3808 Hydrilla Ct · Indian River Estates, FL 34952

$119,000

2 bd · 2.0 ba · 1,319 sqft · Manufactured public records · 157 Days on market

Built 2002 5,200 sqft lot Est $170k · 30% under $309/mo HOA · 15% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED, Move in ready Coral Reef model. Large eat-in kitchen w/ sliders to lanai. Very open liv/dinrm combo and plus a den w/ built in bookcase with glass doors. Popular open floor plan. Colorfull landscaping. Seller will consider ALL offers.

Key facts

• Quartz countertops
• Updated cabinets
• French doors

Tags

• UPDATED CABINETS
• QUARTZ COUNTERTOPS
• UNDER CABINET LIGHTING
• UPPER CABINET LIGHTING
• BAR AREA
• FRENCH DOORS

Property features AI

Finance

• Other: Pets allowed (restrictions and limits may apply); Senior community
• Financial info: Monthly land lease; Property located in a land-lease community
• HOA & community: Community association with monthly fee (includes cable TV, internet, security, sewer, trash, common areas, recreation facilities); On-site management/manager; Community amenities include clubhouse, fitness center, pool, spa/hot tub, golf course, putting green, bocce, shuffleboard, basketball, billiards, game room, business center, library, jogging path; internet included

Exterior

• Parking: Attached carport providing 2 covered spaces
• Security: Security patrol
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Manufactured home; Single-story; Entry-level living area; South-facing
• Construction: Vinyl siding; Modular construction; Composition/shingle roof; Built as resale
• Exterior features: Screened porch; Porch; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Two main-level bedrooms
• Flooring: Vinyl
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning with ceiling fans
• Interior features: Cathedral and vaulted ceilings; Split bedroom layout; Skylight(s); French doors; Furnished
• Laundry & utility: Inside laundry with washer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 5.3% in Indian River Estates — 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 65/100 on livability (#653 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, amenities F, commute 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.
• 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $823 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $46k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $119k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 1.73% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.43%
• DSCR: 1.95
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $170,151
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7921 Meadowlark Ln	0.16mi	2/2.0	1,301 (-1%)	2mo	$115,000	$88	88
3801 Meadowlark Cir	0.22mi	2/2.0	1,216 (-8%)	4mo	$152,000	$125	74
3005 Approach Shot Way	0.49mi	2/2.0	1,333 (+1%)	3mo	$149,900	$112	73
3817 Sleepy Hollow Ln	0.38mi	2/2.0	1,390 (+5%)	4mo	$260,000	$187	69
7928 Meadowlark Ln	0.14mi	2/3.0	1,475 (+12%)	1mo	$65,000	$44	69
7953 Horned Lark Cir	0.59mi	2/2.0	1,286 (-2%)	1mo	$130,000	$101	67
3801 Westchester Ct	0.48mi	2/2.0	1,225 (-7%)	7mo	$210,000	$171	60
3033 Satinleaf Ln	0.64mi	2/2.0	1,248 (-5%)	4mo	$195,000	$156	58
8394 Delphinium Ct	0.58mi	3/2.0 (+1)	1,392 (+6%)	4mo	$220,000	$158	56
3422 Feriwinkle Ct	0.53mi	2/2.0	1,184 (-10%)	4mo	$205,000	$173	55
3700 Westchester Ct	0.46mi	2/2.0	1,480 (+12%)	8mo	$130,000	$88	52
2816 Eagles Nest Way	0.61mi	2/2.0	1,134 (-14%)	7mo	$146,000	$129	42

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: 12.7%
• Equity multiple: 1.50×
• Total profit: $16,551
• Equity at exit: $17,743

10-year hold

• IRR: 20.6%
• Equity multiple: 2.65×
• Total profit: $54,955
• Equity at exit: $10,289

Cash invested: $33,320 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,062 high
• Mortgage (P&I): −$624
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$50
• HOA: −$309
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $595

Break-even live

Break-even rent $1,309

Max offer price $119,000

Occupancy floor 66%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	23d	1	0.64mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	23d	1	1.23mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	23d	1	1.25mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	13d	1	1.25mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	13d	15	1.28mi
2183 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1550	$1,900	$1.23	13d	1	1.36mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	13d	1	1.40mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	13d	1	1.41mi
2082 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1524	$1,850	$1.21	23d	1	1.43mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	13d	6	1.48mi

