2625 Caper Ct · Port St. Lucie, FL 34952

$169,900

2 bd · 2.0 ba · 864 sqft · Manufactured public records · 68 Days on market

Built 1983 $338/mo HOA · 18% 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 +17.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• DSCR +5.6/10.0
• 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 MLS

land owned under $ 100,000. Lots of potential . HOA only 223.per month

Key facts

• Refurbished home
• Tranquil cul de sac
• Quiet lanai

Tags

• REFURBISHED HOME
• QUIET LANAI
• TRANQUIL CUL DE SAC
• NEW AC
• NEW VAPOR BARRIER
• NEW ROOF

Property features AI

Finance

• Other: Pets allowed with restrictions and limits; Is a senior community
• Financial info: Not a land lease
• HOA & community: Has association; Monthly HOA fee; Community amenities include pool, fitness center, clubhouse, tennis courts, pickleball, golf course, spa/hot tub, sauna, basketball and shuffleboard courts, bocce, putting green, billiard room, library, cafe/restaurant, picnic area, manager on site, maintenance, and more

Exterior

• Parking: 2 covered spaces; Attached carport with 2 carport spaces; Driveway; Asphalt parking surface
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Water available; Sewer available
• Home design: Single-family residence; One story; Resale property; Faces north; East of US-1
• Construction: Frame and vinyl siding construction; Modular construction
• Exterior features: Shingle roof; Asphalt paved private road frontage (private maintained road); Not waterfront

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Stacked bedroom layout; Partially furnished; Blinds on windows; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• Market conditions: Rents rising (+1.9%/yr); 639 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 37% 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 68 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $170k implies a 143% 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 $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.13% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $34,560
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2975 Fiddlewood Cir	0.17mi	2/2.0	936 (+8%)	5mo	$207,500	$222	74
4 Angelita	0.31mi	2/2.0	950 (+10%)	15mo	$38,000	$40	57
3 W Caribbean	0.37mi	2/2.0	950 (+10%)	21mo	$15,000	$16	49

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-20,282
• Equity at exit: $25,333

10-year hold

• IRR: -4.6%
• Equity multiple: 0.72×
• Total profit: $-13,532
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,916 high
• Mortgage (P&I): −$891
• Tax from tax record: −$70 /mo · $840/yr
• Insurance: −$71
• HOA: −$338
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $144

Break-even live

Break-even rent $1,734

Max offer price $169,900

Occupancy floor 87%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	14d	15	0.54mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	23d	1	0.62mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	14d	6	0.64mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	14d	7	0.67mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	23d	1	0.79mi
1455 SE Colchester Cir Port Saint Lucie, FL	2.0	2.0	921	$1,795	$1.95	14d	1	1.09mi
1503 SE Royal Green Cir Unit V104 Port St. Lucie, FL	2.0	2.0	865	$1,750	$2.02	23d	1	1.15mi
1516 SE Royal Green Cir #202 Port St Lucie, FL	3.0	2.0	921	$2,100	$2.28	23d	1	1.16mi
1520 SE Royal Green Cir Unit K-203 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	23d	1	1.18mi
1565 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,595	$2.26	14d	1	1.19mi
1524 SE Royal Green Cir Unit Q102 Port St. Lucie, FL	2.0	2.0	865	$1,800	$2.08	14d	1	1.21mi
1550 SE Royal Green Cir Port St. Lucie, FL	2.0	2.0	782	$1,850	$2.37	14d	1	1.21mi
1562 SE Royal Green Cir Unit T-204 Port St. Lucie, FL	2.0	2.0	782	$1,900	$2.43	23d	1	1.22mi
1500 SE Tiffany Club Pl Port Saint Lucie, FL	1.0–3.0	1.0–2.0	895	$1,922	$2.15	14d	7	1.25mi
1566 SE Royal Green Cir #203 Port St Lucie, FL	2.0	2.0	782	$2,000	$2.56	14d	1	1.26mi
1537 SE Royal Green Cir Unit E204 Port St. Lucie, FL	2.0	2.0	886	$1,750	$1.98	14d	1	1.30mi
1550 SE Royal Green Cir Unit P-203 Port St. Lucie, FL	2.0	2.0	782	$1,750	$2.24	23d	1	1.35mi
1536 SE Royal Green Cir #101 Port St Lucie, FL	2.0	2.0	782	$1,750	$2.24	23d	1	1.35mi
1548 SE Royal Green Cir Unit M-103 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	23d	1	1.37mi
1548 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,650	$2.34	14d	1	1.38mi

