32 Flamenco Way · Port St. Lucie, FL 34952

$69,000

2 bd · 2.0 ba · 1,285 sqft · Manufactured · 258 Days on market

Built 1987 Est $91k · 24% under ↓ 45% since listing

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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 +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner needs to sell bring offers. Don't miss. your opportunity. This stunning property shows like new and is an exceptional value. Inside, be greeted by sparkling new appliances and stunning wood floors, flowing seamlessly throughout the main living areas. Immaculate condition inside and out, this home is move-in ready with nothing to do but unpack and enjoy. Imagine relaxing on the patio, soaking in the Florida sunshine, or hosting friends and family in your spacious living areas.

Key facts

• Tennis
• Open concept living
• Pickleball

Tags

• OPEN CONCEPT LIVING
• GREAT SPACE FOR ENTERTAINING
• TWO POOLS
• TENNIS
• PICKLEBALL
• BOCCE

Property features AI

Finance

• Other: Located east of US-1; directions available
• Financial info: Pets allowed with no restrictions; Senior community
• HOA & community: Has association; Community amenities include clubhouse, pool, fitness center, sauna, billiard and game rooms, library, community room, golf course, tennis courts, pickleball and shuffleboard courts, bocce ball, dog park; Association covers grounds maintenance, security, and trash

Exterior

• Parking: Attached carport (1 covered carport space) plus 2 open parking spaces
• Security: Security patrol
• Utilities: Three-phase electric; Water available
• Home design: Manufactured home (model: MERI); Single-story; Resale property; Faces east
• Construction: Modular construction; Composition/shingle roof
• Exterior features: Patio; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Cathedral and vaulted ceilings; Split bedroom layout; Partially furnished; Blinds on windows
• Laundry & utility: Laundry closet with washer hookup (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $69k.

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 ($2k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.4% 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.
• Zoned schools: Manatee Academy K-8 (math 53% / reading 51%, grade C-, #990 of 2,144 statewide, top 48%, 1,664 students, 65% FRL); Southern Oaks Middle School (math 39% / reading 43%, grade F, #353 of 571 statewide, top 63%, 894 students, 76% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL).
• Market conditions: Rents rising (+1.9%/yr); 645 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $477 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.89% ✓
• Cap rate: 25.41%
• Cash-on-cash: 68.26%
• DSCR: 4.04
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $91,235
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8636 Florence Dr	0.61mi	2/2.0	1,266 (-2%)	2mo	$130,000	$103	68
31 Huarte Way	0.38mi	2/2.0	1,188 (-8%)	3mo	$45,000	$38	67
501 La Buona Vita Dr	0.62mi	2/2.0	1,289 (+0%)	9mo	$132,000	$102	63
5 Yolanda Ln	0.73mi	2/2.0	1,280 (-0%)	5mo	$39,000	$30	61
8591 Mary Ann Ln	0.62mi	2/2.0	1,354 (+5%)	7mo	$75,000	$55	56
8 S Alhambra Ln	0.29mi	3/2.0 (+1)	1,400 (+9%)	14mo	$100,000	$71	55
38 Alta Loma	0.54mi	2/2.0	1,433 (+12%)	5mo	$180,000	$126	52
25 Rio Verde Way	0.43mi	2/2.0	1,200 (-7%)	22mo	$64,900	$54	51
560 Natalie Dr	0.63mi	2/2.0	1,248 (-3%)	18mo	$162,800	$130	51
7 Reforma Ln	0.40mi	2/2.0	1,150 (-10%)	20mo	$37,000	$32	48
23 San Pablo Ln	0.70mi	2/2.0	1,200 (-7%)	13mo	$37,000	$31	45
8580 Mary Ann Ln	0.61mi	2/2.0	1,471 (+14%)	5mo	$175,000	$119	43

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: 66.4%
• Equity multiple: 3.93×
• Total profit: $56,698
• Equity at exit: $10,288

10-year hold

• IRR: 70.4%
• Equity multiple: 7.78×
• Total profit: $131,012
• Equity at exit: $5,966

Cash invested: $19,320 (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: 645
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,995 high
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $1,099

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,147	-5% $1,123	+0% $1,099	+5% $1,075	+10% $1,051
Rent	-10% $941	-5% $1,020	+0% $1,099	+5% $1,178	+10% $1,257
Rate	-1.0pp $1,134	-0.5pp $1,117	base $1,099	+0.5pp $1,081	+1.0pp $1,063

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	15d	15	0.48mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	15d	16	1.15mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	15d	7	1.27mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	25d	1	1.27mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	15d	1	1.29mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	25d	1	1.33mi
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	25d	1	1.33mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	25d	1	1.41mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	25d	1	1.47mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	25d	1	1.47mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	15d	6	1.49mi

