184 Mediterranean Blvd N · Port St. Lucie, FL 34952

$239,900

3 bd · 2.0 ba · 1,756 sqft · SingleFamily public records · 94 Days on market

Built 2018 Est $295k · 19% under

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Why this score? — see what drove the C 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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• 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 & beachy, this Spanish Lakes CBS home is better than new & move in ready. 3/2/1 w/ a golf cart garage. Over 1700 sq ft, nestled in a private preserve it has so many updgrades: wood look ceramic plank flooring throughout, plantation shutters, designer fans/fixtures, expansive rear paver patio off the covered lanai. Wooded preserve the yard is landscaped & private. Hot tub w/ full price offer. Front has been reimaged w/ a paver parking spot. Motorcycles & pets ok. RV parking available. Furniture available separately. 55+ Spanish Lake offers so many amenities included in its LOT LEASE , something for everyone: Pickle Ball, Swimming, Shuffleboard, Softball, Bocce Ball, Billiards, Fishing, Gym/Fitness, Water Aerobics, Sewing, Ping Pong, Bowling League, Ladies Golf Club, Mens Golf Club

Key facts

• Garage
• Built 2018
• Listed 94 days

Property features AI

Finance

• Financial info: Land lease in place (monthly amount; lease expires 2026-04-01)
• HOA & community: Located in a senior community; Pets allowed (pet restrictions possible)

Exterior

• Parking: 4 total parking spaces; Attached garage (garage door opener) with approximately 1.5 garage spaces; Driveway; Golf cart garage and golf cart parking; Covered parking spaces
• Security: Fire alarm; Security patrol
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; One story; Resale property; Faces south; Road frontage east of US-1; Not waterfront
• Construction: Built with CBS (concrete block/stucco); Metal roof; Total building area approximately 2,485 (builder source); living area approximately 1,756
• Exterior features: Covered patio; Screened porch; Patio and porch

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Owned water purifier
• Bedrooms: 3 bedrooms on main level
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric heat pump); Central air; Ceiling fans
• Interior features: Built-in features; Cathedral and vaulted ceilings; Kitchen island; Walk-in closets; Closet cabinetry; Plantation shutters and casement windows
• Laundry & utility: Laundry room with inside laundry; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (4.9% below list).
• Recommended offer: $218k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 C — 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); 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).
• This rent runs 44% 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 $7k 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 94 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $168k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.95% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $295,008
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Oro Grande Way	0.24mi	3/2.0	1,723 (-2%)	3mo	$200,000	$116	83
15 Florida Way	0.38mi	3/2.0	1,756 (0%)	12mo	$295,000	$168	72
18 Golf Dr	0.63mi	3/2.0	1,767 (+1%)	11mo	$260,000	$147	60
8313 Maidencane Pl	0.70mi	3/2.0	1,846 (+5%)	8mo	$379,000	$205	52
8241 Maidencane Pl	0.65mi	3/2.0	1,656 (-6%)	12mo	$360,000	$217	50
11 Isabella Ln	0.61mi	3/2.0	1,975 (+12%)	18mo	$305,000	$154	36

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-18,126
• Equity at exit: $35,770

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $3,960
• Equity at exit: $20,742

Cash invested: $67,172 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,282 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $366

Break-even live

Break-even rent $1,819

Max offer price $239,900

Occupancy floor 79%

Sensitivity live

Price	-10% $502	-5% $434	+0% $366	+5% $298	+10% $230
Rent	-10% $186	-5% $276	+0% $366	+5% $456	+10% $546
Rate	-1.0pp $487	-0.5pp $427	base $366	+0.5pp $304	+1.0pp $240

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$2,212	$2.16	15d	16	1.10mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	24d	1	1.43mi

