20 Flores Del Way · Lakewood Park, FL 34952

$90,000

1 bd · 1.5 ba · 1,206 sqft · SingleFamily public records · 34 Days on market

Built 2023 Good condition 5,227 sqft lot ↓ 49% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable Cottage Model 1 bedroom 1.5 bath with den home. Home is only 1 year old. Tile through out main living and carpet in bedroom and den. Screened in patio. Home boast open concept with large bar in kitchen as well as eat in space. White cabinets with granite countertops in kitchen. Laundry is inside home. Home sits on a corner lot in the beautiful Spanish Lakes 55+community. Community is a land lease community. Lawn care and trash removal included in lot rent. 2 pools, tennis, pickleball, bocceball, shuffle board. club house and much more.

Key facts

• 5,227 sq ft lot
• Parking
• Built 2023

Property features AI

Finance

• Other: Property condition: resale
• Financial info: Financial details not provided
• HOA & community: Senior community; Pets allowed (restrictions possible)

Exterior

• Parking: Detached carport; Carport with 1 covered space (total parking for 1 vehicle)
• Security: No security features listed
• Utilities: Public water; Public sewer; Other utilities
• Home design: Manufactured home; Single-story; Faces east; Resale property
• Construction: Other construction materials; Living area approximately 1,305; Total building area approximately 1,810
• Exterior features: Not waterfront; Other roof type

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No interior special features listed
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.8% vs local median 5.7% in Lakewood 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 63/100 on livability (#719 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, 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.
• Market conditions: Rents rising (+1.9%/yr); 646 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $2,321/mo this rent would consume 45% of the median local household income ($62k/yr) (locally 1759% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.58% ✓
• Cap rate: 20.84%
• Cash-on-cash: 51.96%
• DSCR: 3.31
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $262,908
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Villa Del Norte	0.18mi	1/1.5	1,305 (+8%)	7mo	$249,000	$191	72
11 Villa Blanca	0.48mi	1/1.5	1,305 (+8%)	8mo	$249,000	$191	58
2075 7th Ct SW	0.67mi	2/2.0 (+1)	1,100 (-9%)	2mo	$265,000	$241	46
519 20th St SW	0.71mi	2/1.5 (+1)	1,111 (-8%)	20mo	$265,000	$239	32
645 21st St SW	0.59mi	2/2.0 (+1)	1,369 (+14%)	13mo	$305,000	$223	32
400 21st St SW	0.73mi	2/2.0 (+1)	1,154 (-4%)	24mo	$251,000	$218	32
6904 Belleair Ave	0.68mi	2/2.0 (+1)	1,096 (-9%)	24mo	$235,000	$214	26

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: 48.6%
• Equity multiple: 3.08×
• Total profit: $52,526
• Equity at exit: $13,419

10-year hold

• IRR: 53.7%
• Equity multiple: 5.99×
• Total profit: $125,650
• Equity at exit: $7,782

Cash invested: $25,200 (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: 646
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,321 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$233 /mo · $2,798/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $1,091

Break-even live

Break-even rent $940

Max offer price $90,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,142	-5% $1,117	+0% $1,091	+5% $1,066	+10% $1,040
Rent	-10% $908	-5% $999	+0% $1,091	+5% $1,183	+10% $1,275
Rate	-1.0pp $1,136	-0.5pp $1,114	base $1,091	+0.5pp $1,068	+1.0pp $1,044

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3766 Harborside Ave Fort Pierce, FL	2.0	2.0	1308	$2,160	$1.65	15d	1	1.30mi
2066 5th Ct SE Vero Beach, FL	2.0	2.0	1415	$3,850	$2.72	22d	1	1.32mi

Listing history 23 events

1. 2026-06-21
   days on market $90,000 Active 34 DOM
2. 2026-06-18
   days on market $90,000 Active 31 DOM
3. 2026-06-17
   days on market $90,000 Active 30 DOM
4. 2026-06-16
   days on market $90,000 Active 29 DOM
5. 2026-06-15
   days on market $90,000 Active 28 DOM
6. 2026-06-14
   days on market $90,000 Active 26 DOM
7. 2026-06-13
   days on market $90,000 Active 25 DOM
8. 2026-06-10
   days on market $90,000 Active 23 DOM
9. 2026-06-09
   days on market $90,000 Active 22 DOM
10. 2026-06-08
    days on market $90,000 Active 21 DOM
11. 2026-06-07
    days on market $90,000 Active 20 DOM
12. 2026-06-05
    days on market $90,000 Active 17 DOM
13. 2026-06-03
    days on market $90,000 Active 16 DOM
14. 2026-06-02
    days on market $90,000 Active 15 DOM
15. 2026-06-01
    days on market $90,000 Active 14 DOM
16. 2026-05-31
    days on market $90,000 Active 13 DOM
17. 2026-05-30
    days on market $90,000 Active 12 DOM
18. 2026-05-18
    listed $90,000 Active
19. 2026-01-21
    soldstatus $160,000
20. 2026-01-20
    soldstatus $160,000 Closed 550-char remark

