8530 Leadtree Ct · Port St. Lucie, FL 34952

$75,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 157 Days on market

Built 1990 6,032 sqft lot $340/mo HOA · 17% of rent

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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
• 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

SAVANNAH CLUB - Delightfully charming 2 Bd/ 2 Ba DWMH in beautiful community. Spacious baths. New floors and counter tops. Screened lanai to enjoy Florida’s fabulous winters! 1120 SF under air - 1656 TLA. Corner lot on cul-de-sac. NEW Metal roof and NEW Air conditioner. HOA 224/mo. Pools, clubhouse, many activities! Devine RETIREMENT RETREAT! Move in ready!

Key facts

• Snack bar
• Laminate floors
• Formal dining room

Tags

• CORNER LOT
• SAVANNA CLUB 55+ COMMUNITY
• NEWER APPLIANCES
• LAMINATE FLOORS
• FORMAL DINING ROOM
• SNACK BAR

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed with possible restrictions and limits
• HOA & community: Has association; Monthly HOA fee of $340; Association covers cable TV, security, sewer, trash, common areas, recreation facility; Community amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis courts, pickleball courts, bocce ball, shuffleboard, putting green, golf course, billiard room, cafe/restaurant, community room, internet included

Exterior

• Parking: Attached carport; 1 carport space; 1 covered space; 1 open parking space
• Security: Gated community (no guard); Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Underground utilities; Water available; Sewer available
• Home design: Manufactured home; Single-story; Resale property; Faces north; Located east of US-1
• Construction: Modular construction; Composition/shingle roof; 1,656 total building area (public records)
• Exterior features: Screened porch; Porch; Shed(s); Corner lot; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Walk-in closet(s); Bedroom layout - stacked; Blinds; Single-hung metal windows
• Laundry & utility: Outside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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: Savanna Ridge Elementary School (math 40% / reading 45%, grade F, #1,383 of 2,144 statewide, top 65%, 452 students, 75% FRL); Port St. Lucie High School (math 21% / reading 43%, grade F, #415 of 667 statewide, top 63%, 1,748 students, 67% FRL).
• Market conditions: Rents rising (+1.9%/yr); 646 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $519 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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

• Watch-outs: property tax is 4.2% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.64% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.77%
• DSCR: 2.37
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $157,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8506 Redbay Ct	0.10mi	2/2.0	1,036 (-8%)	6mo	$193,000	$186	77
3788 Satinwood Ct	0.42mi	2/2.0	1,090 (-3%)	2mo	$150,000	$138	74
7 Giralda	0.26mi	2/2.0	1,200 (+7%)	4mo	$21,000	$18	72
3422 Feriwinkle Ct	0.34mi	2/2.0	1,184 (+6%)	4mo	$205,000	$173	72
2999 Saltbush Ct	0.34mi	2/2.0	1,040 (-7%)	8mo	$176,000	$169	66
3033 Satinleaf Ln	0.33mi	2/2.0	1,248 (+11%)	4mo	$195,000	$156	62
2948 Fiddlewood Cir	0.34mi	2/2.0	1,280 (+14%)	1mo	$122,000	$95	59
10 Padre	0.31mi	2/2.0	1,280 (+14%)	4mo	$38,000	$30	59
3792 Satinwood Ct	0.43mi	2/2.0	1,238 (+10%)	8mo	$153,000	$124	56
8504 Gallberry Cir	0.42mi	2/2.0	1,264 (+13%)	4mo	$178,000	$141	55
3801 Westchester Ct	0.50mi	2/2.0	1,225 (+9%)	7mo	$210,000	$171	55
3801 Meadowlark Cir	0.68mi	2/2.0	1,216 (+9%)	4mo	$152,000	$125	50

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: 24.0%
• Equity multiple: 1.97×
• Total profit: $20,359
• Equity at exit: $11,183

10-year hold

• IRR: 31.0%
• Equity multiple: 3.61×
• Total profit: $54,731
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,982 high
• Mortgage (P&I): −$393
• Tax from tax record: −$263 /mo · $3,156/yr
• Insurance: −$31
• HOA: −$340
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $539

