Spring Lake IV Plan · Port St. Lucie, FL 34987

$316,995

2 bd · 2.0 ba · 1,572 sqft · SingleFamily · 579 Days on market

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Why this score? — see what drove the F 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 +9.2/30.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

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Key facts

• 2 parking spots
• Listed 579 days

Property features AI

Finance

• Other: Address: 10386 Dreamweaver Rd, Port Saint Lucie, FL 34987; Listing status: Active
• Financial info: List price $315,995

Exterior

• Home design: Plan: Spring Lake IV; New construction plan
• Exterior features: Living area of 1,572

Interior

• Bedrooms: 2 bedrooms
• Interior features: 2 total bathrooms

🏗️ New construction. The $316,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $364,704.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $317k.

Deal economics

• At list price, monthly cash flow is $-276 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (10.4% below list).
• Recommended offer: $279k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.4% 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 F — 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 (+2.8%/yr); 1149 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 38% of the median local income ($90k/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 $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 579 days — a 12% lower offer ($279k) is reasonable based on typical stale-listing flexibility.

Recommended offer $278,955 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 579 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.24%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $364,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5876 NW Sweetwood Dr	0.30mi	3/2.0 (+1)	1,429 (-9%)	7mo	$328,689	$230	60
5853 NW Sweetwood Dr	0.31mi	3/2.0 (+1)	1,429 (-9%)	7mo	$344,860	$241	60
11246 NW Blockbird Dr	0.47mi	3/2.0 (+1)	1,654 (+5%)	7mo	$369,999	$224	58
6312 NW Cloverdale Ave	0.47mi	3/2.0 (+1)	1,654 (+5%)	8mo	$375,000	$227	58
10792 NW Everbreeze Dr	0.44mi	3/2.0 (+1)	1,429 (-9%)	4mo	$340,000	$238	56
11271 NW Barnstead Way	0.49mi	3/2.0 (+1)	1,654 (+5%)	10mo	$384,000	$232	55
10770 NW Moon Rise Ln	0.50mi	3/2.0 (+1)	1,429 (-9%)	2mo	$336,705	$236	55
11287 NW Barnstead Way	0.51mi	3/2.0 (+1)	1,654 (+5%)	10mo	$405,000	$245	54
10762 NW Moon Rise Ln	0.50mi	3/2.0 (+1)	1,429 (-9%)	4mo	$332,585	$233	53
11280 NW Barnstead Way	0.50mi	3/2.0 (+1)	1,654 (+5%)	12mo	$373,000	$226	53
11304 NW Barnstead Way	0.53mi	3/2.0 (+1)	1,654 (+5%)	12mo	$375,000	$227	52
11320 Barnstead Way	0.55mi	3/2.0 (+1)	1,654 (+5%)	13mo	$361,000	$218	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 · 2.77% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.24×
• Total profit: $-77,265
• Equity at exit: $54,379

10-year hold

• IRR: -16.4%
• Equity multiple: 0.10×
• Total profit: $-92,390
• Equity at exit: $31,533

Cash invested: $102,117 (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 34987

• Home prices YoY: -21.6%
• Rents YoY: 2.8%
• Active inventory: 1149
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,841 medium
• Mortgage (P&I): −$1,913
• Tax est. 1.5%: −$456 /mo · $5,471/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $-276

Break-even live

Break-even rent $3,190

Max offer price $324,823

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-150	+0% $-276	+5% $-402	+10% $-528
Rent	-10% $-500	-5% $-388	+0% $-276	+5% $-163	+10% $-51
Rate	-1.0pp $-92	-0.5pp $-183	base $-276	+0.5pp $-370	+1.0pp $-466

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: $91,176
• Closing costs: $10,941
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6545 NW Cloverdale Ave Port Saint Lucie, FL	3.0	2.5	2190	$3,500	$1.60	15d	1	0.44mi
11146 NW Fernbrook Dr Port Saint Lucie, FL	3.0	2.0	1451	$2,450	$1.69	25d	1	0.50mi
10755 NW Wilgrove LN Unit 10755 St Lucie West, FL	3.0	2.0	1758	$3,200	$1.82	15d	1	0.89mi

Listing history 17 events

1. 2026-06-21
   days on market $316,995 Active 579 DOM
2. 2026-06-18
   days on market $316,995 Active 576 DOM
3. 2026-06-17
   days on market $316,995 Active 575 DOM
4. 2026-06-16
   days on market $316,995 Active 574 DOM
5. 2026-06-15
   days on market $316,995 Active 573 DOM
6. 2026-06-14
   days on market $316,995 Active 571 DOM
7. 2026-06-13
   days on market $316,995 Active 570 DOM
8. 2026-06-10
   days on market $316,995 Active 568 DOM
9. 2026-06-09
   days on market $316,995 Active 567 DOM
10. 2026-06-08
    days on market $316,995 Active 566 DOM
11. 2026-06-07
    pricedays on market $316,995 Active 565 DOM
12. 2026-06-05
    days on market $315,995 Active 562 DOM
13. 2026-06-03
    days on market $315,995 Active 561 DOM
14. 2026-06-02
    days on market $315,995 Active 560 DOM
15. 2026-06-01
    days on market $315,995 Active 559 DOM
16. 2026-05-31
    days on market $315,995 Active 558 DOM
17. 2026-05-30
    days on market $315,995 Active 557 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $34,098
• − Mortgage interest: −$20,429
• − Property taxes: −$5,471
• − Insurance: −$1,824
• − Repairs & maintenance: −$2,728
• − Management: −$2,728
• − Depreciation: −$10,610
• Taxable loss: −$9,691
• Est. tax savings @ 24.0%: +$2,326
• After-tax cash flow: $-982/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

• Census place: Port St. Lucie, FL
• County: Saint Lucie County · 337,150 people
• City population: 221,051
• Metro: Port St. Lucie, FL
• Population (ZIP): 21,727
• Household income: $90,201
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 597.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Black 12% Two or more races 11%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Cuban 1%
• Common ancestry: Romanian 4% Italian 3% Scotch-Irish 2%
• Foreign-born: 15% · Canada, Dominican Republic, Jamaica
• Languages at home: 83% English-only · Spanish 13% Arabic 1% Other Indo-European 1%

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: ▼ -74.23%
• Current HPI: 269.222
• Rent YoY: ▲ 2.77%
• 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