70 Golf Dr · River Park, FL 34952

$69,900

2 bd · 2.0 ba · 1,416 sqft · Manufactured · 40 Days on market

Built 1985 Est $101k · 30% 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 +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fully Furnished. INCLUDES GOLF CART! Large Lanai for Outdoor Living! No backyard neighbors. Backs up to Golf Course. Plenty of room for entertaining. Move-In Ready! This land leased home is located in the desirable Spanish Lakes Community. This is a 55+ park that offers a relaxed lifestyle for those who are ready for a break. And for the active seniors, Spanish Lakes offers all inclusive, resort like, amenities with a clubhouse, FREE golf, social events, tennis, billiards, shuffleboard, swimming, fitness center, and more. NO HOA fee, as your $936.89 monthly land lease pays for everything, including your lawn care, trash removal, property taxes and community activities. This home is tucked a

Key facts

• Tennis
• Clubhouse
• Billiards

Tags

• LARGE LANAI
• BACKS UP TO GOLF COURSE
• CLUBHOUSE
• FREE GOLF
• TENNIS
• BILLIARDS

Property features AI

Finance

• Other: Senior community; Faces east
• Financial info: Land lease of $936.89 monthly (land lease expires 2026-06-30)
• HOA & community: Member of Spanish Lakes association; Monthly association fee; Association amenities include: clubhouse, heated pool, pool, fitness center, golf course, tennis courts, pickleball courts, bocce ball, billiard room, game room, community room, library, cafe/restaurant, hobby room, dog park, maintained community, recreation facilities, management/manager on site, maintenance, trash service, sewer, grounds maintenance, pool service, recreation facility

Exterior

• Parking: Attached carport (1 covered space); Driveway; Total parking for 4 vehicles
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Phone available
• Home design: Manufactured home; One story; Resale
• Construction: Pre-fab construction; Shingle roof; Built as a single-story structure
• Exterior features: Covered patio; Screened porch; Patio; Porch; Paved road access; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Furnished; Smoke detector(s)
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

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 $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.5% 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 (+1.9%/yr); 646 active listings in the ZIP; 12 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 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 $483 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.79% ✓
• Cap rate: 24.49%
• Cash-on-cash: 65.00%
• DSCR: 3.89
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $100,536
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Alta Loma	0.23mi	2/2.0	1,433 (+1%)	5mo	$180,000	$126	83
8 S Alhambra Ln	0.38mi	3/2.0 (+1)	1,400 (-1%)	14mo	$100,000	$71	64
5 Yolanda Ln	0.61mi	2/2.0	1,280 (-10%)	5mo	$39,000	$30	51
82 Spanish Way	0.61mi	2/2.0	1,245 (-12%)	22mo	$18,000	$14	33

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: 62.9%
• Equity multiple: 3.77×
• Total profit: $54,126
• Equity at exit: $10,422

10-year hold

• IRR: 67.1%
• Equity multiple: 7.43×
• Total profit: $125,766
• Equity at exit: $6,044

Cash invested: $19,572 (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: 646
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $1,060

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 41%

Sensitivity live

Price	-10% $1,108	-5% $1,084	+0% $1,060	+5% $1,036	+10% $1,012
Rent	-10% $906	-5% $983	+0% $1,060	+5% $1,137	+10% $1,215
Rate	-1.0pp $1,095	-0.5pp $1,078	base $1,060	+0.5pp $1,042	+1.0pp $1,024

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	15d	16	0.79mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	15d	15	0.84mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	15d	1	0.97mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	24d	1	1.05mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	24d	1	1.11mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	24d	1	1.15mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	22d	1	1.23mi
2 Lake Vista Trl #107 Port Saint Lucie, FL	2.0	2.0	1170	$1,850	$1.58	24d	1	1.27mi
1 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,800	$1.54	24d	1	1.28mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	24d	1	1.30mi
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	24d	1	1.35mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	24d	1	1.44mi

Listing history 28 events

1. 2026-06-21
   days on market $69,900 Active 40 DOM
2. 2026-06-18
   days on market $69,900 Active 37 DOM
3. 2026-06-17
   days on market $69,900 Active 36 DOM
4. 2026-06-16
   pricedays on market $69,900 Active 35 DOM
5. 2026-06-15
   days on market $74,900 Active 34 DOM
6. 2026-06-14
   days on market $74,900 Active 32 DOM
7. 2026-06-13
   days on market $74,900 Active 31 DOM
8. 2026-06-10
   days on market $74,900 Active 29 DOM
9. 2026-06-09
   days on market $74,900 Active 28 DOM
10. 2026-06-08
    days on market $74,900 Active 27 DOM
11. 2026-06-07
    days on market $74,900 Active 26 DOM
12. 2026-06-05
    days on market $74,900 Active 23 DOM
13. 2026-06-03
    days on market $74,900 Active 22 DOM
14. 2026-06-02
    days on market $74,900 Active 21 DOM
15. 2026-06-01
    days on market $74,900 Active 20 DOM
16. 2026-05-31
    days on market $74,900 Active 19 DOM
17. 2026-05-30
    days on market $74,900 Active 18 DOM
18. 2026-05-12
    listed $84,900 Active
19. 2025-02-01
    historical $2,000
20. 2024-08-01
    listed $2,000
21. 2024-07-24
    historical $2,000
22. 2024-03-19
    listed $2,000
23. 2024-03-19
    historical $2,000
24. 2024-02-23
    listed $2,000
25. 2014-10-04
    historical
26. 2009-07-10
    listed $14,500
27. 2009-06-15
    historical
28. 2009-05-22
    listed $12,900

ⓘ 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: $23,442
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$2,033
• Taxable income: $12,344
• Est. tax owed @ 24.0%: −$2,963
• After-tax cash flow: $9,760/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

• 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

+558.1% since first listed

11 events — show timeline

• 2026-05-12 Listed $84,900 Beaches MLS
• 2025-02-01 Rental Removed $2,000 GFLMLS
• 2024-08-01 Listed for Rent $2,000 GFLMLS
• 2024-07-24 Rental Removed $2,000 GFLMLS
• 2024-03-19 Listed for Rent $2,000 GFLMLS
• 2024-03-19 Rental Removed $2,000 RMLSFL
• 2024-02-23 Listed for Rent $2,000 RMLSFL
• 2014-10-04 Listing Removed — Beaches MLS
• 2009-07-10 Listed $14,500 Beaches MLS
• 2009-06-15 Listing Removed — Beaches MLS
• 2009-05-22 Listed $12,900 Beaches MLS