3 SE Kassaba Ln · Port St. Lucie, FL 34952

$90,000

2 bd · 2.0 ba · 1,144 sqft · Manufactured · 44 Days on market

Built 1984 Fair condition Est $161k · 44% 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
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• Move-in ready
• Fitness center
• Clubhouse

Tags

• FULLY FURNISHED
• MOVE-IN READY
• RESORT-STYLE AMENITIES
• CLUBHOUSE
• TWO POOLS
• FITNESS CENTER

Property features AI

Finance

• Other: Lot includes fruit trees; Not waterfront
• Financial info: Land lease: Yes
• HOA & community: Senior community; Monthly land lease of $898 (land lease until 2099-05-31)

Exterior

• Parking: Attached carport; Carport with 2 covered spaces (2 carport spaces, 2 total parking)
• Security: Security patrol; Pets allowed (pet restrictions possible)
• Utilities: Public water; Public sewer; Three-phase electric; Sewer and water available
• Home design: Manufactured home; Single-story; Faces east; Resale condition
• Construction: Vinyl siding; Composition shingle roof; Aluminum skirt; Built area approximately 1,144 (owner reported)
• Exterior features: Open patio; Patio

Interior

• Kitchen: Electric range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Cathedral ceilings; Vaulted ceilings; Split bedroom layout; Unfurnished
• Laundry & utility: Laundry closet; Laundry inside; Laundry outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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 B — 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.
• Market conditions: Rents rising (+1.9%/yr); 639 active listings in the ZIP; 31 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 38% 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 $622 of loan paydown is wiped out by about $3k 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 + 1.9% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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.
• Current owner paid $64k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.16% ✓
• Cap rate: 18.50%
• Cash-on-cash: 43.61%
• DSCR: 2.94
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $161,304
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Giralda	0.33mi	2/2.0	1,200 (+5%)	4mo	$21,000	$18	73
3316 Ironwood Ave	0.74mi	2/2.0	1,134 (-1%)	10mo	$208,500	$184	56
8506 Redbay Ct	0.58mi	2/2.0	1,036 (-9%)	6mo	$193,000	$186	52
10 Padre	0.57mi	2/2.0	1,280 (+12%)	4mo	$38,000	$30	51
8504 Gallberry Cir	0.72mi	2/2.0	1,264 (+10%)	4mo	$178,000	$141	46
8513 Redbay Ct	0.56mi	2/2.0	1,040 (-9%)	21mo	$138,000	$133	41
2960 Fiddlewood Cir	0.69mi	2/2.0	1,246 (+9%)	22mo	$225,000	$181	34

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: 39.3%
• Equity multiple: 2.65×
• Total profit: $41,687
• Equity at exit: $13,419

10-year hold

• IRR: 45.2%
• Equity multiple: 5.09×
• Total profit: $103,130
• Equity at exit: $7,782

Cash invested: $25,200 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,947 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $916

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 48%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	23d	1	0.11mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	14d	6	0.16mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	14d	7	0.36mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	14d	1	0.46mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	14d	1	0.55mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	23d	1	0.57mi
1503 SE Royal Green Cir Unit V104 Port St. Lucie, FL	2.0	2.0	865	$1,750	$2.02	23d	1	0.68mi
1565 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,595	$2.26	14d	1	0.72mi
1516 SE Royal Green Cir #202 Port St Lucie, FL	3.0	2.0	921	$2,100	$2.28	23d	1	0.73mi
1520 SE Royal Green Cir Unit K-203 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	23d	1	0.74mi
1455 SE Colchester Cir Port Saint Lucie, FL	2.0	2.0	921	$1,795	$1.95	14d	1	0.74mi
1550 SE Royal Green Cir Port St. Lucie, FL	2.0	2.0	782	$1,850	$2.37	14d	1	0.75mi
1524 SE Royal Green Cir Unit Q102 Port St. Lucie, FL	2.0	2.0	865	$1,800	$2.08	14d	1	0.75mi
1562 SE Royal Green Cir Unit T-204 Port St. Lucie, FL	2.0	2.0	782	$1,900	$2.43	23d	1	0.76mi
1566 SE Royal Green Cir #203 Port St Lucie, FL	2.0	2.0	782	$2,000	$2.56	14d	1	0.78mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	14d	1	0.79mi
1500 SE Tiffany Club Pl Port Saint Lucie, FL	1.0–3.0	1.0–2.0	895	$1,922	$2.15	14d	7	0.80mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	23d	1	0.81mi
1537 SE Royal Green Cir Unit E204 Port St. Lucie, FL	2.0	2.0	886	$1,750	$1.98	14d	1	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	0.87mi
1550 SE Royal Green Cir Unit P-203 Port St. Lucie, FL	2.0	2.0	782	$1,750	$2.24	23d	1	0.87mi
1536 SE Royal Green Cir #101 Port St Lucie, FL	2.0	2.0	782	$1,750	$2.24	23d	1	0.89mi
1548 SE Royal Green Cir Unit M-103 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	23d	1	0.90mi
1548 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,650	$2.34	14d	1	0.90mi
1618 SE Elkhart Ter Port Saint Lucie, FL	3.0	2.0	1176	$2,200	$1.87	23d	1	0.99mi
2051 SE Hillmoor Dr Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1014	$2,539	$2.50	23d	15	1.29mi
1350 SE La Haven Ct Port Saint Lucie, FL	2.0	2.0	1041	$2,100	$2.02	23d	1	1.29mi
1456 SE Rivergreen Cir Port Saint Lucie, FL	2.0	2.0	921	$1,825	$1.98	14d	1	1.29mi
9905 S US Highway 1 Port Saint Lucie, FL	1.0–2.0	1.0–2.0	966	$2,239	$2.32	14d	15	1.29mi
1900 SE Hillmoor Dr Port Saint Lucie, FL	2.0–3.0	2.0–2.5	1182	$1,799	$1.52	14d	14	1.30mi
2061 SE Glen Ridge Dr Port Saint Lucie, FL	2.0	2.5	1350	$1,925	$1.43	23d	1	1.37mi

