201 Cam Del Rio · River Park, FL 34952

$25,000

2 bd · 2.0 ba · 1,416 sqft · Manufactured · 78 Days on market

Built 1978 $898/mo HOA · 43% of rent

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

Here it is the one you have been searching for. Large mobile home in the PET SECTION. This is a rare find!The roof is only 2 years old, all new floors, newly insulated moisture barrier. The home backs onto the preserve It is located in Spanish Lakes a 55 and older peaceful, quiet community. They offer many amenities and activities. Clubhouse, swimming pool, tennis, laundry room, library, bus to shopping to name a few. Enjoy a country club retirement experience without the country club price. Conveniently located to shops and restaurants and much more. Buyers must be approved by the park and pay a lot rent. Market rent is $731.63 per month for 12 months if purchased by 6/30/23. Call 772-361 3472 For Park requirements

Key facts

• Functional kitchen
• Attached carport
• Clubhouse

Tags

• CENTRAL AIR CONDITIONING
• UPDATED FLOORING
• FUNCTIONAL KITCHEN
• ATTACHED CARPORT
• NATURAL PRESERVE
• CLUBHOUSE

Property features AI

Finance

• Other: Senior community; Property faces west
• Financial info: Pets allowed (restrictions possible)
• HOA & community: Association with extensive amenities including pool, clubhouse, golf course, tennis courts, basketball court, shuffleboard, putting green, billiard/game room, community room, library, picnic area, jogging path, beach club access, and on-site management; Monthly association fee (paid monthly)

Exterior

• Parking: Attached carport; Covered parking for 2 vehicles; 2 open parking spaces
• Utilities: Public water; Public sewer; 220 volt electric service; Cable available
• Home design: Manufactured home (modular); Twin model; Multi/split levels; Single-story
• Construction: Vinyl siding; Modular construction; 59' x 24' mobile dimensions
• Exterior features: Cul-de-sac lot; Paved road frontage; Aluminum skirting

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Walk-in closets; Closet cabinetry; Bedroom layout with stacked design
• Laundry & utility: Laundry closet; Indoor and outdoor laundry access

🏷️ Possibly a rental listed for sale. The $25,000 price doesn't fit this home's estimated sale value (~$144,432) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.
• Cap rate 33.3% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 40% 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $20k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.
• 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 $23,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 8.27% ✓
• Cap rate: 33.31%
• Cash-on-cash: 96.49%
• DSCR: 5.29
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $144,432
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Alta Loma	0.46mi	2/2.0	1,433 (+1%)	5mo	$180,000	$126	72
5 Yolanda Ln	0.21mi	2/2.0	1,280 (-10%)	5mo	$39,000	$30	70
8 S Alhambra Ln	0.31mi	3/2.0 (+1)	1,400 (-1%)	14mo	$100,000	$71	67
8580 Mary Ann Ln	0.48mi	2/2.0	1,471 (+4%)	5mo	$175,000	$119	67
8591 Mary Ann Ln	0.51mi	2/2.0	1,354 (-4%)	7mo	$75,000	$55	63
501 La Buona Vita Dr	0.42mi	2/2.0	1,289 (-9%)	9mo	$132,000	$102	58
8636 Florence Dr	0.56mi	2/2.0	1,266 (-11%)	2mo	$130,000	$103	55
560 Natalie Dr	0.29mi	2/2.0	1,248 (-12%)	18mo	$162,800	$130	51
2 Quintana Roo Ln	0.58mi	2/2.0	1,350 (-5%)	21mo	$32,000	$24	48

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: 95.4%
• Equity multiple: 5.31×
• Total profit: $30,158
• Equity at exit: $3,728

10-year hold

• IRR: 97.8%
• Equity multiple: 10.41×
• Total profit: $65,865
• Equity at exit: $2,162

Cash invested: $7,000 (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: 1.0×

Monthly cashflow live

• Estimated rent: $2,068 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$898
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $563

