17 Rio Verde Way · Port St. Lucie, FL 34952

$89,000

2 bd · 2.0 ba · 1,300 sqft · Manufactured · 40 Days on market

Built 1973 Good condition Est $127k · 30% under ↓ 3% since listing

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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
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beauty & tranquility surround this 2bed/2bath home, nestled in back of a Lrg corner lot w/ Panoramic Lake Views. Watch wildlife & sunsets on this Expansive lot offering Privacy & Space -great for pets, gardening, grilling, entertaining & more! Step inside & beauty continues - fully remodeled Open Concept. Recent Updates; New Roofing, Flooring, Screens, Windows, Renovated Kitchen w/ SS Appli. , 5 ft Island, LARGE Bathrooms w/ DuraRock Showers & MarbleTops. Bedrooms w/ views! Master also boasts en-suite w/ walk-in closet. PRIMELOCATION; near Beach, Grocery, Postal, Banks, Hospitals, Pharmacy & more! LotRent of 992.53 incl LawnCare, Trash, Private FreeGol

Key facts

• Expansive lot
• 5 ft island
• New roofing

Tags

• PANORAMIC LAKE VIEWS
• EXPANSIVE LOT
• FULLY REMODELED OPEN CONCEPT
• NEW ROOFING
• RENOVATED KITCHEN
• 5 FT ISLAND

Property features AI

Finance

• Financial info: Pets allowed with no restrictions
• HOA & community: Located in a senior community; Land lease of $992.53 per month (land lease expires 05/09/2126)

Exterior

• Parking: Attached carport; Covered parking (1); Driveway; Total parking for 2 vehicles; Open parking space (1)
• Security: Security patrol
• Utilities: Public water; Public sewer; Electricity available; Cable available; Sewer available; Water available
• Home design: Manufactured home (double wide); One story; Faces southeast; Accessible approach with ramp; Resale
• Construction: Aluminum siding; Flat roof; Double wide construction
• Exterior features: Oversized lot; Lake access (waterfront)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate; Vinyl; Other
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Kitchen island; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $924 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.8% 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; 9 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 38% 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 $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($86k) 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 $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.19% ✓
• Cap rate: 18.75%
• Cash-on-cash: 44.49%
• DSCR: 2.98
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $127,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Huarte Way	0.09mi	2/2.0	1,188 (-9%)	3mo	$45,000	$38	79
7953 Horned Lark Cir	0.51mi	2/2.0	1,286 (-1%)	1mo	$130,000	$101	73
25 Rio Verde Way	0.05mi	2/2.0	1,200 (-8%)	22mo	$64,900	$54	67
82 Spanish Way	0.18mi	2/2.0	1,245 (-4%)	22mo	$18,000	$14	66
2948 Fiddlewood Cir	0.70mi	2/2.0	1,280 (-2%)	1mo	$122,000	$95	64
3005 Approach Shot Way	0.64mi	2/2.0	1,333 (+2%)	3mo	$149,900	$112	64
38 Alta Loma	0.69mi	2/2.0	1,433 (+10%)	5mo	$180,000	$126	47
3115 Palm Warbler Ct	0.72mi	2/2.0	1,429 (+10%)	9mo	$140,000	$98	42
2816 Eagles Nest Way	0.68mi	2/2.0	1,134 (-13%)	7mo	$146,000	$129	41
8 S Alhambra Ln	0.65mi	3/2.0 (+1)	1,400 (+8%)	14mo	$100,000	$71	40
7 Reforma Ln	0.55mi	2/2.0	1,150 (-12%)	20mo	$37,000	$32	39
7912 Black Tern Dr	0.69mi	2/2.0	1,107 (-15%)	8mo	$120,500	$109	37

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: 40.3%
• Equity multiple: 2.70×
• Total profit: $42,358
• Equity at exit: $13,270

10-year hold

• IRR: 46.1%
• Equity multiple: 5.19×
• Total profit: $104,366
• Equity at exit: $7,695

Cash invested: $24,920 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,948 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $924

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 48%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.67mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	13d	16	1.13mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	23d	1	1.31mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	23d	1	1.33mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	23d	1	1.36mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	13d	1	1.38mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	23d	1	1.42mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	13d	7	1.45mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	23d	1	1.45mi

Listing history 18 events

1. 2026-06-18
   days on market $89,000 Active 40 DOM
2. 2026-06-17
   days on market $89,000 Active 39 DOM
3. 2026-06-16
   days on market $89,000 Active 38 DOM
4. 2026-06-15
   days on market $89,000 Active 37 DOM
5. 2026-06-14
   days on market $89,000 Active 35 DOM
6. 2026-06-13
   days on market $89,000 Active 34 DOM
7. 2026-06-10
   days on market $89,000 Active 32 DOM
8. 2026-06-09
   days on market $89,000 Active 31 DOM
9. 2026-06-08
   days on market $89,000 Active 30 DOM
10. 2026-06-07
    days on market $89,000 Active 29 DOM
11. 2026-06-05
    days on market $89,000 Active 26 DOM
12. 2026-06-03
    days on market $89,000 Active 25 DOM
13. 2026-06-02
    days on market $89,000 Active 24 DOM
14. 2026-06-01
    days on market $89,000 Active 23 DOM
15. 2026-05-31
    days on market $89,000 Active 22 DOM
16. 2026-05-30
    days on market $89,000 Active 21 DOM
17. 2026-05-23
    price $89,000
18. 2026-05-09
    listed $92,000 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: $23,377
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$2,589
• Taxable income: $10,282
• Est. tax owed @ 24.0%: −$2,468
• After-tax cash flow: $8,619/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 · 30 photos

Good 80/100 Cosmetic rehab

This fully remodeled manufactured home offers a beautiful and tranquil living space with new flooring, countertops, cabinets, and appliances. The home is in excellent condition and ready for immediate occupancy.

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics.
• Both Replace countertops and cabinets — Improves functionality and aesthetics in the kitchen and bathrooms.
• Both Install new flooring — Enhances the overall look and feel of the home, improving both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Replace countertops and cabinets — Improves functionality and aesthetics in the kitchen and bathrooms. ↑
• Both Install new flooring — Enhances the overall look and feel of the home, improving 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: 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

-3.3% since first listed

2 events — show timeline

• 2026-05-23 Price Changed $89,000 Beaches MLS
• 2026-05-09 Listed $92,000 Beaches MLS