8004 Long Dr · Port St. Lucie, FL 34952

$179,900

2 bd · 2.0 ba · 1,323 sqft · Manufactured public records · 120 Days on market

Built 2003 6,699 sqft lot Est $148k · 21% over $286/mo HOA · 14% 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 +20.2/30.0
• DSCR +6.4/10.0
• 1% rule +6.2/10.0
• Schools +3.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Must see for those seeking a move in ready home. This 2003 Beachcomber model, 2/2 has an open air front porch + a screened lanai off the back. Privately situated on a Cul-De-sac lot, home features include a wide decor drive, cost saver irrigation well, 2014 AC, privacy lattice, new carpet, paint and more. All Measurements approximate, Buyer or buyers agent to verify.

Key facts

• Big front porch
• Screened porch
• Cathedral ceiling

Tags

• COVERED ATTACHED CARPORT
• LARGE STORAGE SHED
• BIG FRONT PORCH
• SCREENED PORCH
• ENCLOSED FLORIDA ROOM
• CATHEDRAL CEILING

Property features AI

Finance

• Other: Community laundry facilities; Property manager on-site
• Financial info: Land lease applies (monthly amount); Pets allowed with number and size limits
• HOA & community: Homeowners association with monthly fee (fee covers common areas, cable TV, golf, grounds maintenance, recreation facilities, reserve fund and taxes); Senior community; Community amenities: clubhouse, fitness center, pool, barbecue, basketball court, bocce, pickleball, putting green, golf, game room, billiard room, library, business center, restaurant, sauna, shuffleboard, storage facilities, property manager on-site, kitchen facilities

Exterior

• Parking: Attached covered carport; Driveway parking; 2 total parking spaces (2 covered)
• Security: Smoke detectors
• Utilities: Electricity available and connected (110V and 220V); Water available; Sewer available; Trash collection; Cable available
• Home design: Manufactured home with vinyl siding; Single-story; Resale; South-facing; Has a view; Located on a cul-de-sac; Paved road access
• Construction: Composition/shingle roof; Manufactured construction; Vinyl siding
• Exterior features: Porch (open); Porch; Sprinkler/irrigation system; Storm/security shutters; Cabana; Shed(s); Storage; Workshop; Community pool and spa

Interior

• Kitchen: Cooktop; Electric range; Dishwasher; Microwave; Refrigerator; Freezer; Icemaker; Disposal; Water heater; Eat-in kitchen / breakfast area
• Bedrooms: Bedroom 1 on main level (approx. 18 x 13); Bedroom 2 on main level (approx. 13 x 12)
• Flooring: Engineered hardwood; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast area; Cathedral ceilings; Dual sinks; Eat-in kitchen; French/atrium doors; High ceilings; Living/dining room; Custom mirrors; Skylights; Separate shower; Stacked bedrooms; Intercom; Furnished; Blinds, drapes and shutters; Casement windows; Accessibility features
• Laundry & utility: Washer; Dryer; Laundry facilities (community); Storage and workshop space