Listing history 28 events

1. 2026-06-21
   days on market $239,900 Active 94 DOM
2. 2026-06-18
   days on market $239,900 Active 91 DOM
3. 2026-06-17
   days on market $239,900 Active 90 DOM
4. 2026-06-16
   days on market $239,900 Active 89 DOM
5. 2026-06-15
   days on market $239,900 Active 88 DOM
6. 2026-06-14
   days on market $239,900 Active 86 DOM
7. 2026-06-13
   days on market $239,900 Active 85 DOM
8. 2026-06-10
   days on market $239,900 Active 83 DOM
9. 2026-06-09
   days on market $239,900 Active 82 DOM
10. 2026-06-08
    days on market $239,900 Active 81 DOM
11. 2026-06-07
    days on market $239,900 Active 80 DOM
12. 2026-06-05
    days on market $239,900 Active 77 DOM
13. 2026-06-03
    days on market $239,900 Active 76 DOM
14. 2026-06-02
    days on market $239,900 Active 75 DOM
15. 2026-06-01
    days on market $239,900 Active 74 DOM
16. 2026-05-31
    days on market $239,900 Active 73 DOM
17. 2026-05-30
    days on market $239,900 Active 72 DOM
18. 2026-03-19
    listed $239,900 Active
19. 2025-06-18
    historical
20. 2025-03-03
    price $264,900
21. 2025-03-02
    listed $164,900 Active
22. 2021-03-12
    soldstatus $168,000
23. 2021-03-09
    soldstatus $168,000 Closed 825-char remark

    Show marketing remark (825 chars)

    Beautiful & beachy, this Spanish Lakes CBS home is better than new & move in ready. 3/2/1 w/ a golf cart garage. Over 1700 sq ft, nestled in a private preserve it has so many updgrades: wood look ceramic plank flooring throughout, plantation shutters, designer fans/fixtures, expansive rear paver patio off the covered lanai. Wooded preserve the yard is landscaped & private. Hot tub w/ full price offer. Front has been reimaged w/ a paver parking spot. Motorcycles & pets ok. RV parking available. Furniture available separately. 55+ Spanish Lake offers so many amenities included in its LOT LEASE , something for everyone: Pickle Ball, Swimming, Shuffleboard, Softball, Bocce Ball, Billiards, Fishing, Gym/Fitness, Water Aerobics, Sewing, Ping Pong, Bowling League, Ladies Golf Club, Mens Golf Club

24. 2021-03-09
    soldstatus $168,000 Closed

    Show marketing remark (825 chars)

    Beautiful & beachy, this Spanish Lakes CBS home is better than new & move in ready. 3/2/1 w/ a golf cart garage. Over 1700 sq ft, nestled in a private preserve it has so many updgrades: wood look ceramic plank flooring throughout, plantation shutters, designer fans/fixtures, expansive rear paver patio off the covered lanai. Wooded preserve the yard is landscaped & private. Hot tub w/ full price offer. Front has been reimaged w/ a paver parking spot. Motorcycles & pets ok. RV parking available. Furniture available separately. 55+ Spanish Lake offers so many amenities included in its LOT LEASE , something for everyone: Pickle Ball, Swimming, Shuffleboard, Softball, Bocce Ball, Billiards, Fishing, Gym/Fitness, Water Aerobics, Sewing, Ping Pong, Bowling League, Ladies Golf Club, Mens Golf Club

25. 2021-01-27
    status Pending

    Show marketing remark (825 chars)

    Beautiful & beachy, this Spanish Lakes CBS home is better than new & move in ready. 3/2/1 w/ a golf cart garage. Over 1700 sq ft, nestled in a private preserve it has so many updgrades: wood look ceramic plank flooring throughout, plantation shutters, designer fans/fixtures, expansive rear paver patio off the covered lanai. Wooded preserve the yard is landscaped & private. Hot tub w/ full price offer. Front has been reimaged w/ a paver parking spot. Motorcycles & pets ok. RV parking available. Furniture available separately. 55+ Spanish Lake offers so many amenities included in its LOT LEASE , something for everyone: Pickle Ball, Swimming, Shuffleboard, Softball, Bocce Ball, Billiards, Fishing, Gym/Fitness, Water Aerobics, Sewing, Ping Pong, Bowling League, Ladies Golf Club, Mens Golf Club

