8029 Meadowlark Ln · Port St. Lucie, FL 34952

$139,700

3 bd · 2.0 ba · 2,073 sqft · Manufactured public records · 118 Days on market

Built 2001 5,700 sqft lot Est $267k · 48% under $325/mo HOA · 16% of rent

---

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 +21.5/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +6.9/10.0
• 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

Discover the potential of this 3-bedroom 2 bath with view of golf course, Handy-man special! Large Sand Castel Model in resort Lifestyle 55+ community. Featuring a fantastic spilt floor plan, spacious bedrooms, Family room, Large Eat-in- Kitchen, Formal dining Area & large living room Plus covered screen Patio. Homes like this Sell for lot more. Sold AS IS.

Key facts

• Storage
• New flooring
• New glass doors

Tags

• NEW ROOF
• NEW FLOORING
• NEW GLASS DOORS
• NEW INTERIOR PAINT
• BACK LANAI
• STORAGE

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed with number limits
• HOA & community: Community has an association; Monthly association fee (reported); Association amenities include clubhouse, pool, spa/hot tub, fitness center, golf course, tennis courts, pickleball court, bocce ball, basketball court, shuffleboard court, billiard/game rooms, community room, library, cafe/restaurant, management, on-site manager

Exterior

• Parking: No parking details provided
• Security: Gated (no guard); Security patrol
• Utilities: Public water; Public sewer; Three phase electric; Cable available; Sewer available; Water available
• Home design: Manufactured home; Single-story; Faces east; Resale property
• Construction: Modular construction; Composition/shingle roof
• Exterior features: Screened porch; Porch; Located on a golf course; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Kitchen island; Split bedroom layout; Roman tub
• Laundry & utility: Laundry located inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• 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); 639 active listings in the ZIP; 5 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 41% 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 $966 of loan paydown is wiped out by about $4k 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 118 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y ago; this cycle's ask has dropped $40k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• 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 $127,127 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.50% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $267,417
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7808 Horned Lark Cir	0.56mi	2/2.0 (-1)	1,904 (-8%)	6mo	$244,900	$129	50
8112 Long Dr	0.31mi	3/2.0	1,786 (-14%)	18mo	$122,000	$68	47
7917 Horned Lark Cir	0.48mi	3/2.0	1,915 (-8%)	22mo	$250,000	$131	47
2968 Eagles Nest Way	0.61mi	3/2.0	1,786 (-14%)	8mo	$199,999	$112	42
2948 Eagles Nest Way	0.65mi	3/2.0	1,786 (-14%)	15mo	$125,000	$70	34
2847 Eagles Nest Way	0.66mi	3/2.0	1,808 (-13%)	24mo	$279,000	$154	28

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-11,211
• Equity at exit: $20,830

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-277
• Equity at exit: $12,079

Cash invested: $39,116 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,089 high
• Mortgage (P&I): −$733
• Tax from tax record: −$325 /mo · $3,900/yr
• Insurance: −$58
• HOA: −$325
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $210

Break-even live

Break-even rent $1,824

Max offer price $139,700

Occupancy floor 85%

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: $34,925
• Closing costs: $4,191
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	23d	1	1.07mi
2183 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1550	$1,900	$1.23	14d	1	1.23mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	14d	1	1.26mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	14d	1	1.27mi
2082 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1524	$1,850	$1.21	23d	1	1.28mi

HOA detail

• Monthly dues: $325 · $3,900/yr

Listing history 50 events

1. 2026-06-18
   days on market $139,700 Active 118 DOM
2. 2026-06-17
   days on market $139,700 Active 117 DOM
3. 2026-06-16
   days on market $139,700 Active 116 DOM
4. 2026-06-15
   days on market $139,700 Active 115 DOM
5. 2026-06-14
   days on market $139,700 Active 113 DOM
6. 2026-06-13
   days on market $139,700 Active 112 DOM
7. 2026-06-10
   days on market $139,700 Active 110 DOM
8. 2026-06-09
   days on market $139,700 Active 109 DOM
9. 2026-06-08
   pricedays on market $139,700 Active 108 DOM
10. 2026-06-07
    days on market $149,000 Active 107 DOM
11. 2026-06-05
    days on market $149,000 Active 104 DOM
12. 2026-06-03
    days on market $149,000 Active 103 DOM
13. 2026-06-02
    days on market $149,000 Active 102 DOM
14. 2026-06-01
    days on market $149,000 Active 101 DOM
15. 2026-05-31
    days on market $149,000 Active 100 DOM
16. 2026-05-30
    days on market $149,000 Active 99 DOM
17. 2026-04-21
    price $159,900
18. 2026-03-13
    price $169,700
19. 2026-02-18
    listed $179,700 Active
20. 2026-02-11
    historical
21. 2026-02-05
    listed $199,500 Active
22. 2025-08-21
    soldstatus $193,900
23. 2025-01-21
    soldstatus $258,300
24. 2025-01-13
    soldstatus $160,000 Closed 363-char remark

    Show marketing remark (363 chars)

    Discover the potential of this 3-bedroom 2 bath with view of golf course, Handy-man special! Large Sand Castel Model in resort Lifestyle 55+ community. Featuring a fantastic spilt floor plan, spacious bedrooms, Family room, Large Eat-in- Kitchen, Formal dining Area & large living room Plus covered screen Patio. Homes like this Sell for lot more. Sold AS IS.

