309 Mockingbird Ave · Fort Pierce, FL 34982

$93,000

2 bd · 2.0 ba · 928 sqft · Manufactured · 332 Days on market

Built 2018

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this gorgeous manufactured home in the welcoming 55+ community of Sandhill Shores! This home is in excellent condition, with new floors in the kitchen and also freshy painted! Lovely private backyard with a canal view, perfect for relaxing and enjoying Florida life.

Key facts

• New floors
• Canal view
• Manufactured home

Tags

• MANUFACTURED HOME
• 55 COMMUNITY
• NEW FLOORS
• WALK-IN CLOSET
• PRIVATE BACKYARD
• CANAL VIEW

Property features AI

Finance

• HOA & community: Community association with clubhouse and pool; Senior community; Pets allowed (limits and size restrictions apply)

Exterior

• Parking: Carport (1 covered space)
• Utilities: No utilities listed
• Home design: Manufactured home; Single-story; Faces west; Resale condition
• Construction: Modular construction
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Walk-in closet(s); Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $93k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 3.7% in Fort Pierce — 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 76/100 on livability (#226 in FL, #3,360 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools D, amenities 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 fast (+7.4%/yr); 336 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% of the median local income ($54k/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 $643 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 + 7.4% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 332 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

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 $81,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 332 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.77% ✓
• Cap rate: 14.79%
• Cash-on-cash: 30.35%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.42% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 2.33×
• Total profit: $34,554
• Equity at exit: $13,867

10-year hold

• IRR: 39.7%
• Equity multiple: 5.55×
• Total profit: $118,607
• Equity at exit: $8,041

Cash invested: $26,040 (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 34982

• Home prices YoY: -33.4%
• Rents YoY: 7.4%
• Active inventory: 336
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,647 high
• Mortgage (P&I): −$488
• Tax est. 1.5%: −$116 /mo · $1,395/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $659

Break-even live

Break-even rent $814

Max offer price $93,000

Occupancy floor 55%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3200 S US Highway 1 Fort Pierce, FL	2.0–3.0	1.0–2.0	1144	$1,509	$1.32	14d	1	0.25mi
916 Savannas Point Dr Fort Pierce, FL	2.0	2.0	1120	$2,100	$1.88	14d	1	0.38mi
322 Colony Ln Unit C Fort Pierce, FL	1.0	1.5	816	$1,375	$1.69	23d	1	0.62mi
3261 S US Highway 1 Unit 1 Fort Pierce, FL	1.0	1.0	576	$1,050	$1.82	23d	1	0.62mi
3266 S 7th St Fort Pierce, FL	1.0	1.0	672	$1,400	$2.08	23d	1	0.75mi
605 Ixoria Ave Fort Pierce, FL	2.0	2.0	744	$1,450	$1.95	14d	2	0.79mi
605 Ixoria Ave #15 Fort Pierce, FL	2.0	2.0	744	$1,500	$2.02	23d	1	0.81mi
410 Palm Ave Apt B Fort Pierce, FL	2.0	1.0	800	$1,400	$1.75	14d	1	0.84mi
617 Ixoria Ave Unit 2A Fort Pierce, FL	2.0	2.5	764	$1,500	$1.96	23d	1	0.87mi
3300 S 7th St Unit B Fort Pierce, FL	2.0	1.0	800	$1,595	$1.99	23d	1	0.88mi
800 Kanner Dr Unit B Fort Pierce, FL	2.0	1.0	900	$1,550	$1.72	14d	1	0.89mi
115 Maple Ave Fort Pierce, FL	3.0	1.0	1008	$1,999	$1.98	23d	1	0.89mi
802 N Lake Dr Unit B Fort Pierce, FL	2.0	1.0	1000	$1,550	$1.55	23d	1	0.90mi
2625 Heathcote Dr Unit 2623 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	23d	1	0.92mi
2625 Heathcote Dr Unit 2647 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	21d	1	0.92mi
2625 Heathcote Dr Unit 2631 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	14d	1	0.92mi
947 Fra Mar Pl Fort Pierce, FL	2.0	1.0	768	$1,700	$2.21	23d	1	1.14mi
2016 Golfview Ct Fort Pierce, FL	2.0	1.0	1055	$1,750	$1.66	23d	1	1.43mi
2050 Oleander Blvd Unit 703 Fort Pierce, FL	2.0	2.0	1014	$1,800	$1.78	23d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $93,000 Active 332 DOM
2. 2026-06-17
   days on market $93,000 Active 331 DOM
3. 2026-06-16
   days on market $93,000 Active 330 DOM
4. 2026-06-15
   days on market $93,000 Active 329 DOM
5. 2026-06-14
   days on market $93,000 Active 327 DOM
6. 2026-06-13
   days on market $93,000 Active 326 DOM
7. 2026-06-10
   days on market $93,000 Active 324 DOM
8. 2026-06-09
   days on market $93,000 Active 323 DOM
9. 2026-06-08
   days on market $93,000 Active 322 DOM
10. 2026-06-07
    days on market $93,000 Active 321 DOM
11. 2026-06-05
    days on market $93,000 Active 318 DOM
12. 2026-06-03
    days on market $93,000 Active 317 DOM
13. 2026-06-02
    days on market $93,000 Active 316 DOM
14. 2026-06-01
    days on market $93,000 Active 315 DOM
15. 2026-05-31
    days on market $93,000 Active 314 DOM
16. 2026-05-30
    days on market $93,000 Active 313 DOM
17. 2025-07-20
    listed $93,000 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 · 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: $19,767
• − Mortgage interest: −$5,209
• − Property taxes: −$1,395
• − Insurance: −$465
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$2,705
• Taxable income: $6,829
• Est. tax owed @ 24.0%: −$1,639
• After-tax cash flow: $6,264/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 — Fort Pierce

• Score: 76/100
• State rank: #226
• US rank: #3360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Pierce, FL
• County: Saint Lucie County · 337,150 people
• City population: 78,556
• Metro: Port St. Lucie, FL
• Population (ZIP): 31,143
• Household income: $54,082
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1086.0

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 22% Two or more races 12% Black 12%
• Hispanic origin (detail): Mexican 10% Puerto Rican 3% Cuban 3%
• Common ancestry: Italian 7% Hispanic 2% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% French/Haitian/Cajun 3%

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: ▼ -199.47%
• Current HPI: 397.2649
• Rent YoY: ▲ 7.42%
• 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

1 event — show timeline

• 2025-07-20 Listed $93,000 Beaches MLS