Break-even live

Break-even rent $1,355

Max offer price $25,000

Occupancy floor 68%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	23d	1	0.78mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	23d	1	0.84mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	13d	15	0.89mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	13d	1	1.02mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	13d	16	1.07mi
650 SE Evergreen Ter Port Saint Lucie, FL	2.0	2.0	974	$2,095	$2.15	13d	1	1.18mi
400 NW Prima Vista Blvd Port St Lucie, FL	2.0	2.0	1566	$2,300	$1.47	23d	1	1.26mi
336 SE Tranquilla Ave Port Saint Lucie, FL	3.0	3.0	1412	$2,700	$1.91	13d	1	1.30mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	23d	1	1.32mi
991 SE Walters Ter Port Saint Lucie, FL	2.0	2.0	1040	$8,500	$8.17	23d	1	1.34mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	23d	1	1.34mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	23d	1	1.37mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	21d	1	1.42mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	23d	1	1.43mi
2 Lake Vista Trl #107 Port Saint Lucie, FL	2.0	2.0	1170	$1,850	$1.58	23d	1	1.46mi
1 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,800	$1.54	23d	1	1.50mi

HOA detail

• Monthly dues: $898 · $10,776/yr
• Likely covers: pool

Listing history 7 events

1. 2026-05-05
   status Pending
2. 2026-03-25
   price $25,000
3. 2026-02-16
   listed $45,000 Active
4. 2023-03-16
   soldstatus $81,500 Closed 728-char remark

   Show marketing remark (728 chars)

   Here it is the one you have been searching for. Large mobile home in the PET SECTION. This is a rare find!The roof is only 2 years old, all new floors, newly insulated moisture barrier. The home backs onto the preserve It is located in Spanish Lakes a 55 and older peaceful, quiet community. They offer many amenities and activities. Clubhouse, swimming pool, tennis, laundry room, library, bus to shopping to name a few. Enjoy a country club retirement experience without the country club price. Conveniently located to shops and restaurants and much more. Buyers must be approved by the park and pay a lot rent. Market rent is $731.63 per month for 12 months if purchased by 6/30/23. Call 772-361 3472 For Park requirements

5. 2023-03-01
   status Pending 728-char remark

   Show marketing remark (728 chars)

   Here it is the one you have been searching for. Large mobile home in the PET SECTION. This is a rare find!The roof is only 2 years old, all new floors, newly insulated moisture barrier. The home backs onto the preserve It is located in Spanish Lakes a 55 and older peaceful, quiet community. They offer many amenities and activities. Clubhouse, swimming pool, tennis, laundry room, library, bus to shopping to name a few. Enjoy a country club retirement experience without the country club price. Conveniently located to shops and restaurants and much more. Buyers must be approved by the park and pay a lot rent. Market rent is $731.63 per month for 12 months if purchased by 6/30/23. Call 772-361 3472 For Park requirements

6. 2023-01-22
   status Active 728-char remark

   Show marketing remark (728 chars)

   Here it is the one you have been searching for. Large mobile home in the PET SECTION. This is a rare find!The roof is only 2 years old, all new floors, newly insulated moisture barrier. The home backs onto the preserve It is located in Spanish Lakes a 55 and older peaceful, quiet community. They offer many amenities and activities. Clubhouse, swimming pool, tennis, laundry room, library, bus to shopping to name a few. Enjoy a country club retirement experience without the country club price. Conveniently located to shops and restaurants and much more. Buyers must be approved by the park and pay a lot rent. Market rent is $731.63 per month for 12 months if purchased by 6/30/23. Call 772-361 3472 For Park requirements

7. 2023-01-20
   listed $84,000 Active 728-char remark

   Show marketing remark (728 chars)

   Here it is the one you have been searching for. Large mobile home in the PET SECTION. This is a rare find!The roof is only 2 years old, all new floors, newly insulated moisture barrier. The home backs onto the preserve It is located in Spanish Lakes a 55 and older peaceful, quiet community. They offer many amenities and activities. Clubhouse, swimming pool, tennis, laundry room, library, bus to shopping to name a few. Enjoy a country club retirement experience without the country club price. Conveniently located to shops and restaurants and much more. Buyers must be approved by the park and pay a lot rent. Market rent is $731.63 per month for 12 months if purchased by 6/30/23. Call 772-361 3472 For Park requirements

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $24,815
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − HOA: −$10,776
• − Depreciation: −$727
• Taxable income: $7,441
• Est. tax owed @ 24.0%: −$1,786
• After-tax cash flow: $4,969/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

-70.2% since first listed

7 events — show timeline

• 2026-05-05 Pending — Beaches MLS
• 2026-03-25 Price Changed $25,000 Beaches MLS
• 2026-02-16 Listed $45,000 Beaches MLS
• 2023-03-16 Sold (MLS) $81,500 MCRTC
• 2023-03-01 Pending — MCRTC
• 2023-01-22 Relisted — MCRTC
• 2023-01-20 Listed $84,000 MCRTC