12 Orinco Rd · Port St. Lucie, FL 34952

$64,499

2 bd · 2.0 ba · 1,380 sqft · Manufactured · 178 Days on market

Built 1981 ↓ 19% 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
• Schools +3.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, Clean & FULLY FURNISHED! A/C replaced in 2018. New roof in 2019. Hot water heater is brand new. Enjoy the Florida dream. This home is move in ready. Lots of space for entertaining. The kitchen has upgraded cabinets. Large bedrooms. Lots of storage with the large laundry room and 12x4 shed. Take time to relax on the back porch. This land leased home is located in the desirable Spanish Lakes community. This is a 55+ park that offers a relaxed lifestyle for those who are ready for a break. And for the active seniors, Spanish Lakes offers all inclusive, resort like, amenities with a community clubhouse, free golf, social events, tennis, shuffleboard, swimming, exercise gym, and more. There is no HOA fee, as your land lease pays for everything including lawn, trash, & property taxes!

Key facts

• Extra room
• New kitchen floor
• No flood zone

Tags

• EXTRA ROOM
• WELL-MAINTAINED
• NEW KITCHEN FLOOR
• NO FLOOD ZONE
• HEATED POOL
• PRIVATE GOLF COURSE

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Senior community; Community amenities include clubhouse, fitness center, pool, sauna, billiard room, shuffleboard, bocce ball, pickleball courts, community room, and on-site cafe/restaurant; Association maintains grounds

Exterior

• Parking: Attached carport (covered) with 1 carport space and 1 open parking space
• Utilities: Public water; Public sewer; Three phase electric; Cable available
• Home design: Manufactured home; Single-story; Entry level living area; Faces east
• Construction: Modular construction
• Exterior features: Open patio; Screened porch; Patio and porch areas; Aluminum skirt

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric with heat strip); Central air conditioning (electric)
• Interior features: Split bedroom layout; Furnished; Blinds on windows
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $64k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.5% vs local median 3.9% in Port St. Lucie — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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); 639 active listings in the ZIP; 18 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 39% 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 $446 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $5k (8%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,759 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.11% ✓
• Cap rate: 27.46%
• Cash-on-cash: 75.59%
• DSCR: 4.36
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $194,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 W Caribbean	0.25mi	2/2.0	1,416 (+3%)	5mo	$77,500	$55	80
8526 Lidflower Ct	0.15mi	3/2.5 (+1)	1,404 (+2%)	6mo	$70,900	$50	78
10 Padre	0.20mi	2/2.0	1,280 (-7%)	4mo	$38,000	$30	76
8394 Delphinium Ct	0.37mi	3/2.0 (+1)	1,392 (+1%)	4mo	$220,000	$158	74
8504 Gallberry Cir	0.34mi	2/2.0	1,264 (-8%)	4mo	$178,000	$141	66
3817 Sleepy Hollow Ln	0.63mi	2/2.0	1,390 (+1%)	4mo	$260,000	$187	66
192 W Caribbean	0.57mi	2/2.0	1,416 (+3%)	6mo	$49,000	$35	64
2948 Fiddlewood Cir	0.51mi	2/2.0	1,280 (-7%)	1mo	$122,000	$95	63
7 Giralda	0.30mi	2/2.0	1,200 (-13%)	4mo	$21,000	$18	60
3033 Satinleaf Ln	0.49mi	2/2.0	1,248 (-10%)	4mo	$195,000	$156	58
3422 Feriwinkle Ct	0.41mi	2/2.0	1,184 (-14%)	4mo	$205,000	$173	54
3801 Westchester Ct	0.53mi	2/2.0	1,225 (-11%)	7mo	$210,000	$171	51

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: 74.3%
• Equity multiple: 4.32×
• Total profit: $59,883
• Equity at exit: $9,617

10-year hold

• IRR: 77.7%
• Equity multiple: 8.58×
• Total profit: $136,919
• Equity at exit: $5,577

Cash invested: $18,060 (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: 2.7×

Monthly cashflow live

• Estimated rent: $2,004 high
• Mortgage (P&I): −$338
• Tax est. 1.5%: −$81 /mo · $967/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $1,138

Break-even live

Break-even rent $564

Max offer price $64,499

Occupancy floor 38%

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	23d	1	0.33mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	23d	1	0.40mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	23d	1	0.46mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	13d	6	0.54mi
2082 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1524	$1,850	$1.21	23d	1	0.54mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	13d	1	0.54mi
2183 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1550	$1,900	$1.23	13d	1	0.55mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	13d	1	0.58mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	13d	1	0.64mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	13d	7	0.75mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	13d	15	0.88mi
1500 SE Tiffany Club Pl Port Saint Lucie, FL	1.0–3.0	1.0–2.0	895	$1,922	$2.15	13d	7	1.03mi
1516 SE Royal Green Cir #202 Port St Lucie, FL	3.0	2.0	921	$2,100	$2.28	23d	1	1.15mi
1520 SE Royal Green Cir Unit K-203 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	23d	1	1.15mi
1455 SE Colchester Cir Port Saint Lucie, FL	2.0	2.0	921	$1,795	$1.95	13d	1	1.16mi
1537 SE Royal Green Cir Unit E204 Port St. Lucie, FL	2.0	2.0	886	$1,750	$1.98	13d	1	1.24mi
1548 SE Royal Green Cir Unit M-103 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	23d	1	1.29mi
1618 SE Elkhart Ter Port Saint Lucie, FL	3.0	2.0	1176	$2,200	$1.87	23d	1	1.41mi