Break-even live

Break-even rent $1,301

Max offer price $75,000

Occupancy floor 68%

Sensitivity live

Price	-10% $581	-5% $560	+0% $539	+5% $517	+10% $496
Rent	-10% $382	-5% $460	+0% $539	+5% $617	+10% $695
Rate	-1.0pp $576	-0.5pp $558	base $539	+0.5pp $519	+1.0pp $499

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 25 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	24d	1	0.39mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	24d	1	0.44mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	15d	6	0.64mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	24d	1	0.65mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	15d	1	0.72mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	15d	15	0.72mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	15d	1	0.76mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	15d	7	0.76mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	15d	1	0.82mi
1503 SE Royal Green Cir Unit V104 Port St. Lucie, FL	2.0	2.0	865	$1,750	$2.02	24d	1	1.18mi
1455 SE Colchester Cir Port Saint Lucie, FL	2.0	2.0	921	$1,795	$1.95	15d	1	1.19mi
1500 SE Tiffany Club Pl Port Saint Lucie, FL	1.0–3.0	1.0–2.0	895	$1,922	$2.15	15d	7	1.19mi
1516 SE Royal Green Cir #202 Port St Lucie, FL	3.0	2.0	921	$2,100	$2.28	24d	1	1.22mi
1565 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,595	$2.26	15d	1	1.22mi
1520 SE Royal Green Cir Unit K-203 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	24d	1	1.23mi
1550 SE Royal Green Cir Port St. Lucie, FL	2.0	2.0	782	$1,850	$2.37	15d	1	1.25mi
1524 SE Royal Green Cir Unit Q102 Port St. Lucie, FL	2.0	2.0	865	$1,800	$2.08	15d	1	1.25mi
1562 SE Royal Green Cir Unit T-204 Port St. Lucie, FL	2.0	2.0	782	$1,900	$2.43	24d	1	1.26mi
1566 SE Royal Green Cir #203 Port St Lucie, FL	2.0	2.0	782	$2,000	$2.56	15d	1	1.27mi
1537 SE Royal Green Cir Unit E204 Port St. Lucie, FL	2.0	2.0	886	$1,750	$1.98	15d	1	1.33mi
1550 SE Royal Green Cir Unit P-203 Port St. Lucie, FL	2.0	2.0	782	$1,750	$2.24	24d	1	1.37mi
1536 SE Royal Green Cir #101 Port St Lucie, FL	2.0	2.0	782	$1,750	$2.24	24d	1	1.38mi
1548 SE Royal Green Cir Unit M-103 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	24d	1	1.39mi
1548 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,650	$2.34	15d	1	1.40mi
1618 SE Elkhart Ter Port Saint Lucie, FL	3.0	2.0	1176	$2,200	$1.87	24d	1	1.46mi

HOA detail

• Monthly dues: $340 · $4,080/yr
• Likely covers: pool

Listing history 30 events

1. 2026-06-21
   days on market $75,000 Active 157 DOM
2. 2026-06-18
   days on market $75,000 Active 154 DOM
3. 2026-06-17
   days on market $75,000 Active 153 DOM
4. 2026-06-16
   days on market $75,000 Active 152 DOM
5. 2026-06-15
   days on market $75,000 Active 151 DOM
6. 2026-06-14
   days on market $75,000 Active 149 DOM
7. 2026-06-13
   days on market $75,000 Active 148 DOM
8. 2026-06-10
   days on market $75,000 Active 146 DOM
9. 2026-06-09
   days on market $75,000 Active 145 DOM
10. 2026-06-08
    days on market $75,000 Active 144 DOM
11. 2026-06-07
    days on market $75,000 Active 143 DOM
12. 2026-06-05
    days on market $75,000 Active 140 DOM
13. 2026-06-03
    days on market $75,000 Active 139 DOM
14. 2026-06-02
    days on market $75,000 Active 138 DOM
15. 2026-06-01
    days on market $75,000 Active 137 DOM
16. 2026-05-31
    days on market $75,000 Active 136 DOM
17. 2026-05-30
    days on market $75,000 Active 135 DOM
18. 2026-02-19
    status Active
19. 2026-02-11
    historical
20. 2026-01-05
    listed $75,000 Active
21. 2025-11-04
    soldstatus $175,000
22. 2022-01-03
    soldstatus $150,000 Closed 365-char remark

