24 Alta Loma · River Park, FL 34952

$195,000

2 bd · 2.0 ba · 1,451 sqft · SingleFamily public records · 22 Days on market

Built 2018 5,663 sqft lot Est $213k · 9% under

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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 +23.2/30.0
• ARV discount +11.4/15.0
• DSCR +7.5/10.0
• 1% rule +5.2/10.0
• 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 MLS

Must see waterfront Carlton model here at Spanish Lakes 55 & older community. This 2018 CBS home sits on an oversize lot and features cherry wood cabinets in the kitchen and bath, granite counters and backsplash and stainless appliances in the kitchen. Flooring is tile and wood laminate in the main areas and carpet in the bedrooms. Living room has custom paddle fans and vaulted ceilings overlooks the covered lanai and pond! This home has a New AC, Water Heater, and Metal Roof and comes with all the builders warranties! Spanish Lakes residents enjoy a very active community environment plus great amenities including unlimted golf, 2 great pools, pickle ball, tennis and much more!

Key facts

• Cherry wood cabinets
• Stainless appliances
• Tile flooring

Tags

• WATERFRONT
• OVERSIZED LOT
• CHERRY WOOD CABINETS
• GRANITE COUNTERS
• STAINLESS APPLIANCES
• TILE FLOORING

Property features AI

Finance

• Other: Public records list living area and building area; Resale condition
• Financial info: Land lease in place (monthly payment; expires 2027); Pets allowed with possible restrictions and size limits
• HOA & community: Part of Spanish Lakes association; Association amenities include clubhouse, pool, spa/hot tub, fitness center, tennis, pickleball and shuffleboard courts, basketball court, putting green, golf course, picnic area, community room, and street lights; Association fee is paid monthly and covers maintenance of grounds, trash, common areas, golf, and recreation facilities; Senior community

Exterior

• Parking: Attached garage with 1 space; Driveway; Garage door opener; 1 covered parking space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Single-family residence; One story; Entry-level living area; West-facing
• Construction: Built with block/concrete (CBS); Metal roof; Built by Wynne Building Corporation (Carlton model)
• Exterior features: Covered and open patios; Open porch; Patio and porch areas; Fruit trees on the lot; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Built-in features; Cathedral ceilings; Entrance foyer; High ceilings; Vaulted ceilings; Walk-in closets; Split bedroom layout; Double-hung metal windows; Smoke detectors
• Laundry & utility: Inside laundry; Laundry room and laundry closet; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 6.3% 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: schools F, amenities F, employment F.
• 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $6k 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 22 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $114k; list at $195k implies a 71% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,075 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.76%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $213,297
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Florida Way	0.40mi	2/2.0	1,451 (0%)	2mo	$165,000	$114	80
8 Golf Dr	0.15mi	2/2.0	1,427 (-2%)	13mo	$160,000	$112	80
20 Camino Del Rio	0.39mi	2/2.0	1,446 (-0%)	5mo	$259,000	$179	77
53 El Camino Real	0.55mi	2/2.0	1,462 (+1%)	1mo	$259,000	$177	72
11 Nogales Way	0.41mi	2/2.0	1,451 (0%)	15mo	$205,000	$141	69
9 Kachina Ln	0.65mi	2/2.0	1,462 (+1%)	2mo	$259,000	$177	66
39 SE Flamenco Way	0.51mi	2/2.0	1,357 (-6%)	6mo	$200,000	$147	61
8 Santa Maria Ct	0.55mi	2/2.0	1,319 (-9%)	3mo	$145,000	$110	56
45 Huarte Way	0.64mi	2/2.0	1,319 (-9%)	13mo	$142,000	$108	44
8241 Maidencane Pl	0.60mi	3/2.0 (+1)	1,656 (+14%)	12mo	$360,000	$217	33

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-11,299
• Equity at exit: $29,075

10-year hold

• IRR: 2.8%
• Equity multiple: 1.19×
• Total profit: $10,334
• Equity at exit: $16,860

Cash invested: $54,600 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,987 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$113 /mo · $1,353/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $353

Break-even live

Break-even rent $1,540

Max offer price $195,000

Occupancy floor 77%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	14d	16	0.77mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	14d	1	0.87mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	14d	15	0.89mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	23d	1	1.04mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	23d	1	1.09mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	23d	1	1.14mi
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	23d	1	1.15mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	21d	1	1.18mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	23d	1	1.20mi
2 Lake Vista Trl #107 Port Saint Lucie, FL	2.0	2.0	1170	$1,850	$1.58	23d	1	1.23mi
1 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,800	$1.54	23d	1	1.25mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	23d	1	1.26mi
400 NW Prima Vista Blvd Port St Lucie, FL	2.0	2.0	1566	$2,300	$1.47	23d	1	1.45mi

Listing history 23 events

1. 2026-06-18
   days on market $195,000 Active 22 DOM
2. 2026-06-17
   days on market $195,000 Active 21 DOM
3. 2026-06-16
   days on market $195,000 Active 20 DOM
4. 2026-06-15
   days on market $195,000 Active 19 DOM
5. 2026-06-14
   days on market $195,000 Active 17 DOM
6. 2026-06-13
   days on market $195,000 Active 16 DOM
7. 2026-06-10
   days on market $195,000 Active 14 DOM
8. 2026-06-09
   days on market $195,000 Active 13 DOM
9. 2026-06-08
   days on market $195,000 Active 12 DOM
10. 2026-06-07
    days on market $195,000 Active 11 DOM
11. 2026-06-05
    days on market $195,000 Active 8 DOM
12. 2026-06-03
    days on market $195,000 Active 7 DOM
13. 2026-06-02
    days on market $195,000 Active 6 DOM
14. 2026-06-01
    days on market $195,000 Active 5 DOM
15. 2026-05-31
    days on market $195,000 Active 4 DOM
16. 2026-05-30
    days on market $195,000 Active 3 DOM
17. 2026-05-27
    listed $195,000 Active
18. 2020-03-06
    soldstatus $114,000 Closed 692-char remark