    Show marketing remark (550 chars)

    Adorable Cottage Model 1 bedroom 1.5 bath with den home. Home is only 1 year old. Tile through out main living and carpet in bedroom and den. Screened in patio. Home boast open concept with large bar in kitchen as well as eat in space. White cabinets with granite countertops in kitchen. Laundry is inside home. Home sits on a corner lot in the beautiful Spanish Lakes 55+community. Community is a land lease community. Lawn care and trash removal included in lot rent. 2 pools, tennis, pickleball, bocceball, shuffle board. club house and much more.

21. 2025-12-09
    historical Active Under Contract 550-char remark

    Show marketing remark (550 chars)

    Adorable Cottage Model 1 bedroom 1.5 bath with den home. Home is only 1 year old. Tile through out main living and carpet in bedroom and den. Screened in patio. Home boast open concept with large bar in kitchen as well as eat in space. White cabinets with granite countertops in kitchen. Laundry is inside home. Home sits on a corner lot in the beautiful Spanish Lakes 55+community. Community is a land lease community. Lawn care and trash removal included in lot rent. 2 pools, tennis, pickleball, bocceball, shuffle board. club house and much more.

22. 2025-07-18
    price $165,000 550-char remark

    Show marketing remark (550 chars)

    Adorable Cottage Model 1 bedroom 1.5 bath with den home. Home is only 1 year old. Tile through out main living and carpet in bedroom and den. Screened in patio. Home boast open concept with large bar in kitchen as well as eat in space. White cabinets with granite countertops in kitchen. Laundry is inside home. Home sits on a corner lot in the beautiful Spanish Lakes 55+community. Community is a land lease community. Lawn care and trash removal included in lot rent. 2 pools, tennis, pickleball, bocceball, shuffle board. club house and much more.

23. 2024-10-22
    listed $175,000 Active 550-char remark

    Show marketing remark (550 chars)

    Adorable Cottage Model 1 bedroom 1.5 bath with den home. Home is only 1 year old. Tile through out main living and carpet in bedroom and den. Screened in patio. Home boast open concept with large bar in kitchen as well as eat in space. White cabinets with granite countertops in kitchen. Laundry is inside home. Home sits on a corner lot in the beautiful Spanish Lakes 55+community. Community is a land lease community. Lawn care and trash removal included in lot rent. 2 pools, tennis, pickleball, bocceball, shuffle board. club house and much more.

ⓘ 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: $2,798 · $233/mo
• Projected year-2 tax: $2,798 · $233/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,855
• − Mortgage interest: −$5,041
• − Property taxes: −$2,798
• − Insurance: −$450
• − Repairs & maintenance: −$2,228
• − Management: −$2,228
• − Depreciation: −$2,618
• Taxable income: $12,491
• Est. tax owed @ 24.0%: −$2,998
• After-tax cash flow: $10,096/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This home is in good condition with a good condition score of 75. It has a good kitchen and bathroom, and the exterior appears to be in good condition. The home is move-in ready and would benefit from some exterior painting and window replacement to increase its resale value.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can improve the curb appeal and make the home look more attractive to potential buyers.
• Resale Replace any damaged windows — Replacing damaged windows can improve the energy efficiency of the home and make it more attractive to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can improve the curb appeal and make the home look more attractive to potential buyers. ↑
• Resale Replace any damaged windows — Replacing damaged windows can improve the energy efficiency of the home and make it more attractive to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Lakewood Park

• Score: 63/100
• State rank: #719
• US rank: #15407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakewood 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

-48.6% since first listed

6 events — show timeline

• 2026-05-18 Listed $90,000 Beaches MLS
• 2026-01-21 Sold (Public Records) $160,000 Public Records
• 2026-01-20 Sold (MLS) $160,000 Beaches MLS
• 2025-12-09 Contingent — Beaches MLS
• 2025-07-18 Price Changed $165,000 Beaches MLS
• 2024-10-22 Listed $175,000 Beaches MLS

Property tax history

+156.3%/yr

Latest (2025): $2,798 · -0.9% YoY. Source: county tax records.