HOA detail

• Monthly dues: $309 · $3,708/yr
• Likely covers: landscaping

Listing history 28 events

1. 2026-06-15
   status $119,000 Pending 157 DOM
2. 2026-06-15
   days on market $119,000 Active Under Contract 157 DOM
3. 2026-06-14
   days on market $119,000 Active Under Contract 155 DOM
4. 2026-06-13
   days on market $119,000 Active Under Contract 154 DOM
5. 2026-06-10
   days on market $119,000 Active Under Contract 152 DOM
6. 2026-06-09
   days on market $119,000 Active Under Contract 151 DOM
7. 2026-06-08
   days on market $119,000 Active Under Contract 150 DOM
8. 2026-06-07
   days on market $119,000 Active Under Contract 149 DOM
9. 2026-06-05
   days on market $119,000 Active Under Contract 146 DOM
10. 2026-06-03
    days on market $119,000 Active Under Contract 145 DOM
11. 2026-06-02
    statusdays on market $119,000 Active Under Contract 144 DOM
12. 2026-06-01
    days on market $119,000 Active 143 DOM
13. 2026-05-31
    days on market $119,000 Active 142 DOM
14. 2026-05-30
    days on market $119,000 Active 141 DOM
15. 2026-04-19
    price $119,000
16. 2026-03-03
    price $129,000
17. 2026-02-10
    price $149,000
18. 2026-01-09
    listed $165,000 Active
19. 2014-10-11
    historical
20. 2010-06-07
    soldstatus $50,000 249-char remark

    Show marketing remark (249 chars)

    PRICE REDUCED, Move in ready Coral Reef model. Large eat-in kitchen w/ sliders to lanai. Very open liv/dinrm combo and plus a den w/ built in bookcase with glass doors. Popular open floor plan. Colorfull landscaping. Seller will consider ALL offers.

21. 2010-04-23
    historical 249-char remark

    Show marketing remark (249 chars)

    PRICE REDUCED, Move in ready Coral Reef model. Large eat-in kitchen w/ sliders to lanai. Very open liv/dinrm combo and plus a den w/ built in bookcase with glass doors. Popular open floor plan. Colorfull landscaping. Seller will consider ALL offers.

22. 2009-09-14
    listed $56,900 249-char remark

    Show marketing remark (249 chars)

    PRICE REDUCED, Move in ready Coral Reef model. Large eat-in kitchen w/ sliders to lanai. Very open liv/dinrm combo and plus a den w/ built in bookcase with glass doors. Popular open floor plan. Colorfull landscaping. Seller will consider ALL offers.

23. 2007-07-18
    listed $74,900
24. 2006-05-06
    historical
25. 2005-04-11
    historical
26. 2005-04-08
    listed $115,000
27. 2004-11-22
    listed $124,900
28. 2003-12-08
    soldstatus $8,500,000

ⓘ 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: $614 · $51/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$373/yr (+$31/mo · 60.8%)

ⓘ 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 5/10 Major
• 🌡 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: $24,740
• − Mortgage interest: −$6,666
• − Property taxes: −$614
• − Insurance: −$595
• − Repairs & maintenance: −$1,979
• − Management: −$1,979
• − HOA: −$3,708
• − Depreciation: −$3,462
• Taxable income: $5,737
• Est. tax owed @ 24.0%: −$1,377
• After-tax cash flow: $5,762/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 — Indian River Estates

• Score: 65/100
• State rank: #653
• US rank: #12946

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Lucie County · 337,150 people
• City population: 27,447
• 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

-98.6% since first listed

14 events — show timeline

• 2026-04-19 Price Changed $119,000 Beaches MLS
• 2026-03-03 Price Changed $129,000 Beaches MLS
• 2026-02-10 Price Changed $149,000 Beaches MLS
• 2026-01-09 Listed $165,000 Beaches MLS
• 2014-10-11 Listing Removed — Beaches MLS
• 2010-06-07 Sold (MLS) $50,000 Beaches MLS
• 2010-04-23 Listing Removed — Beaches MLS
• 2009-09-14 Listed $56,900 Beaches MLS
• 2007-07-18 Listed $74,900 Beaches MLS
• 2006-05-06 Listing Removed — Beaches MLS
• 2005-04-11 Listing Removed — Beaches MLS
• 2005-04-08 Listed $115,000 Beaches MLS
• 2004-11-22 Listed $124,900 Beaches MLS
• 2003-12-08 Sold (Public Records) $8,500,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $614 · +2.4% YoY. Source: county tax records.