    Show marketing remark (365 chars)

    SAVANNAH CLUB - Delightfully charming 2 Bd/ 2 Ba DWMH in beautiful community. Spacious baths. New floors and counter tops. Screened lanai to enjoy Florida’s fabulous winters! 1120 SF under air - 1656 TLA. Corner lot on cul-de-sac. NEW Metal roof and NEW Air conditioner. HOA 224/mo. Pools, clubhouse, many activities! Devine RETIREMENT RETREAT! Move in ready!

23. 2021-12-09
    status Pending 365-char remark

    Show marketing remark (365 chars)

    SAVANNAH CLUB - Delightfully charming 2 Bd/ 2 Ba DWMH in beautiful community. Spacious baths. New floors and counter tops. Screened lanai to enjoy Florida’s fabulous winters! 1120 SF under air - 1656 TLA. Corner lot on cul-de-sac. NEW Metal roof and NEW Air conditioner. HOA 224/mo. Pools, clubhouse, many activities! Devine RETIREMENT RETREAT! Move in ready!

24. 2021-12-03
    listed $157,000 Active 365-char remark

    Show marketing remark (365 chars)

    SAVANNAH CLUB - Delightfully charming 2 Bd/ 2 Ba DWMH in beautiful community. Spacious baths. New floors and counter tops. Screened lanai to enjoy Florida’s fabulous winters! 1120 SF under air - 1656 TLA. Corner lot on cul-de-sac. NEW Metal roof and NEW Air conditioner. HOA 224/mo. Pools, clubhouse, many activities! Devine RETIREMENT RETREAT! Move in ready!

25. 2015-02-05
    historical 237-char remark

    Show marketing remark (237 chars)

    OWN THE LAND! This 2/2 is located on a culde sac in a 55 plus golf/tennis community. New roof, new floors and new carpeting. Nice sized rooms and a screened porch on the front to sit and watch the beautiful Florida sunsets. Bring offers!

26. 2011-08-12
    soldstatus $18,100
27. 2011-06-29
    historical
28. 2010-11-24
    listed $31,200
29. 2009-01-03
    listed $58,000 237-char remark

    Show marketing remark (237 chars)

    OWN THE LAND! This 2/2 is located on a culde sac in a 55 plus golf/tennis community. New roof, new floors and new carpeting. Nice sized rooms and a screened porch on the front to sit and watch the beautiful Florida sunsets. Bring offers!

30. 1990-06-01
    soldstatus $70,400

ⓘ 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: $3,156 · $263/mo
• Projected year-2 tax: $3,156 · $263/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $23,789
• − Mortgage interest: −$4,201
• − Property taxes: −$3,156
• − Insurance: −$375
• − Repairs & maintenance: −$1,903
• − Management: −$1,903
• − HOA: −$4,080
• − Depreciation: −$2,182
• Taxable income: $5,989
• Est. tax owed @ 24.0%: −$1,437
• After-tax cash flow: $5,025/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: 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

+6.5% since first listed

13 events — show timeline

• 2026-02-19 Relisted — Beaches MLS
• 2026-02-11 Listing Removed — Beaches MLS
• 2026-01-05 Listed $75,000 Beaches MLS
• 2025-11-04 Sold (Public Records) $175,000 Public Records
• 2022-01-03 Sold (MLS) $150,000 Stellar MLS as Distributed by MLS Grid
• 2021-12-09 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-12-03 Listed $157,000 Stellar MLS as Distributed by MLS Grid
• 2015-02-05 Listing Removed — Beaches MLS
• 2011-08-12 Sold (MLS) $18,100 Beaches MLS
• 2011-06-29 Listing Removed — Beaches MLS
• 2010-11-24 Listed $31,200 Beaches MLS
• 2009-01-03 Listed $58,000 Beaches MLS
• 1990-06-01 Sold (Public Records) $70,400 Public Records

Property tax history

+10.7%/yr

Latest (2025): $3,156 · +3.0% YoY. Source: county tax records.