4 S Alhambra S · River Park, FL 34952

$169,900

3 bd · 2.0 ba · 1,451 sqft · SingleFamily public records · 9 Days on market

Built 2022 Est $213k · 20% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.6/10.0
• 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

This well-maintained 3-bedroom home features a functional layout with plenty of opportunity to add your personal touch. Offered fully furnished or empty to suit your needs, it's located on a nicely kept lot for both comfort and convenience. Monthly land lease covers lawn care, trash service, and full use of community amenities, including golf, two pools (one heated), tennis, pickleball, shuffleboard, bocce, billiards, a fitness center, clubhouse, and more--offered with NO HOA fees and NO special assessments ever! Residents also enjoy a busy calendar of social events and activities throughout the year. Buyer approval through Spanish Lakes is required; reach out for complete details on the ap

Key facts

• Tennis
• Golf
• Community amenities

Tags

• FULLY FURNISHED
• COMMUNITY AMENITIES
• GOLF
• TWO POOLS
• TENNIS
• PICKLEBALL

Property features AI

Finance

• Other: Pets allowed with no restrictions
• HOA & community: Has association with monthly fee; Community amenities include billiard room, golf course, pool, shuffleboard court, tennis courts, bocce ball, and pickleball courts; Senior community

Exterior

• Parking: 1-car garage; 1 covered parking space
• Utilities: Three-phase electric service; Cable available
• Home design: Single family residence; Single-story; Faces west; Resale condition
• Construction: Built with CBS construction; Building area (total) reported as 2,109; Living area reported as 1,451
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Furnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 9.4% 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; 13 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 42% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $169,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.26% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.22%
• DSCR: 1.50
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $213,297
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Golf Dr	0.19mi	2/2.0 (-1)	1,427 (-2%)	13mo	$160,000	$112	72
45 Florida Way	0.52mi	2/2.0 (-1)	1,451 (0%)	2mo	$165,000	$114	69
53 El Camino Real	0.51mi	2/2.0 (-1)	1,462 (+1%)	1mo	$259,000	$177	69
9 Kachina Ln	0.51mi	2/2.0 (-1)	1,462 (+1%)	2mo	$259,000	$177	68
39 SE Flamenco Way	0.31mi	2/2.0 (-1)	1,357 (-6%)	6mo	$200,000	$147	65
11 Nogales Way	0.43mi	2/2.0 (-1)	1,451 (0%)	15mo	$205,000	$141	62
20 Camino Del Rio	0.61mi	2/2.0 (-1)	1,446 (-0%)	5mo	$259,000	$179	62
8 Santa Maria Ct	0.51mi	2/2.0 (-1)	1,319 (-9%)	3mo	$145,000	$110	54
8241 Maidencane Pl	0.35mi	3/2.0	1,656 (+14%)	12mo	$360,000	$217	50
45 Huarte Way	0.67mi	2/2.0 (-1)	1,319 (-9%)	13mo	$142,000	$108	38

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,419
• Equity at exit: $25,333

10-year hold

• IRR: 7.7%
• Equity multiple: 1.55×
• Total profit: $26,335
• Equity at exit: $14,690

Cash invested: $47,572 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,133 high
• Mortgage (P&I): −$891
• Tax from tax record: −$279 /mo · $3,345/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $445

Break-even live

Break-even rent $1,570

Max offer price $169,900

Occupancy floor 74%

Sensitivity live

Price	-10% $541	-5% $493	+0% $445	+5% $397	+10% $349
Rent	-10% $276	-5% $361	+0% $445	+5% $529	+10% $613
Rate	-1.0pp $530	-0.5pp $488	base $445	+0.5pp $401	+1.0pp $356

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	14d	15	0.62mi
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	24d	1	1.07mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	24d	1	1.08mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$2,212	$2.16	14d	16	1.12mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	14d	1	1.17mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	14d	7	1.33mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	24d	1	1.39mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	24d	1	1.41mi
650 SE Evergreen Ter Port Saint Lucie, FL	2.0	2.0	974	$2,095	$2.15	14d	1	1.42mi
991 SE Walters Ter Port Saint Lucie, FL	2.0	2.0	1040	$8,500	$8.17	24d	1	1.43mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	24d	1	1.44mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	24d	1	1.49mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	24d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $169,900 Active 9 DOM
2. 2026-06-17
   days on market $169,900 Active 8 DOM
3. 2026-06-16
   days on market $169,900 Active 7 DOM
4. 2026-06-15
   days on market $169,900 Active 6 DOM
5. 2026-06-14
   days on market $169,900 Active 4 DOM
6. 2026-06-13
   days on market $169,900 Active 3 DOM
7. 2026-06-10
   pricedays on marketlisting id $169,900 Active 1 DOM
8. 2026-06-08
   days on market $171,500 Active 100 DOM
9. 2026-06-07
   days on market $171,500 Active 99 DOM
10. 2026-06-05
    days on market $171,500 Active 96 DOM
11. 2026-06-03
    days on market $171,500 Active 95 DOM
12. 2026-06-02
    days on market $171,500 Active 94 DOM
13. 2026-06-01
    days on market $171,500 Active 93 DOM
14. 2026-05-31
    days on market $171,500 Active 92 DOM
15. 2026-05-30
    days on market $171,500 Active 91 DOM
16. 2026-03-25
    price $172,500
17. 2026-02-28
    listed $180,000 Active
18. 2026-02-21
    historical $180,000
19. 2020-04-25
    historical Hold
20. 2020-04-14
    price $15,000
21. 2020-04-03
    status Active
22. 2020-03-02
    status Pending
23. 2020-01-15
    price $6,900
24. 2019-11-29
    listed $9,900 Active

ⓘ 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: $3,345 · $279/mo
• Projected year-2 tax: $3,345 · $279/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 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: $25,601
• − Mortgage interest: −$9,517
• − Property taxes: −$3,345
• − Insurance: −$850
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − Depreciation: −$4,943
• Taxable income: $2,850
• Est. tax owed @ 24.0%: −$684
• After-tax cash flow: $4,654/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

• 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

+1642.4% since first listed

9 events — show timeline

• 2026-03-25 Price Changed $172,500 Beaches MLS
• 2026-02-28 Listed $180,000 Beaches MLS
• 2026-02-21 Coming Soon $180,000 Beaches MLS
• 2020-04-25 Delisted — MCRTC
• 2020-04-14 Price Changed $15,000 MCRTC
• 2020-04-03 Relisted — MCRTC
• 2020-03-02 Pending — MCRTC
• 2020-01-15 Price Changed $6,900 MCRTC
• 2019-11-29 Listed $9,900 MCRTC

Property tax history

+120.5%/yr

Latest (2025): $3,345 · +0.3% YoY. Source: county tax records.