258 NE Cameo Way · Jensen Beach, FL 34957

$72,000

2 bd · 2.0 ba · 864 sqft · Manufactured · 122 Days on market

Built 1980 Good condition 4,345 sqft lot $83/sqft · 36% above area Est $53k · 36% over ↓ 4% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the highly desirable 55+ community of Pinelake Village, just minutes from the beaches, shopping, dining, and the charm of downtown Jensen Beach. Step inside this well maintained 2-bedroom, 2-bathroom double-wide and you will want to call it home! Features include remodeled kitchen, granite countertops, remodeled bathrooms, spacious living room, LifeProof luxury vinyl flooring, and an enclosed all-season room off the kitchen perfect for morning coffee, reading, or simply relaxing. Recent upgrades include new AC 07-2024, electrical upgrades 05-2025, entire roof sealing 06-2022, irrigation improvements 09-2024. Lot rent is $805 per month and includes cable, trash removal, recycling, and all amenities of the clubhouse. HOA membership is optional at only $10 per year, per household.

Key facts

• Remodeled kitchen
• Granite countertops
• New ac

Tags

• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• REMODELED BATHROOMS
• SPACIOUS LIVING ROOM
• ENCLOSED ALL SEASON ROOM
• NEW AC

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $72k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.6% vs local median 4.1% in Jensen Beach — 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 70/100 on livability (#432 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B+; Watch: amenities F, commute F, health & safety D-.
• Martin (suburban): math 52% / reading 53% proficiency, ranked #24 of 73 in FL (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.0%/yr); 536 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 37% of the median local income ($70k/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 $498 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($63k) 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 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 3.02% ✓
• Cap rate: 26.61%
• Cash-on-cash: 72.55%
• DSCR: 4.23
• GRM: 2.8

CMA / ARV

• ARV (median comp): $52,914
• List price: $72,000
• Delta: 36.07%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 S Seas Way	0.28mi	2/2.0	912 (+6%)	15mo	$80,000	$88	65

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 · 1.0% rent growth · sell at horizon

5-year hold

• IRR: 70.0%
• Equity multiple: 4.06×
• Total profit: $61,712
• Equity at exit: $10,735

10-year hold

• IRR: 73.4%
• Equity multiple: 7.79×
• Total profit: $136,938
• Equity at exit: $6,225

Cash invested: $20,160 (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 34957

• Rents YoY: 1.0%
• Active inventory: 536
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,173 high
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $1,219

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,269	-5% $1,244	+0% $1,219	+5% $1,194	+10% $1,169
Rent	-10% $1,047	-5% $1,133	+0% $1,219	+5% $1,305	+10% $1,391
Rate	-1.0pp $1,255	-0.5pp $1,237	base $1,219	+0.5pp $1,200	+1.0pp $1,181

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1622 NE Maureen Ct Jensen Beach, FL	2.0	1.0	780	$1,800	$2.31	14d	1	0.25mi
1585 NE Beacon Dr #1103 Jensen Beach, FL	2.0	2.0	961	$1,495	$1.56	24d	1	0.28mi
1617 NE Nautical Pl Jensen Beach, FL	2.0	2.0	961	$1,850	$1.93	14d	1	0.34mi
1411 NE 14th Ct #13 Jensen Beach, FL	2.0	2.0	1100	$3,000	$2.73	24d	1	0.43mi
1600 NE Dixie Hwy Unit 10-203 Jensen Beach, FL	2.0	2.0	1072	$2,300	$2.15	24d	1	0.50mi
1999 NE Collins Cir Unit 3-80 Jensen Beach, FL	2.0	2.0	1067	$1,775	$1.66	24d	1	0.52mi
1971 NE Collins Cir #20 Jensen Beach, FL	2.0	2.0	1037	$1,750	$1.69	24d	1	0.54mi
2013 NE Collins Cir #50 Jensen Beach, FL	2.0	2.0	903	$1,800	$1.99	14d	1	0.54mi
2563 NE Palm Ave Jensen Beach, FL	2.0	2.0	950	$2,400	$2.53	24d	1	0.65mi
2459 NE Hickory Ave Jensen Beach, FL	1.0	1.0	736	$1,700	$2.31	24d	1	0.66mi
2506 NE Heron's Walk Jensen Beach, FL	2.0	1.0	1000	$2,400	$2.40	24d	1	0.76mi
2680 NE Indian River Dr Unit 9 Jensen Beach, FL	2.0	1.0	800	$2,100	$2.62	14d	1	0.79mi
2646 NE Pelican Way Jensen Beach, FL	1.0	1.0	1000	$2,400	$2.40	24d	1	0.80mi
2632 NE Pelican Way Jensen Beach, FL	2.0	1.0	1000	$4,800	$4.80	24d	1	0.80mi
297 NE Coastal DR #297 Jensen Beach, FL	2.0	2.0	1000	$3,000	$3.00	24d	1	0.98mi
2952 NE Savannah Rd Jensen Beach, FL	3.0	2.0	1056	$3,000	$2.84	24d	1	1.00mi
1097 NE Kubin Ave Jensen Beach, FL	2.0	1.5	952	$2,450	$2.57	24d	1	1.02mi
3111 NE Savannah Rd Jensen Beach, FL	2.0	1.0	1085	$1,995	$1.84	14d	1	1.08mi
1001 NE Baker Rd Stuart, FL	1.0–3.0	1.0–2.0	952	$2,280	$2.40	14d	27	1.09mi
3121 NE Savannah Rd Unit 3121 Jensen Beach, FL	3.0	1.0	1085	$2,095	$1.93	24d	1	1.10mi
3123 NE Savannah Rd Unit 3123 Jensen Beach, FL	3.0	2.0	1100	$2,195	$2.00	24d	1	1.10mi
25 NE 17th St Stuart, FL	3.0	2.0	990	$2,000	$2.02	24d	1	1.45mi

