164 Camino Del Rio · River Park, FL 34952

$45,000

2 bd · 2.0 ba · 1,280 sqft · Manufactured · 622 Days on market

Built 1979 $710/mo HOA · 35% 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
• ARV discount +7.5/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks

PRICE Drop $10,000!!!! Brand New Roof!!! This Absolutely Immaculate, very well maintained 2Bed 2Bath is back on the market! The AC 7yrs old, Re-painted home exterior 2 yrs ago, Power washed home exterior 6 months ago, drive redone, Regular pest maintenance, gardening monthly, won't Last on the market! The Best is yet to come. .. .. This Home has been given by Spanish Lakes a Gold Star! No list will be required at close!

Key facts

• 2 parking spots
• Community pool
• Built 1979

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed (restrictions may apply: breed and size limits possible)
• HOA & community: Community association with amenities including clubhouse, pool, fitness center, tennis and shuffleboard courts, billiard and game rooms, jogging path, picnic area, community room, manager on site; HOA dues paid monthly

Exterior

• Parking: Carport with 2 covered spaces
• Utilities: Public water; Public sewer; Electric service 220 volts, three phase; Phone not available; Sewer available; Water available
• Home design: Manufactured home; 1 story; Resale; Faces southwest; Road frontage east of US-1
• Construction: Modular construction; Aluminum roof; Skirt: other; Mobile dimensions approximately 60' x 24'
• Exterior features: Screened porch; Porch; Shed(s); Fruit tree(s); Not waterfront

Interior

• Kitchen: Electric range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Blinds; Furnished
• Laundry & utility: Laundry closet; Laundry inside; Laundry outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.4% 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; 16 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 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 $311 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 622 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $38k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 35% 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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 622 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 4.57% ✓
• Cap rate: 22.38%
• Cash-on-cash: 57.47%
• DSCR: 3.56
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $90,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Yolanda Ln	0.21mi	2/2.0	1,280 (0%)	5mo	$39,000	$30	86
23 San Pablo Ln	0.14mi	2/2.0	1,200 (-6%)	13mo	$37,000	$31	72
501 La Buona Vita Dr	0.42mi	2/2.0	1,289 (+1%)	9mo	$132,000	$102	72
8636 Florence Dr	0.56mi	2/2.0	1,266 (-1%)	2mo	$130,000	$103	70
560 Natalie Dr	0.28mi	2/2.0	1,248 (-2%)	18mo	$162,800	$130	67
8591 Mary Ann Ln	0.52mi	2/2.0	1,354 (+6%)	7mo	$75,000	$55	60
38 Alta Loma	0.52mi	2/2.0	1,433 (+12%)	5mo	$180,000	$126	52
45 Mediterranean Blvd W	0.40mi	2/2.0	1,200 (-6%)	24mo	$38,000	$32	51
8 S Alhambra Ln	0.38mi	3/2.0 (+1)	1,400 (+9%)	14mo	$100,000	$71	50
8580 Mary Ann Ln	0.49mi	2/2.0	1,471 (+15%)	5mo	$175,000	$119	48
2 Quintana Roo Ln	0.57mi	2/2.0	1,350 (+6%)	21mo	$32,000	$24	47
7 Reforma Ln	0.56mi	2/2.0	1,150 (-10%)	20mo	$37,000	$32	41

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: 54.2%
• Equity multiple: 3.33×
• Total profit: $29,396
• Equity at exit: $6,710

10-year hold

• IRR: 58.8%
• Equity multiple: 6.41×
• Total profit: $68,107
• Equity at exit: $3,891

Cash invested: $12,600 (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: 1.8×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$710
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $603

Break-even live

Break-even rent $1,292

Max offer price $45,000

Occupancy floor 66%

Sensitivity live

Price	-10% $635	-5% $619	+0% $603	+5% $588	+10% $572
Rent	-10% $441	-5% $522	+0% $603	+5% $685	+10% $766
Rate	-1.0pp $626	-0.5pp $615	base $603	+0.5pp $592	+1.0pp $580

