12 S Granada Ln · Port St. Lucie, FL 34952

$79,900

2 bd · 2.0 ba · 1,560 sqft · Manufactured · 94 Days on market

Built 1993 Est $111k · 28% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

ONE OF THE LARGEST HOMES IN THIS COMMUNITY. THIS 1560 SF HOME IS LOCATED IN THE MUCH SOUGHT AFTER SPANISH LAKES COMMUNITY AND HAS BEEN METICULOUSLY DECORATED AND MAINTAINED. ROOF, AC, AND HOTWATER HEATER INSTALLED IN 2000. LAND LEASE COVERS ALL AMENITIES, TAXES, LAWN CARE AND TRASH REMOVAL. AMENITIES INCLUDE GOLF, 2 POOLS, TENNIS, PICKLE BALL, TENNIS, SHUFFLEBOARD, BOCCE, HORSE SHOES, BILLIARDS, PING PONG, COMMUNITY ROOM, PARTY ROOM, LIBRARY, GAME ROOM, DOG PARK AND MUCH MUCH MORE. DO AS MUCH AS YOU LIKE OR JUST SIT BY THE POOL AND RELAX. SPANISH LAKES IS A 55+ COMMUNITY. FUTURE RESIDENTS MUST BE APPROVED BY SPANISH LAKES. CALL FOR APPLICATION.

Key facts

• 2 parking spots
• Community pool
• Built 1993

Property features AI

Finance

• Other: Pets allowed (restrictions possible)
• Financial info: Land lease (monthly) — lease in effect (expires 2027-03-31)
• HOA & community: Association: SPANISH LAKES; Monthly association fee; Association amenities include: clubhouse, heated pool, pool, fitness center, billiard room, game room, community room, library, sauna, golf course access, shuffleboard court, bocce ball, dog park; Association fee covers security, trash, common areas and recreation facilities; Senior community

Exterior

• Parking: 2 total parking spaces; Attached carport (1 covered carport space); Concrete parking; 1 open parking space
• Security: Security patrol
• Utilities: Public water; Private sewer; Water connected; Sewer available; Electricity connected; Cable available
• Home design: Manufactured home (double wide); One story; Faces west; Resale
• Construction: Modular construction; Metal roof; Aluminum skirt; Mobile home remains (60' x 26')
• Exterior features: Covered patio; Open patio; Screened patio; Patio

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric cooktop; Freezer; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral ceilings; Vaulted ceilings; Kitchen island; Walk-in closets; Roman tub
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.8% 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; 10 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 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 $552 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,709 (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: 2.51% ✓
• Cap rate: 21.75%
• Cash-on-cash: 55.21%
• DSCR: 3.46
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $110,760
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Alta Loma	0.60mi	2/2.0	1,433 (-8%)	5mo	$180,000	$126	55
8580 Mary Ann Ln	0.68mi	2/2.0	1,471 (-6%)	5mo	$175,000	$119	54
8 S Alhambra Ln	0.38mi	3/2.0 (+1)	1,400 (-10%)	14mo	$100,000	$71	48
192 W Caribbean	0.73mi	2/2.0	1,416 (-9%)	6mo	$49,000	$35	46
8591 Mary Ann Ln	0.69mi	2/2.0	1,354 (-13%)	7mo	$75,000	$55	40
188 W West Caribbean W	0.73mi	2/2.0	1,400 (-10%)	17mo	$106,000	$76	35
8164 Buckthorn Cir	0.75mi	2/2.0	1,338 (-14%)	18mo	$83,000	$62	27

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: 52.3%
• Equity multiple: 3.26×
• Total profit: $50,493
• Equity at exit: $11,913

10-year hold

• IRR: 57.1%
• Equity multiple: 6.36×
• Total profit: $119,870
• Equity at exit: $6,908

Cash invested: $22,372 (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: 3.3×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $1,029

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 44%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	13d	15	0.42mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	23d	1	1.19mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	13d	16	1.21mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	13d	7	1.22mi
762 SE River Ln Port Saint Lucie, FL	3.0	2.0	2032	$11,000	$5.41	23d	1	1.29mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	23d	1	1.35mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	13d	6	1.42mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	23d	1	1.44mi
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	23d	1	1.45mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	23d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $79,900 Active 94 DOM
2. 2026-06-17
   days on market $79,900 Active 93 DOM
3. 2026-06-16
   days on market $79,900 Active 92 DOM
4. 2026-06-15
   price $79,900 Active 91 DOM
5. 2026-06-15
   days on market $89,900 Active 91 DOM
6. 2026-06-14
   days on market $89,900 Active 89 DOM
7. 2026-06-13
   days on market $89,900 Active 88 DOM
8. 2026-06-10
   days on market $89,900 Active 86 DOM
9. 2026-06-09
   days on market $89,900 Active 85 DOM
10. 2026-06-08
    days on market $89,900 Active 84 DOM
11. 2026-06-07
    days on market $89,900 Active 83 DOM
12. 2026-06-05
    days on market $89,900 Active 80 DOM
13. 2026-06-03
    days on market $89,900 Active 79 DOM
14. 2026-06-02
    days on market $89,900 Active 78 DOM
15. 2026-06-01
    days on market $89,900 Active 77 DOM
16. 2026-05-31
    days on market $89,900 Active 76 DOM
17. 2026-05-30
    days on market $89,900 Active 75 DOM
18. 2026-03-15
    listed $89,900 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥106°F today · 20 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: $24,024
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$2,324
• Taxable income: $11,782
• Est. tax owed @ 24.0%: −$2,828
• After-tax cash flow: $9,525/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

1 event — show timeline

• 2026-03-15 Listed $89,900 Beaches MLS