Listing history 7 events

1. 2026-06-03
   days on market $72,000 Active 122 DOM
2. 2026-06-02
   days on market $72,000 Active 121 DOM
3. 2026-06-01
   days on market $72,000 Active 120 DOM
4. 2026-05-31
   days on market $72,000 Active 119 DOM
5. 2026-05-31
   days on market $72,000 Active 118 DOM
6. 2026-02-21
   price $72,000 799-char remark

   Show marketing remark (799 chars)

   Welcome to the highly desirable 55+ community of Pinelake Village, just minutes from the beaches, shopping, dining, and the charm of downtown Jensen Beach. Step inside this well maintained 2-bedroom, 2-bathroom double-wide and you will want to call it home! Features include remodeled kitchen, granite countertops, remodeled bathrooms, spacious living room, LifeProof luxury vinyl flooring, and an enclosed all-season room off the kitchen perfect for morning coffee, reading, or simply relaxing. Recent upgrades include new AC 07-2024, electrical upgrades 05-2025, entire roof sealing 06-2022, irrigation improvements 09-2024. Lot rent is $805 per month and includes cable, trash removal, recycling, and all amenities of the clubhouse. HOA membership is optional at only $10 per year, per household.

7. 2026-01-30
   listed $74,900 Active 799-char remark

   Show marketing remark (799 chars)

   Welcome to the highly desirable 55+ community of Pinelake Village, just minutes from the beaches, shopping, dining, and the charm of downtown Jensen Beach. Step inside this well maintained 2-bedroom, 2-bathroom double-wide and you will want to call it home! Features include remodeled kitchen, granite countertops, remodeled bathrooms, spacious living room, LifeProof luxury vinyl flooring, and an enclosed all-season room off the kitchen perfect for morning coffee, reading, or simply relaxing. Recent upgrades include new AC 07-2024, electrical upgrades 05-2025, entire roof sealing 06-2022, irrigation improvements 09-2024. Lot rent is $805 per month and includes cable, trash removal, recycling, and all amenities of the clubhouse. HOA membership is optional at only $10 per year, per household.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,073
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$2,086
• − Management: −$2,086
• − Depreciation: −$2,095
• Taxable income: $14,334
• Est. tax owed @ 24.0%: −$3,440
• After-tax cash flow: $11,187/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained 2-bedroom, 2-bathroom double-wide mobile home in Pinelake Village is ready for a fresh coat of paint and some minor updates to the kitchen and bathrooms to increase its value.

Value-add opportunities

• Both painting interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both upgrading window treatments — new blinds or curtains improve curb appeal and interior comfort
• Both upgrading flooring — new flooring can increase both resale and rental value
• Both upgrading kitchen appliances — new appliances can increase both resale and rental value
• Both upgrading bathroom fixtures — new fixtures can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both painting interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both upgrading window treatments — new blinds or curtains improve curb appeal and interior comfort ↑
• Both upgrading flooring — new flooring can increase both resale and rental value ↑
• Both upgrading kitchen appliances — new appliances can increase both resale and rental value ↑
• Both upgrading bathroom fixtures — new fixtures can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Martin
• NCES district ID: 1201290
• Math proficiency: 52% ▼ -14.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $52,482
• Composite: 45.1/100
• National rank: #2690
• State rank: #24 of 73 in FL

Livability — Jensen Beach

• Score: 70/100
• State rank: #432
• US rank: #7719

Category grades

Amenities F Commute F Cost of living B+ Crime A+ Employment C+ Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jensen Beach, FL
• County: Martin County · 165,223 people
• City population: 23,462
• Metro: Port St. Lucie, FL
• Population (ZIP): 23,462
• Household income: $70,403
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 946.0

Population outlook (Martin County) Hauer SSP2

• Today (2025): 172,383 people
• By 2030: 180,192 · +4.5%
• By 2040: 194,114 · +12.6%
• By 2050: 204,992 · +18.9%
• By 2075: 229,641 · +33.2%
• By 2100: 232,146 · +34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 6% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% Tagalog/Filipino 1%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+31.1) · D 34.1% · R 65.2%
• 2008→2024 swing: -17.5pp toward R · 2008: -13.6pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+24.6 2016: R+26.9 2012: R+22.9 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -319.66%
• Current HPI: 340.0172
• Rent YoY: ▲ 1.00%
• 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

-3.9% since first listed

2 events — show timeline

• 2026-02-21 Price Changed $72,000 Beaches MLS
• 2026-01-30 Listed $74,900 Beaches MLS