26. 2021-01-27
    status Pending 825-char remark

    Show marketing remark (825 chars)

    Beautiful & beachy, this Spanish Lakes CBS home is better than new & move in ready. 3/2/1 w/ a golf cart garage. Over 1700 sq ft, nestled in a private preserve it has so many updgrades: wood look ceramic plank flooring throughout, plantation shutters, designer fans/fixtures, expansive rear paver patio off the covered lanai. Wooded preserve the yard is landscaped & private. Hot tub w/ full price offer. Front has been reimaged w/ a paver parking spot. Motorcycles & pets ok. RV parking available. Furniture available separately. 55+ Spanish Lake offers so many amenities included in its LOT LEASE , something for everyone: Pickle Ball, Swimming, Shuffleboard, Softball, Bocce Ball, Billiards, Fishing, Gym/Fitness, Water Aerobics, Sewing, Ping Pong, Bowling League, Ladies Golf Club, Mens Golf Club

27. 2020-12-11
    listed $169,900 Active 825-char remark

    Show marketing remark (825 chars)

    Beautiful & beachy, this Spanish Lakes CBS home is better than new & move in ready. 3/2/1 w/ a golf cart garage. Over 1700 sq ft, nestled in a private preserve it has so many updgrades: wood look ceramic plank flooring throughout, plantation shutters, designer fans/fixtures, expansive rear paver patio off the covered lanai. Wooded preserve the yard is landscaped & private. Hot tub w/ full price offer. Front has been reimaged w/ a paver parking spot. Motorcycles & pets ok. RV parking available. Furniture available separately. 55+ Spanish Lake offers so many amenities included in its LOT LEASE , something for everyone: Pickle Ball, Swimming, Shuffleboard, Softball, Bocce Ball, Billiards, Fishing, Gym/Fitness, Water Aerobics, Sewing, Ping Pong, Bowling League, Ladies Golf Club, Mens Golf Club

28. 2020-12-11
    listed $169,900 Active

    Show marketing remark (825 chars)

    Beautiful & beachy, this Spanish Lakes CBS home is better than new & move in ready. 3/2/1 w/ a golf cart garage. Over 1700 sq ft, nestled in a private preserve it has so many updgrades: wood look ceramic plank flooring throughout, plantation shutters, designer fans/fixtures, expansive rear paver patio off the covered lanai. Wooded preserve the yard is landscaped & private. Hot tub w/ full price offer. Front has been reimaged w/ a paver parking spot. Motorcycles & pets ok. RV parking available. Furniture available separately. 55+ Spanish Lake offers so many amenities included in its LOT LEASE , something for everyone: Pickle Ball, Swimming, Shuffleboard, Softball, Bocce Ball, Billiards, Fishing, Gym/Fitness, Water Aerobics, Sewing, Ping Pong, Bowling League, Ladies Golf Club, Mens Golf Club

ⓘ 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: $944 · $79/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: +$1,047/yr (+$87/mo · 111.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥106°F today · 21 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: $27,381
• − Mortgage interest: −$13,438
• − Property taxes: −$944
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,190
• − Management: −$2,190
• − Depreciation: −$6,979
• Taxable income: $439
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $4,285/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

• 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

+41.2% since first listed

11 events — show timeline

• 2026-03-19 Listed $239,900 Beaches MLS
• 2025-06-18 Listing Removed — Beaches MLS
• 2025-03-03 Price Changed $264,900 Beaches MLS
• 2025-03-02 Listed $164,900 Beaches MLS
• 2021-03-12 Sold (Public Records) $168,000 Public Records
• 2021-03-09 Sold (MLS) $168,000 MCRTC
• 2021-03-09 Sold (MLS) $168,000 Beaches MLS
• 2021-01-27 Pending — MCRTC
• 2021-01-27 Pending — Beaches MLS
• 2020-12-11 Listed $169,900 MCRTC
• 2020-12-11 Listed $169,900 Beaches MLS

Property tax history

-12.6%/yr

Latest (2025): $944 · +4.7% YoY. Source: county tax records.