Listing history 23 events

1. 2026-06-21
   days on market $69,000 Active 258 DOM
2. 2026-06-18
   days on market $69,000 Active 255 DOM
3. 2026-06-17
   days on market $69,000 Active 254 DOM
4. 2026-06-16
   days on market $69,000 Active 253 DOM
5. 2026-06-15
   days on market $69,000 Active 252 DOM
6. 2026-06-14
   days on market $69,000 Active 250 DOM
7. 2026-06-13
   days on market $69,000 Active 249 DOM
8. 2026-06-10
   days on market $69,000 Active 247 DOM
9. 2026-06-09
   days on market $69,000 Active 246 DOM
10. 2026-06-08
    days on market $69,000 Active 245 DOM
11. 2026-06-07
    days on market $69,000 Active 244 DOM
12. 2026-06-05
    days on market $69,000 Active 241 DOM
13. 2026-06-03
    days on market $69,000 Active 240 DOM
14. 2026-06-02
    days on market $69,000 Active 239 DOM
15. 2026-06-01
    days on market $69,000 Active 238 DOM
16. 2026-05-31
    days on market $69,000 Active 237 DOM
17. 2026-05-30
    days on market $69,000 Active 236 DOM
18. 2025-10-06
    listed $69,000 Active
19. 2024-06-11
    soldstatus $78,000 Closed 486-char remark

    Show marketing remark (486 chars)

    Owner needs to sell bring offers. Don't miss. your opportunity. This stunning property shows like new and is an exceptional value. Inside, be greeted by sparkling new appliances and stunning wood floors, flowing seamlessly throughout the main living areas. Immaculate condition inside and out, this home is move-in ready with nothing to do but unpack and enjoy. Imagine relaxing on the patio, soaking in the Florida sunshine, or hosting friends and family in your spacious living areas.

20. 2024-04-08
    status Pending 486-char remark

    Show marketing remark (486 chars)

    Owner needs to sell bring offers. Don't miss. your opportunity. This stunning property shows like new and is an exceptional value. Inside, be greeted by sparkling new appliances and stunning wood floors, flowing seamlessly throughout the main living areas. Immaculate condition inside and out, this home is move-in ready with nothing to do but unpack and enjoy. Imagine relaxing on the patio, soaking in the Florida sunshine, or hosting friends and family in your spacious living areas.

21. 2024-03-11
    price $85,000 486-char remark

    Show marketing remark (486 chars)

    Owner needs to sell bring offers. Don't miss. your opportunity. This stunning property shows like new and is an exceptional value. Inside, be greeted by sparkling new appliances and stunning wood floors, flowing seamlessly throughout the main living areas. Immaculate condition inside and out, this home is move-in ready with nothing to do but unpack and enjoy. Imagine relaxing on the patio, soaking in the Florida sunshine, or hosting friends and family in your spacious living areas.

22. 2024-01-30
    price $97,900 486-char remark

    Show marketing remark (486 chars)

    Owner needs to sell bring offers. Don't miss. your opportunity. This stunning property shows like new and is an exceptional value. Inside, be greeted by sparkling new appliances and stunning wood floors, flowing seamlessly throughout the main living areas. Immaculate condition inside and out, this home is move-in ready with nothing to do but unpack and enjoy. Imagine relaxing on the patio, soaking in the Florida sunshine, or hosting friends and family in your spacious living areas.

23. 2023-11-16
    listed $124,900 Active 486-char remark

    Show marketing remark (486 chars)

    Owner needs to sell bring offers. Don't miss. your opportunity. This stunning property shows like new and is an exceptional value. Inside, be greeted by sparkling new appliances and stunning wood floors, flowing seamlessly throughout the main living areas. Immaculate condition inside and out, this home is move-in ready with nothing to do but unpack and enjoy. Imagine relaxing on the patio, soaking in the Florida sunshine, or hosting friends and family in your spacious living areas.

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥106°F today · 20 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: $23,936
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$2,007
• Taxable income: $12,854
• Est. tax owed @ 24.0%: −$3,085
• After-tax cash flow: $10,103/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

• County: Saint Lucie County · 337,150 people
• City population: 27,447
• 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

-44.8% since first listed

6 events — show timeline

• 2025-10-06 Listed $69,000 Beaches MLS
• 2024-06-11 Sold (MLS) $78,000 Beaches MLS
• 2024-04-08 Pending — Beaches MLS
• 2024-03-11 Price Changed $85,000 Beaches MLS
• 2024-01-30 Price Changed $97,900 Beaches MLS
• 2023-11-16 Listed $124,900 Beaches MLS