5 Santa Fe Ln · River Park, FL 34952

$39,000

2 bd · 1.5 ba · 1,032 sqft · Manufactured · 107 Days on market

Built 1978 Est $33k · 18% over $867/mo HOA · 42% of rent

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Why this score? — see what drove the D- 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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated home in Spanish Lakes Community! Major 2025 upgrades include a new roof, new A/C, and all-new appliances--washer, dryer, stove, refrigerator, dishwasher, and microwave--offering true peace of mind. Brand new LVP flooring runs throughout for a modern, low-maintenance finish. Relax year-round on the spacious screened-in porch, perfect for enjoying Florida's sunshine. Spanish Lakes offers golf, clubhouse, pool, tennis, pickleball, fitness center, billiards, library, and a full calendar of activities--making it easy to embrace the Florida lifestyle with comfort and convenience.

Key facts

• Clubhouse
• New a/c
• New appliances

Tags

• NEW ROOF
• NEW A/C
• NEW APPLIANCES
• SPACIOUS SCREENED-IN PORCH
• CLUBHOUSE
• POOL

Property features AI

Finance

• Other: Located in a senior community
• Financial info: Pets allowed (restrictions possible)
• HOA & community: Has association; Association amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, billiard and game rooms, workshop area, golf course, tennis courts, shuffleboard, bocce ball, and pickleball courts; Monthly association fee applies; fee covers grounds maintenance, trash, and golf

Exterior

• Security: Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Sewer and water available
• Home design: Manufactured home; Single-story; South-facing; Resale
• Construction: Modular construction; Aluminum roof; Built area approximately 1,032 living area; total building area approximately 1,428
• Exterior features: Screened patio; Patio; Zero lot line

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on main level
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom (total 2 bathrooms)
• Heating & cooling: Electric heating; Central air conditioning (electric)
• Interior features: Kitchen island; Unfurnished
• Laundry & utility: Laundry closet; Laundry inside; Outdoor laundry access

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $39k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $39k).
• Recommended offer: $35k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.0% vs local median 6.3% 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: amenities F, employment F, health & safety D-.
• 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); 639 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 40% 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 $270 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.24% ✓
• Cap rate: 21.04%
• Cash-on-cash: 52.67%
• DSCR: 3.34
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $33,024
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Nuestra Calle Ln	0.31mi	2/2.0	984 (-5%)	6mo	$26,000	$26	71
8471 Florence Dr	0.24mi	2/2.0	966 (-6%)	6mo	$110,000	$114	71
541 Natalie Dr	0.21mi	2/2.0	1,032 (0%)	22mo	$85,000	$82	70
1 Quintana Roo Ct	0.71mi	2/2.0	1,000 (-3%)	12mo	$18,000	$18	50
7 Reforma Ln	0.60mi	2/2.0	1,150 (+11%)	20mo	$37,000	$32	35

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: 48.7%
• Equity multiple: 3.07×
• Total profit: $22,571
• Equity at exit: $5,815

10-year hold

• IRR: 53.5%
• Equity multiple: 5.80×
• Total profit: $52,422
• Equity at exit: $3,372

Cash invested: $10,920 (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: 639
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $2,045 high
• Mortgage (P&I): −$205
• Tax est. 1.5%: −$49 /mo · $585/yr
• Insurance: −$16
• HOA: −$867
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $479

Break-even live

Break-even rent $1,439

Max offer price $39,000

Occupancy floor 72%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	23d	1	0.68mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	13d	15	0.91mi
650 SE Evergreen Ter Port Saint Lucie, FL	2.0	2.0	974	$2,095	$2.15	13d	1	1.04mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	13d	1	1.13mi
991 SE Walters Ter Port Saint Lucie, FL	2.0	2.0	1040	$8,500	$8.17	23d	1	1.19mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	13d	16	1.21mi
336 SE Tranquilla Ave Port Saint Lucie, FL	3.0	3.0	1412	$2,700	$1.91	13d	1	1.26mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	23d	1	1.41mi
13 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,375	$1.72	23d	1	1.44mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	23d	1	1.48mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	13d	7	1.48mi
8 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,500	$1.88	23d	1	1.49mi

HOA detail

• Monthly dues: $867 · $10,404/yr
• Likely covers: poolgym

Listing history 28 events

1. 2026-06-18
   days on market $39,000 Active 107 DOM
2. 2026-06-18
   price $39,000 Active 106 DOM
3. 2026-06-17
   days on market $49,000 Active 106 DOM
4. 2026-06-16
   days on market $49,000 Active 105 DOM
5. 2026-06-15
   days on market $49,000 Active 104 DOM
6. 2026-06-14
   days on market $49,000 Active 102 DOM
7. 2026-06-13
   days on market $49,000 Active 101 DOM
8. 2026-06-10
   days on market $49,000 Active 99 DOM
9. 2026-06-09
   days on market $49,000 Active 98 DOM
10. 2026-06-08
    days on market $49,000 Active 97 DOM
11. 2026-06-07
    days on market $49,000 Active 96 DOM
12. 2026-06-05
    days on market $49,000 Active 93 DOM
13. 2026-06-03
    days on market $49,000 Active 92 DOM
14. 2026-06-02
    days on market $49,000 Active 91 DOM
15. 2026-06-01
    days on market $49,000 Active 90 DOM
16. 2026-05-31
    days on market $49,000 Active 89 DOM
17. 2026-05-30
    days on market $49,000 Active 88 DOM
18. 2026-02-27
    listed $49,000 Active
19. 2026-01-02
    historical
20. 2025-12-01
    price $65,000
21. 2025-09-29
    status Active
22. 2025-09-26
    price $130,000
23. 2025-09-26
    historical
24. 2025-07-25
    price $80,000
25. 2025-07-04
    price $12,500
26. 2025-07-02
    price $17,500
27. 2025-06-30
    price $82,500
28. 2025-06-20
    listed $8,000 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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $24,544
• − Mortgage interest: −$2,185
• − Property taxes: −$585
• − Insurance: −$195
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − HOA: −$10,404
• − Depreciation: −$1,135
• Taxable income: $6,114
• Est. tax owed @ 24.0%: −$1,467
• After-tax cash flow: $4,284/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

• Census place: River Park, FL
• County: Saint Lucie County · 337,150 people
• 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

+512.5% since first listed

11 events — show timeline

• 2026-02-27 Listed $49,000 Beaches MLS
• 2026-01-02 Listing Removed — Beaches MLS
• 2025-12-01 Price Changed $65,000 Beaches MLS
• 2025-09-29 Relisted — Beaches MLS
• 2025-09-26 Listing Removed — Beaches MLS
• 2025-09-26 Price Changed $130,000 Beaches MLS
• 2025-07-25 Price Changed $80,000 Beaches MLS
• 2025-07-04 Price Changed $12,500 Beaches MLS
• 2025-07-02 Price Changed $17,500 Beaches MLS
• 2025-06-30 Price Changed $82,500 Beaches MLS
• 2025-06-20 Listed $8,000 Beaches MLS