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 D — 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.
• Zoned schools: Manatee Academy K-8 (math 53% / reading 51%, grade C-, #990 of 2,144 statewide, top 48%, 1,664 students, 65% FRL); Southern Oaks Middle School (math 39% / reading 43%, grade F, #353 of 571 statewide, top 63%, 894 students, 76% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL).
• Market conditions: Rents rising (+1.9%/yr); 645 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1k of loan paydown is wiped out by about $5k 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 120 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $26k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $180k implies a 119% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.12% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $148,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3005 Approach Shot Way	0.19mi	2/2.0	1,333 (+1%)	3mo	$149,900	$112	87
7953 Horned Lark Cir	0.16mi	2/2.0	1,286 (-3%)	1mo	$130,000	$101	87
2948 Fiddlewood Cir	0.42mi	2/2.0	1,280 (-3%)	1mo	$122,000	$95	74
7921 Meadowlark Ln	0.50mi	2/2.0	1,301 (-2%)	2mo	$115,000	$88	72
3033 Satinleaf Ln	0.41mi	2/2.0	1,248 (-6%)	4mo	$195,000	$156	68
31 Huarte Way	0.54mi	2/2.0	1,188 (-10%)	3mo	$45,000	$38	55
8394 Delphinium Ct	0.67mi	3/2.0 (+1)	1,392 (+5%)	4mo	$220,000	$158	52
7928 Meadowlark Ln	0.53mi	2/3.0	1,475 (+12%)	2mo	$65,000	$44	51
3801 Meadowlark Cir	0.69mi	2/2.0	1,216 (-8%)	4mo	$152,000	$125	51
2816 Eagles Nest Way	0.44mi	2/2.0	1,134 (-14%)	7mo	$146,000	$129	50
3422 Feriwinkle Ct	0.66mi	2/2.0	1,184 (-10%)	4mo	$205,000	$173	49
8526 Lidflower Ct	0.75mi	3/2.5 (+1)	1,404 (+6%)	6mo	$70,900	$50	43

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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-16,849
• Equity at exit: $26,824

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-4,457
• Equity at exit: $15,554

Cash invested: $50,372 (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: 645
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,023 high
• Mortgage (P&I): −$943
• Tax from tax record: −$68 /mo · $817/yr
• Insurance: −$75
• HOA: −$286
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $226

Break-even live

Break-even rent $1,737

Max offer price $179,900

Occupancy floor 84%

Sensitivity live

Price	-10% $327	-5% $277	+0% $226	+5% $175	+10% $124
Rent	-10% $66	-5% $146	+0% $226	+5% $305	+10% $385
Rate	-1.0pp $316	-0.5pp $271	base $226	+0.5pp $179	+1.0pp $132

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	15d	15	0.70mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	25d	1	0.88mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	25d	1	1.07mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	15d	7	1.31mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	15d	6	1.33mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	25d	1	1.35mi
2082 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1524	$1,850	$1.21	25d	1	1.44mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	15d	1	1.44mi
2183 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1550	$1,900	$1.23	15d	1	1.45mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	15d	1	1.48mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	15d	1	1.48mi

HOA detail

• Monthly dues: $286 · $3,432/yr

Listing history 9 events

1. 2026-03-17
   price $179,900
2. 2026-01-26
   listed $205,900 Active
3. 2016-03-25
   soldstatus $82,000 Closed 373-char remark

   Show marketing remark (373 chars)

   A Must see for those seeking a move in ready home. This 2003 Beachcomber model, 2/2 has an open air front porch + a screened lanai off the back. Privately situated on a Cul-De-sac lot, home features include a wide decor drive, cost saver irrigation well, 2014 AC, privacy lattice, new carpet, paint and more. All Measurements approximate, Buyer or buyers agent to verify.

4. 2016-03-17
   status Pending 373-char remark

   Show marketing remark (373 chars)

   A Must see for those seeking a move in ready home. This 2003 Beachcomber model, 2/2 has an open air front porch + a screened lanai off the back. Privately situated on a Cul-De-sac lot, home features include a wide decor drive, cost saver irrigation well, 2014 AC, privacy lattice, new carpet, paint and more. All Measurements approximate, Buyer or buyers agent to verify.

5. 2016-02-10
   listed $84,900 Active 373-char remark

   Show marketing remark (373 chars)

   A Must see for those seeking a move in ready home. This 2003 Beachcomber model, 2/2 has an open air front porch + a screened lanai off the back. Privately situated on a Cul-De-sac lot, home features include a wide decor drive, cost saver irrigation well, 2014 AC, privacy lattice, new carpet, paint and more. All Measurements approximate, Buyer or buyers agent to verify.

