50 Grande Vista Way · River Park, FL 34952

$18,500

2 bd · 2.0 ba · 980 sqft · Manufactured · 144 Days on market

Built 1974 Est $28k · 35% under ↓ 38% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 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

Welcome to your dream home on Florida's Treasure Coast! Priced to sell, this home features spacious living areas, tons of storage, and a welcoming ambiance that truly feels like home. The roof was rubber coated in 2025 allowing you to move in a start to indulge in your vibrant, new community with resort-style amenities, including heated swimming pools, a clubhouse pavilion with a lounge and auditorium, a library, arts and crafts studio, billiards hall, fitness center, sauna, and plenty of outdoor recreation such as shuffleboard, bocce, tennis, pickleball, and horseshoes. This condition at this price point won't last long!

Key facts

• Fitness center
• Clubhouse pavilion
• Rubber coated roof

Tags

• RUBBER COATED ROOF
• HEATED SWIMMING POOLS
• CLUBHOUSE PAVILION
• ARTS AND CRAFTS STUDIO
• BILLIARDS HALL
• FITNESS CENTER

Property features AI

Finance

• Other: Located in a senior community
• Financial info: Land lease of $842 monthly (lease expires 2026-06-30); Pets allowed with possible breed/size restrictions
• HOA & community: Association with community amenities including clubhouse, fitness center, pool (heated), spa/hot tub, sauna, billiard room, community room, workshop area, laundry, dog park, golf course, bocce ball, shuffleboard, pickleball and heated pool; Association fees include grounds maintenance, trash, and golf

Exterior

• Parking: Attached carport; Carport (2 covered spaces, plus 1 open space)
• Utilities: Water available
• Home design: Mobile home; One story; Resale condition; Faces north
• Construction: Modular construction; Metal roof
• Exterior features: Open patio; Patio; Outbuilding / shed(s); Corner lot; Oversized lot; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Wall/window unit(s)
• Interior features: Unfurnished; Electric water heater
• Laundry & utility: Laundry closet; Outdoor laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $18k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $18k).
• Recommended offer: $16k (12.0% below list) — sets the bar for market timing.
• Cap rate 90.9% vs local median 6.4% 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); 646 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 35% 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 $128 of loan paydown is wiped out by about $555 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($16k) 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 $16,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 9.80% ✓
• Cap rate: 90.87%
• Cash-on-cash: 302.06%
• DSCR: 14.44
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $28,420
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 El Camino Real	0.23mi	2/2.0	984 (+0%)	1mo	$15,000	$15	88
46 Spanish Way	0.29mi	2/2.0	984 (+0%)	13mo	$15,000	$15	75
66 Spanish Way	0.34mi	2/2.0	984 (+0%)	14mo	$28,900	$29	72
23 Oro Grande Way	0.18mi	2/2.0	1,088 (+11%)	6mo	$45,000	$41	68
5 Espanola Ln	0.48mi	2/1.5	850 (-13%)	16mo	$33,000	$39	40

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: —
• Equity multiple: 16.08×
• Total profit: $78,127
• Equity at exit: $2,758

10-year hold

• IRR: —
• Equity multiple: 33.29×
• Total profit: $167,254
• Equity at exit: $1,600

Cash invested: $5,180 (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: 0.9×

Monthly cashflow live

• Estimated rent: $1,812 high
• Mortgage (P&I): −$97
• Tax est. 1.5%: −$23 /mo · $278/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $1,304

Break-even live

Break-even rent $162

Max offer price $18,500

Occupancy floor 23%

Sensitivity live

Price	-10% $1,317	-5% $1,310	+0% $1,304	+5% $1,298	+10% $1,291
Rent	-10% $1,161	-5% $1,232	+0% $1,304	+5% $1,375	+10% $1,447
Rate	-1.0pp $1,313	-0.5pp $1,309	base $1,304	+0.5pp $1,299	+1.0pp $1,294

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: $4,625
• Closing costs: $555
• 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	15d	15	0.82mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	15d	16	0.90mi
13 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,375	$1.72	24d	1	1.13mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	15d	1	1.16mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	24d	1	1.20mi
8 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,500	$1.88	24d	1	1.23mi
28 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,600	$2.00	24d	1	1.26mi
30 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,300	$1.62	24d	1	1.29mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	22d	1	1.35mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	24d	1	1.48mi

Listing history 21 events

1. 2026-06-21
   days on market $18,500 Active 144 DOM
2. 2026-06-18
   days on market $18,500 Active 141 DOM
3. 2026-06-17
   days on market $18,500 Active 140 DOM
4. 2026-06-16
   days on market $18,500 Active 139 DOM
5. 2026-06-15
   days on market $18,500 Active 138 DOM
6. 2026-06-14
   days on market $18,500 Active 136 DOM
7. 2026-06-13
   days on market $18,500 Active 135 DOM
8. 2026-06-10
   days on market $18,500 Active 133 DOM
9. 2026-06-09
   days on market $18,500 Active 132 DOM
10. 2026-06-08
    days on market $18,500 Active 131 DOM
11. 2026-06-07
    days on market $18,500 Active 130 DOM
12. 2026-06-05
    days on market $18,500 Active 127 DOM
13. 2026-06-03
    days on market $18,500 Active 126 DOM
14. 2026-06-02
    days on market $18,500 Active 125 DOM
15. 2026-06-01
    days on market $18,500 Active 124 DOM
16. 2026-05-31
    days on market $18,500 Active 123 DOM
17. 2026-05-30
    days on market $18,500 Active 122 DOM
18. 2026-04-30
    price $18,500
19. 2026-03-18
    price $20,000
20. 2026-02-23
    price $25,000
21. 2026-01-28
    listed $30,000 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: $21,748
• − Mortgage interest: −$1,036
• − Property taxes: −$278
• − Insurance: −$92
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$538
• Taxable income: $16,324
• Est. tax owed @ 24.0%: −$3,918
• After-tax cash flow: $11,729/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

• County: Saint Lucie County · 337,150 people
• 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

-38.3% since first listed

4 events — show timeline

• 2026-04-30 Price Changed $18,500 Beaches MLS
• 2026-03-18 Price Changed $20,000 Beaches MLS
• 2026-02-23 Price Changed $25,000 Beaches MLS
• 2026-01-28 Listed $30,000 Beaches MLS