — Beaches MLS
• 2025-11-18 Listed $175,000 Beaches MLS
• 2023-08-25 Sold (Public Records) $360,000 Public Records
• 2023-08-25 Sold (MLS) $360,000 MCRTC
• 2023-08-25 Sold (MLS) $360,000 Beaches MLS
• 2023-07-18 Pending — MCRTC
• 2023-07-18 Pending — Beaches MLS
• 2023-07-14 Listed $355,000 MCRTC
• 2023-07-14 Listed $355,000 Beaches MLS
• 2023-04-24 Listing Removed — Beaches MLS
• 2023-04-06 Contingent — Beaches MLS
• 2023-03-28 Relisted — Beaches MLS
• 2023-03-18 Contingent — Beaches MLS
• 2023-03-03 Price Changed $344,900 Beaches MLS
• 2023-03-01 Relisted — Beaches MLS
• 2023-03-01 Listing Removed — Beaches MLS
• 2023-02-22 Price Changed $347,500 Beaches MLS
• 2023-02-01 Price Changed $357,900 Beaches MLS
• 2023-01-10 Price Changed $364,900 Beaches MLS
• 2023-01-10 Relisted — Beaches MLS
• 2022-12-19 Listing Removed — Beaches MLS
• 2022-11-23 Listed $370,000 Beaches MLS
• 2022-06-22 Sold (Public Records) $240,000 Public Records
• 1991-05-08 Sold (Public Records) $59,700 Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,053 · -35.1% YoY. Source: county tax records.