    Show marketing remark (692 chars)

    Must see waterfront Carlton model here at Spanish Lakes 55 & older community. This 2018 CBS home sits on an oversize lot and features cherry wood cabinets in the kitchen and bath, granite counters and backsplash and stainless appliances in the kitchen. Flooring is tile and wood laminate in the main areas and carpet in the bedrooms. Living room has custom paddle fans and vaulted ceilings overlooks the covered lanai and pond! This home has a New AC, Water Heater, and Metal Roof and comes with all the builders warranties! Spanish Lakes residents enjoy a very active community environment plus great amenities including unlimted golf, 2 great pools, pickle ball, tennis and much more!

19. 2020-02-12
    status Pending 692-char remark

    Show marketing remark (692 chars)

    Must see waterfront Carlton model here at Spanish Lakes 55 & older community. This 2018 CBS home sits on an oversize lot and features cherry wood cabinets in the kitchen and bath, granite counters and backsplash and stainless appliances in the kitchen. Flooring is tile and wood laminate in the main areas and carpet in the bedrooms. Living room has custom paddle fans and vaulted ceilings overlooks the covered lanai and pond! This home has a New AC, Water Heater, and Metal Roof and comes with all the builders warranties! Spanish Lakes residents enjoy a very active community environment plus great amenities including unlimted golf, 2 great pools, pickle ball, tennis and much more!

20. 2019-12-10
    price $119,900 692-char remark

    Show marketing remark (692 chars)

    Must see waterfront Carlton model here at Spanish Lakes 55 & older community. This 2018 CBS home sits on an oversize lot and features cherry wood cabinets in the kitchen and bath, granite counters and backsplash and stainless appliances in the kitchen. Flooring is tile and wood laminate in the main areas and carpet in the bedrooms. Living room has custom paddle fans and vaulted ceilings overlooks the covered lanai and pond! This home has a New AC, Water Heater, and Metal Roof and comes with all the builders warranties! Spanish Lakes residents enjoy a very active community environment plus great amenities including unlimted golf, 2 great pools, pickle ball, tennis and much more!

21. 2019-10-01
    price $124,900 692-char remark

    Show marketing remark (692 chars)

    Must see waterfront Carlton model here at Spanish Lakes 55 & older community. This 2018 CBS home sits on an oversize lot and features cherry wood cabinets in the kitchen and bath, granite counters and backsplash and stainless appliances in the kitchen. Flooring is tile and wood laminate in the main areas and carpet in the bedrooms. Living room has custom paddle fans and vaulted ceilings overlooks the covered lanai and pond! This home has a New AC, Water Heater, and Metal Roof and comes with all the builders warranties! Spanish Lakes residents enjoy a very active community environment plus great amenities including unlimted golf, 2 great pools, pickle ball, tennis and much more!

22. 2019-09-30
    price $131,900 692-char remark

    Show marketing remark (692 chars)

    Must see waterfront Carlton model here at Spanish Lakes 55 & older community. This 2018 CBS home sits on an oversize lot and features cherry wood cabinets in the kitchen and bath, granite counters and backsplash and stainless appliances in the kitchen. Flooring is tile and wood laminate in the main areas and carpet in the bedrooms. Living room has custom paddle fans and vaulted ceilings overlooks the covered lanai and pond! This home has a New AC, Water Heater, and Metal Roof and comes with all the builders warranties! Spanish Lakes residents enjoy a very active community environment plus great amenities including unlimted golf, 2 great pools, pickle ball, tennis and much more!

23. 2019-08-19
    listed $134,900 Active 692-char remark

    Show marketing remark (692 chars)

    Must see waterfront Carlton model here at Spanish Lakes 55 & older community. This 2018 CBS home sits on an oversize lot and features cherry wood cabinets in the kitchen and bath, granite counters and backsplash and stainless appliances in the kitchen. Flooring is tile and wood laminate in the main areas and carpet in the bedrooms. Living room has custom paddle fans and vaulted ceilings overlooks the covered lanai and pond! This home has a New AC, Water Heater, and Metal Roof and comes with all the builders warranties! Spanish Lakes residents enjoy a very active community environment plus great amenities including unlimted golf, 2 great pools, pickle ball, tennis and much more!

ⓘ 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: $1,353 · $113/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: +$265/yr (+$22/mo · 19.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $23,844
• − Mortgage interest: −$10,923
• − Property taxes: −$1,353
• − Insurance: −$975
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$5,673
• Taxable income: $1,104
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $3,972/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

+44.6% since first listed

7 events — show timeline

• 2026-05-27 Listed $195,000 Beaches MLS
• 2020-03-06 Sold (MLS) $114,000 Beaches MLS
• 2020-02-12 Pending — Beaches MLS
• 2019-12-10 Price Changed $119,900 Beaches MLS
• 2019-10-01 Price Changed $124,900 Beaches MLS
• 2019-09-30 Price Changed $131,900 Beaches MLS
• 2019-08-19 Listed $134,900 Beaches MLS

Property tax history

-5.9%/yr

Latest (2025): $1,353 · +4.4% YoY. Source: county tax records.