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	24d	1	0.72mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	24d	1	0.80mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	14d	15	0.95mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	14d	1	1.00mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	14d	16	1.07mi
650 SE Evergreen Ter Port Saint Lucie, FL	2.0	2.0	974	$2,095	$2.15	14d	1	1.14mi
400 NW Prima Vista Blvd Port St Lucie, FL	2.0	2.0	1566	$2,300	$1.47	24d	1	1.20mi
336 SE Tranquilla Ave Port Saint Lucie, FL	3.0	3.0	1412	$2,700	$1.91	14d	1	1.24mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	24d	1	1.29mi
991 SE Walters Ter Port Saint Lucie, FL	2.0	2.0	1040	$8,500	$8.17	24d	1	1.33mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	24d	1	1.34mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	24d	1	1.37mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	21d	1	1.40mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	24d	1	1.43mi
2 Lake Vista Trl #107 Port Saint Lucie, FL	2.0	2.0	1170	$1,850	$1.58	24d	1	1.45mi
1 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,800	$1.54	24d	1	1.48mi

HOA detail

• Monthly dues: $710 · $8,520/yr

Listing history 35 events

1. 2026-06-18
   days on market $45,000 Active 622 DOM
2. 2026-06-17
   days on market $45,000 Active 621 DOM
3. 2026-06-16
   days on market $45,000 Active 620 DOM
4. 2026-06-15
   days on market $45,000 Active 619 DOM
5. 2026-06-14
   days on market $45,000 Active 617 DOM
6. 2026-06-13
   days on market $45,000 Active 616 DOM
7. 2026-06-10
   days on market $45,000 Active 614 DOM
8. 2026-06-09
   days on market $45,000 Active 613 DOM
9. 2026-06-08
   pricedays on market $45,000 Active 612 DOM
10. 2026-06-07
    days on market $55,000 Active 611 DOM
11. 2026-06-05
    days on market $55,000 Active 608 DOM
12. 2026-06-03
    days on market $55,000 Active 607 DOM
13. 2026-06-02
    days on market $55,000 Active 606 DOM
14. 2026-06-01
    days on market $55,000 Active 605 DOM
15. 2026-05-31
    days on market $55,000 Active 604 DOM
16. 2026-05-30
    days on market $55,000 Active 603 DOM
17. 2026-02-11
    price $65,000
18. 2026-02-03
    status Active
19. 2026-01-31
    historical
20. 2025-12-21
    status Active
21. 2025-12-14
    historical
22. 2025-12-08
    status Active
23. 2025-12-01
    historical
24. 2025-06-16
    price $75,000
25. 2025-06-16
    status Active
26. 2025-05-31
    historical
27. 2025-04-02
    status Active
28. 2025-03-21
    status Pending
29. 2025-02-09
    status Active
30. 2025-02-03
    historical
31. 2025-01-30
    price $65,000
32. 2024-11-21
    price $70,000
33. 2024-08-13
    listed $83,000 Active
34. 2006-11-02
    historical
35. 2006-03-04
    listed $49,900

ⓘ 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: $24,674
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − HOA: −$8,520
• − Depreciation: −$1,309
• Taxable income: $7,477
• Est. tax owed @ 24.0%: −$1,794
• After-tax cash flow: $5,447/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
• 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

+30.3% since first listed

19 events — show timeline

• 2026-02-11 Price Changed $65,000 Beaches MLS
• 2026-02-03 Relisted — Beaches MLS
• 2026-01-31 Listing Removed — Beaches MLS
• 2025-12-21 Relisted — Beaches MLS
• 2025-12-14 Listing Removed — Beaches MLS
• 2025-12-08 Relisted — Beaches MLS
• 2025-12-01 Listing Removed — Beaches MLS
• 2025-06-16 Price Changed $75,000 Beaches MLS
• 2025-06-16 Relisted — Beaches MLS
• 2025-05-31 Listing Removed — Beaches MLS
• 2025-04-02 Relisted — Beaches MLS
• 2025-03-21 Pending — Beaches MLS
• 2025-02-09 Relisted — Beaches MLS
• 2025-02-03 Listing Removed — Beaches MLS
• 2025-01-30 Price Changed $65,000 Beaches MLS
• 2024-11-21 Price Changed $70,000 Beaches MLS
• 2024-08-13 Listed $83,000 Beaches MLS
• 2006-11-02 Listing Removed — Beaches MLS
• 2006-03-04 Listed $49,900 Beaches MLS