Listing history 29 events

1. 2026-06-18
   days on market $90,000 Active 44 DOM
2. 2026-06-17
   days on market $90,000 Active 43 DOM
3. 2026-06-16
   days on market $90,000 Active 42 DOM
4. 2026-06-15
   days on market $90,000 Active 41 DOM
5. 2026-06-14
   days on market $90,000 Active 39 DOM
6. 2026-06-13
   days on market $90,000 Active 38 DOM
7. 2026-06-10
   days on market $90,000 Active 36 DOM
8. 2026-06-09
   days on market $90,000 Active 35 DOM
9. 2026-06-08
   days on market $90,000 Active 34 DOM
10. 2026-06-07
    days on market $90,000 Active 33 DOM
11. 2026-06-05
    days on market $90,000 Active 30 DOM
12. 2026-06-03
    days on market $90,000 Active 29 DOM
13. 2026-06-02
    days on market $90,000 Active 28 DOM
14. 2026-06-01
    days on market $90,000 Active 27 DOM
15. 2026-05-31
    days on market $90,000 Active 26 DOM
16. 2026-05-30
    days on market $90,000 Active 25 DOM
17. 2026-05-04
    listed $90,000 Active
18. 2024-05-01
    historical
19. 2024-04-13
    price $65,000
20. 2024-03-16
    historical
21. 2024-01-29
    price $75,000
22. 2023-12-14
    listed $84,000 Active
23. 2023-11-21
    listed $82,000 Active
24. 2022-04-05
    soldstatus $63,500 Closed
25. 2022-03-12
    status Pending
26. 2022-02-04
    listed $64,000 Active
27. 2020-10-01
    soldstatus $20,000 Closed
28. 2020-09-24
    status Pending
29. 2020-09-23
    listed $20,000 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: $23,360
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$2,618
• Taxable income: $10,163
• Est. tax owed @ 24.0%: −$2,439
• After-tax cash flow: $8,552/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations, focusing on exterior siding, interior walls, and flooring. Paint and replace appliances to enhance curb appeal and interior aesthetics.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Minor interior walls — Some paint chipping
• Major flooring — Visible wear and tear
• Minor kitchen appliances — Standard appliances, some clutter

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace flooring — Improves comfort and value
• Both Replace kitchen appliances — Modernizes the space and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior walls · Some paint chipping	Minor	$500–3,000
flooring · Visible wear and tear	Major	$15,000–50,000
kitchen appliances · Standard appliances, some clutter	Minor	$500–3,000
Total estimated repair cost · 4 items		$31,000–106,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace flooring — Improves comfort and value ↑
• Both Replace kitchen appliances — Modernizes the space and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+350.0% since first listed

13 events — show timeline

• 2026-05-04 Listed $90,000 Beaches MLS
• 2024-05-01 Listing Removed — Beaches MLS
• 2024-04-13 Price Changed $65,000 Beaches MLS
• 2024-03-16 Listing Removed — Beaches MLS
• 2024-01-29 Price Changed $75,000 Beaches MLS
• 2023-12-14 Listed $84,000 Beaches MLS
• 2023-11-21 Listed $82,000 Beaches MLS
• 2022-04-05 Sold (MLS) $63,500 Beaches MLS
• 2022-03-12 Pending — Beaches MLS
• 2022-02-04 Listed $64,000 Beaches MLS
• 2020-10-01 Sold (MLS) $20,000 MCRTC
• 2020-09-24 Pending — MCRTC
• 2020-09-23 Listed $20,000 MCRTC