HOA detail

• Monthly dues: $338 · $4,056/yr

Listing history 27 events

1. 2026-05-20
   status Pending
2. 2026-05-12
   historical Active Under Contract
3. 2026-04-25
   price $169,900
4. 2026-04-01
   price $178,900
5. 2026-03-13
   listed $185,000 Active
6. 2020-07-01
   soldstatus $70,000
7. 2020-06-25
   soldstatus $70,000 Closed 71-char remark

   Show marketing remark (71 chars)

   land owned under $ 100,000. Lots of potential . HOA only 223.per month

8. 2020-06-22
   status Pending 71-char remark

   Show marketing remark (71 chars)

   land owned under $ 100,000. Lots of potential . HOA only 223.per month

9. 2020-03-09
   price $89,000 71-char remark

   Show marketing remark (71 chars)

   land owned under $ 100,000. Lots of potential . HOA only 223.per month

10. 2020-03-03
    listed $95,000 Active 71-char remark

    Show marketing remark (71 chars)

    land owned under $ 100,000. Lots of potential . HOA only 223.per month

11. 2014-10-21
    historical
12. 2008-11-14
    soldstatus $65,000
13. 2008-11-12
    soldstatus $65,000
14. 2008-09-23
    historical
15. 2008-06-30
    listed $68,750
16. 2008-05-19
    historical
17. 2007-11-16
    listed $48,000
18. 2006-03-20
    historical
19. 2006-01-05
    listed $110,900
20. 2005-11-15
    historical
21. 2005-09-12
    listed $112,999
22. 2005-06-06
    listed $119,900
23. 2004-08-02
    soldstatus $109,000
24. 2001-05-18
    soldstatus $37,000
25. 2001-04-10
    historical
26. 2000-09-27
    listed $51,900
27. 1985-10-01
    soldstatus $10,000

ⓘ 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: $840 · $70/mo
• Projected year-2 tax: $1,410 · $118/mo
• Expected delta: +$571/yr (+$48/mo · 67.9%)

ⓘ 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 3/10 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: $22,991
• − Mortgage interest: −$9,517
• − Property taxes: −$840
• − Insurance: −$850
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − HOA: −$4,056
• − Depreciation: −$4,943
• Taxable loss: −$893
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $1,940/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

+1599.0% since first listed

27 events — show timeline

• 2026-05-20 Pending — Beaches MLS
• 2026-05-12 Contingent — Beaches MLS
• 2026-04-25 Price Changed $169,900 Beaches MLS
• 2026-04-01 Price Changed $178,900 Beaches MLS
• 2026-03-13 Listed $185,000 Beaches MLS
• 2020-07-01 Sold (Public Records) $70,000 Public Records
• 2020-06-25 Sold (MLS) $70,000 Beaches MLS
• 2020-06-22 Pending — Beaches MLS
• 2020-03-09 Price Changed $89,000 Beaches MLS
• 2020-03-03 Listed $95,000 Beaches MLS
• 2014-10-21 Listing Removed — Beaches MLS
• 2008-11-14 Sold (Public Records) $65,000 Public Records
• 2008-11-12 Sold (MLS) $65,000 Beaches MLS
• 2008-09-23 Listing Removed — Beaches MLS
• 2008-06-30 Listed $68,750 Beaches MLS
• 2008-05-19 Listing Removed — Beaches MLS
• 2007-11-16 Listed $48,000 Beaches MLS
• 2006-03-20 Listing Removed — Beaches MLS
• 2006-01-05 Listed $110,900 Beaches MLS
• 2005-11-15 Listing Removed — Beaches MLS
• 2005-09-12 Listed $112,999 Beaches MLS
• 2005-06-06 Listed $119,900 Beaches MLS
• 2004-08-02 Sold (Public Records) $109,000 Public Records
• 2001-05-18 Sold (MLS) $37,000 Beaches MLS
• 2001-04-10 Listing Removed — Beaches MLS
• 2000-09-27 Listed $51,900 Beaches MLS
• 1985-10-01 Sold (Public Records) $10,000 Public Records

Property tax history

+13.6%/yr

Latest (2025): $840 · +6.2% YoY. Source: county tax records.