767 Altura St · River Park, FL 34952

$304,900

2 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 15 Days on market

Built 1969 8,625 sqft lot Est $351k · 13% under

---

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).

• ARV discount +13.4/15.0
• Cash flow +6.8/30.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

IMMACULATE 3/2/1 POOL HOME IN RIVER PARK! WELL MAINTAINED, NEWER ROOF, ALL APPLIANCES. FENCED YARD, SCREENED AND COVERED LANAI. ALL APPLIANCES, QUICK ANSWERS, QUICK CLOSE!

Key facts

• 8,625 sq ft lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-472 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (27.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (30.0% below list).
• Recommended offer: $213k (30.0% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 6.3% in River Park — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: schools F, amenities F, employment 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); 639 active listings in the ZIP; 17 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 $2k of loan paydown is wiped out by about $9k 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

• It's been on market 15 days — a 2% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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.
• Current owner paid $74k; list at $305k implies a 312% 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,401 (30.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.70% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.63%
• DSCR: 0.71
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $351,120
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 E Arbor Ave	0.09mi	3/2.0 (+1)	1,593 (-0%)	4mo	$265,000	$166	87
756 Cypress St	0.09mi	3/2.0 (+1)	1,497 (-6%)	23mo	$349,999	$234	61
209 Ramie Ln	0.22mi	3/2.0 (+1)	1,728 (+8%)	17mo	$380,000	$220	56
20 Camino Del Rio	0.55mi	2/2.0	1,446 (-9%)	5mo	$259,000	$179	55
477 S Naranja Ave	0.75mi	3/2.0 (+1)	1,776 (+11%)	20mo	$600,000	$338	24

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: -29.0%
• Equity multiple: 0.04×
• Total profit: $-81,674
• Equity at exit: $45,462

10-year hold

• IRR: -34.0%
• Equity multiple: -0.39×
• Total profit: $-118,752
• Equity at exit: $26,362

Cash invested: $85,372 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,134 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$431 /mo · $5,178/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-472

Break-even live

Break-even rent $2,731

Max offer price $221,591

Occupancy floor —

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: $76,225
• Closing costs: $9,147
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Shady Ln Port Saint Lucie, FL	3.0	2.0	2039	$2,800	$1.37	23d	1	0.26mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	14d	16	0.46mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	21d	1	0.49mi
2 Lake Vista Trl #107 Port Saint Lucie, FL	2.0	2.0	1170	$1,850	$1.58	23d	1	0.54mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	23d	1	0.56mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	23d	1	0.58mi
1 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,800	$1.54	23d	1	0.58mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	23d	1	0.62mi
400 NW Prima Vista Blvd Port St Lucie, FL	2.0	2.0	1566	$2,300	$1.47	23d	1	0.94mi
336 SE Tranquilla Ave Port Saint Lucie, FL	3.0	3.0	1412	$2,700	$1.91	14d	1	1.12mi
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	23d	1	1.20mi
249 NE Glentry Ave Port Saint Lucie, FL	3.0	2.0	1563	$2,800	$1.79	23d	1	1.21mi
201 NE Midfield Ln Port Saint Lucie, FL	2.0	2.0	1389	$2,500	$1.80	23d	1	1.21mi
762 SE River Ln Port Saint Lucie, FL	3.0	2.0	2032	$11,000	$5.41	23d	1	1.37mi
160 NE Bracken Rd Port Saint Lucie, FL	3.0	2.0	1166	$2,200	$1.89	21d	1	1.38mi
160 NE Bracken Rd Port Saint Lucie, FL	3.0	2.0	1166	$2,200	$1.89	23d	1	1.38mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	23d	1	1.49mi

Listing history 7 events

1. 2026-04-28
   status Pending
2. 2026-04-14
   listed $304,900 Active
3. 2011-05-11
   soldstatus $74,000
4. 2011-05-06
   soldstatus $74,000 171-char remark

   Show marketing remark (171 chars)

   IMMACULATE 3/2/1 POOL HOME IN RIVER PARK! WELL MAINTAINED, NEWER ROOF, ALL APPLIANCES. FENCED YARD, SCREENED AND COVERED LANAI. ALL APPLIANCES, QUICK ANSWERS, QUICK CLOSE!

5. 2011-04-28
   historical 171-char remark

   Show marketing remark (171 chars)

   IMMACULATE 3/2/1 POOL HOME IN RIVER PARK! WELL MAINTAINED, NEWER ROOF, ALL APPLIANCES. FENCED YARD, SCREENED AND COVERED LANAI. ALL APPLIANCES, QUICK ANSWERS, QUICK CLOSE!

6. 2011-03-09
   listed $83,900 171-char remark

   Show marketing remark (171 chars)

   IMMACULATE 3/2/1 POOL HOME IN RIVER PARK! WELL MAINTAINED, NEWER ROOF, ALL APPLIANCES. FENCED YARD, SCREENED AND COVERED LANAI. ALL APPLIANCES, QUICK ANSWERS, QUICK CLOSE!

7. 1972-10-01
   soldstatus $28,100

ⓘ 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: $5,178 · $431/mo
• Projected year-2 tax: $5,178 · $431/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: $25,608
• − Mortgage interest: −$17,079
• − Property taxes: −$5,178
• − Insurance: −$1,524
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$8,870
• Taxable loss: −$11,141
• Est. tax savings @ 24.0%: +$2,674
• After-tax cash flow: $-2,985/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: 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

+985.1% since first listed

7 events — show timeline

• 2026-04-28 Pending — Beaches MLS
• 2026-04-14 Listed $304,900 Beaches MLS
• 2011-05-11 Sold (Public Records) $74,000 Public Records
• 2011-05-06 Sold (MLS) $74,000 Beaches MLS
• 2011-04-28 Listing Removed — Beaches MLS
• 2011-03-09 Listed $83,900 Beaches MLS
• 1972-10-01 Sold (Public Records) $28,100 Public Records

Property tax history

+18.7%/yr

Latest (2025): $5,178 · +473.9% YoY. Source: county tax records.