6. 2015-10-09
   soldstatus $70,000 Closed 645-char remark

   Show marketing remark (645 chars)

   Lovely Beachcomber Model 2/2 with Extended Front Porch 27' x 10, as well as a Screened-In Porch in the Back. Sunrise & Sunset Views! Brand New AC. Long Carport (42' x 14)and Long Driveway. Skyview Ceiling with extra windows in the Living Room. Bright home. Large Master with walk-in closet and master bath with French Doors and dual sinks. Laundry Room conveniently located in the hallway. Good size 2nd bedroom and guest bath has Solar Tube. Grab bars throughout as well as hand railing at front door. Well for sprinkler. Any furniture in the home is negotiable. *All room sizes listed are estimated and must be verified by buyer.

7. 2015-09-18
   status Pending 645-char remark

   Show marketing remark (645 chars)

   Lovely Beachcomber Model 2/2 with Extended Front Porch 27' x 10, as well as a Screened-In Porch in the Back. Sunrise & Sunset Views! Brand New AC. Long Carport (42' x 14)and Long Driveway. Skyview Ceiling with extra windows in the Living Room. Bright home. Large Master with walk-in closet and master bath with French Doors and dual sinks. Laundry Room conveniently located in the hallway. Good size 2nd bedroom and guest bath has Solar Tube. Grab bars throughout as well as hand railing at front door. Well for sprinkler. Any furniture in the home is negotiable. *All room sizes listed are estimated and must be verified by buyer.

8. 2015-07-03
   price $74,900 645-char remark

   Show marketing remark (645 chars)

   Lovely Beachcomber Model 2/2 with Extended Front Porch 27' x 10, as well as a Screened-In Porch in the Back. Sunrise & Sunset Views! Brand New AC. Long Carport (42' x 14)and Long Driveway. Skyview Ceiling with extra windows in the Living Room. Bright home. Large Master with walk-in closet and master bath with French Doors and dual sinks. Laundry Room conveniently located in the hallway. Good size 2nd bedroom and guest bath has Solar Tube. Grab bars throughout as well as hand railing at front door. Well for sprinkler. Any furniture in the home is negotiable. *All room sizes listed are estimated and must be verified by buyer.

9. 2015-06-16
   listed $69,900 Active 645-char remark

   Show marketing remark (645 chars)

   Lovely Beachcomber Model 2/2 with Extended Front Porch 27' x 10, as well as a Screened-In Porch in the Back. Sunrise & Sunset Views! Brand New AC. Long Carport (42' x 14)and Long Driveway. Skyview Ceiling with extra windows in the Living Room. Bright home. Large Master with walk-in closet and master bath with French Doors and dual sinks. Laundry Room conveniently located in the hallway. Good size 2nd bedroom and guest bath has Solar Tube. Grab bars throughout as well as hand railing at front door. Well for sprinkler. Any furniture in the home is negotiable. *All room sizes listed are estimated and must be verified by buyer.

ⓘ 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: $817 · $68/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$676/yr (+$56/mo · 82.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $24,274
• − Mortgage interest: −$10,077
• − Property taxes: −$817
• − Insurance: −$900
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − HOA: −$3,432
• − Depreciation: −$5,233
• Taxable loss: −$69
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $2,724/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

+157.4% since first listed

9 events — show timeline

• 2026-03-17 Price Changed $179,900 MCRTC
• 2026-01-26 Listed $205,900 MCRTC
• 2016-03-25 Sold (MLS) $82,000 Beaches MLS
• 2016-03-17 Pending — Beaches MLS
• 2016-02-10 Listed $84,900 Beaches MLS
• 2015-10-09 Sold (MLS) $70,000 Beaches MLS
• 2015-09-18 Pending — Beaches MLS
• 2015-07-03 Price Changed $74,900 Beaches MLS
• 2015-06-16 Listed $69,900 Beaches MLS

Property tax history

+8.0%/yr

Latest (2025): $817 · +5.0% YoY. Source: county tax records.