Listing history 16 events

1. 2026-06-02
   days on market $64,499 Active 178 DOM
2. 2026-06-01
   days on market $64,499 Active 177 DOM
3. 2026-05-31
   days on market $64,499 Active 176 DOM
4. 2026-05-30
   days on market $64,499 Active 175 DOM
5. 2026-02-21
   price $64,499
6. 2025-12-05
   listed $69,900 Active
7. 2025-12-04
   historical
8. 2025-12-03
   historical Active Under Contract
9. 2025-11-21
   price $69,000
10. 2025-09-04
    price $78,500
11. 2025-08-11
    price $79,000
12. 2025-03-19
    price $82,000
13. 2025-01-06
    listed $89,999 Active
14. 2022-05-23
    soldstatus $79,900 Closed 811-char remark

    Show marketing remark (811 chars)

    Beautiful, Clean & FULLY FURNISHED! A/C replaced in 2018. New roof in 2019. Hot water heater is brand new. Enjoy the Florida dream. This home is move in ready. Lots of space for entertaining. The kitchen has upgraded cabinets. Large bedrooms. Lots of storage with the large laundry room and 12x4 shed. Take time to relax on the back porch. This land leased home is located in the desirable Spanish Lakes community. This is a 55+ park that offers a relaxed lifestyle for those who are ready for a break. And for the active seniors, Spanish Lakes offers all inclusive, resort like, amenities with a community clubhouse, free golf, social events, tennis, shuffleboard, swimming, exercise gym, and more. There is no HOA fee, as your land lease pays for everything including lawn, trash, & property taxes!

15. 2022-05-03
    status Pending 811-char remark

    Show marketing remark (811 chars)

    Beautiful, Clean & FULLY FURNISHED! A/C replaced in 2018. New roof in 2019. Hot water heater is brand new. Enjoy the Florida dream. This home is move in ready. Lots of space for entertaining. The kitchen has upgraded cabinets. Large bedrooms. Lots of storage with the large laundry room and 12x4 shed. Take time to relax on the back porch. This land leased home is located in the desirable Spanish Lakes community. This is a 55+ park that offers a relaxed lifestyle for those who are ready for a break. And for the active seniors, Spanish Lakes offers all inclusive, resort like, amenities with a community clubhouse, free golf, social events, tennis, shuffleboard, swimming, exercise gym, and more. There is no HOA fee, as your land lease pays for everything including lawn, trash, & property taxes!

16. 2022-04-29
    listed $79,900 Active 811-char remark

    Show marketing remark (811 chars)

    Beautiful, Clean & FULLY FURNISHED! A/C replaced in 2018. New roof in 2019. Hot water heater is brand new. Enjoy the Florida dream. This home is move in ready. Lots of space for entertaining. The kitchen has upgraded cabinets. Large bedrooms. Lots of storage with the large laundry room and 12x4 shed. Take time to relax on the back porch. This land leased home is located in the desirable Spanish Lakes community. This is a 55+ park that offers a relaxed lifestyle for those who are ready for a break. And for the active seniors, Spanish Lakes offers all inclusive, resort like, amenities with a community clubhouse, free golf, social events, tennis, shuffleboard, swimming, exercise gym, and more. There is no HOA fee, as your land lease pays for everything including lawn, trash, & property taxes!

ⓘ 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 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 · 22 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: $24,052
• − Mortgage interest: −$3,613
• − Property taxes: −$967
• − Insurance: −$322
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − Depreciation: −$1,876
• Taxable income: $13,424
• Est. tax owed @ 24.0%: −$3,222
• After-tax cash flow: $10,430/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 — Port St. Lucie

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Port St. Lucie, FL
• County: Saint Lucie County · 337,150 people
• City population: 221,051
• 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

-19.3% since first listed

12 events — show timeline

• 2026-02-21 Price Changed $64,499 Beaches MLS
• 2025-12-05 Listed $69,900 Beaches MLS
• 2025-12-04 Listing Removed — Beaches MLS
• 2025-12-03 Contingent — Beaches MLS
• 2025-11-21 Price Changed $69,000 Beaches MLS
• 2025-09-04 Price Changed $78,500 Beaches MLS
• 2025-08-11 Price Changed $79,000 Beaches MLS
• 2025-03-19 Price Changed $82,000 Beaches MLS
• 2025-01-06 Listed $89,999 Beaches MLS
• 2022-05-23 Sold (MLS) $79,900 Beaches MLS
• 2022-05-03 Pending — Beaches MLS
• 2022-04-29 Listed $79,900 Beaches MLS