25. 2024-12-18
    historical $2,500
26. 2024-12-08
    status Pending 363-char remark

    Show marketing remark (363 chars)

    Discover the potential of this 3-bedroom 2 bath with view of golf course, Handy-man special! Large Sand Castel Model in resort Lifestyle 55+ community. Featuring a fantastic spilt floor plan, spacious bedrooms, Family room, Large Eat-in- Kitchen, Formal dining Area & large living room Plus covered screen Patio. Homes like this Sell for lot more. Sold AS IS.

27. 2024-10-09
    listed $2,500
28. 2024-10-08
    historical

    Show marketing remark (363 chars)

    Discover the potential of this 3-bedroom 2 bath with view of golf course, Handy-man special! Large Sand Castel Model in resort Lifestyle 55+ community. Featuring a fantastic spilt floor plan, spacious bedrooms, Family room, Large Eat-in- Kitchen, Formal dining Area & large living room Plus covered screen Patio. Homes like this Sell for lot more. Sold AS IS.

29. 2024-10-08
    listed $169,900 Active 363-char remark

    Show marketing remark (363 chars)

    Discover the potential of this 3-bedroom 2 bath with view of golf course, Handy-man special! Large Sand Castel Model in resort Lifestyle 55+ community. Featuring a fantastic spilt floor plan, spacious bedrooms, Family room, Large Eat-in- Kitchen, Formal dining Area & large living room Plus covered screen Patio. Homes like this Sell for lot more. Sold AS IS.

30. 2024-09-23
    status Active
31. 2024-09-08
    historical Active Under Contract
32. 2024-07-30
    price $169,000
33. 2024-06-03
    listed $189,000 Active
34. 2024-05-29
    historical
35. 2024-05-29
    historical
36. 2024-05-13
    price $189,000
37. 2024-05-13
    price $189,000
38. 2024-05-02
    price $199,000
39. 2024-05-02
    price $199,000
40. 2024-04-09
    price $209,000
41. 2024-04-09
    price $209,000
42. 2024-02-25
    price $249,000
43. 2024-02-25
    price $249,000
44. 2024-01-30
    listed $274,500 Active
45. 2024-01-22
    price $274,500
46. 2023-11-26
    listed $299,500 Active
47. 2023-03-08
    historical
48. 2022-09-07
    price $229,000
49. 2022-09-07
    listed $229,900 Active
50. 2003-12-08
    soldstatus $8,500,000

ⓘ 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: $3,900 · $325/mo
• Projected year-2 tax: $3,900 · $325/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 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: $25,069
• − Mortgage interest: −$7,825
• − Property taxes: −$3,900
• − Insurance: −$698
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − HOA: −$3,900
• − Depreciation: −$4,064
• Taxable income: $670
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $2,354/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

-98.1% since first listed

34 events — show timeline

• 2026-04-21 Price Changed $159,900 Beaches MLS
• 2026-03-13 Price Changed $169,700 Beaches MLS
• 2026-02-18 Listed $179,700 Beaches MLS
• 2026-02-11 Listing Removed — Beaches MLS
• 2026-02-05 Listed $199,500 Beaches MLS
• 2025-08-21 Sold (Public Records) $193,900 Public Records
• 2025-01-21 Sold (Public Records) $258,300 Public Records
• 2025-01-13 Sold (MLS) $160,000 Beaches MLS
• 2024-12-18 Rental Removed $2,500 GFLMLS
• 2024-12-08 Pending — Beaches MLS
• 2024-10-09 Listed for Rent $2,500 GFLMLS
• 2024-10-08 Listing Removed — Beaches MLS
• 2024-10-08 Listed $169,900 Beaches MLS
• 2024-09-23 Relisted — Beaches MLS
• 2024-09-08 Contingent — Beaches MLS
• 2024-07-30 Price Changed $169,000 Beaches MLS
• 2024-06-03 Listed $189,000 Beaches MLS
• 2024-05-29 Listing Removed — MCRTC
• 2024-05-29 Listing Removed — Beaches MLS
• 2024-05-13 Price Changed $189,000 Beaches MLS
• 2024-05-13 Price Changed $189,000 MCRTC
• 2024-05-02 Price Changed $199,000 Beaches MLS
• 2024-05-02 Price Changed $199,000 MCRTC
• 2024-04-09 Price Changed $209,000 Beaches MLS
• 2024-04-09 Price Changed $209,000 MCRTC
• 2024-02-25 Price Changed $249,000 Beaches MLS
• 2024-02-25 Price Changed $249,000 MCRTC
• 2024-01-30 Listed $274,500 Beaches MLS
• 2024-01-22 Price Changed $274,500 MCRTC
• 2023-11-26 Listed $299,500 MCRTC
• 2023-03-08 Listing Removed — Beaches MLS
• 2022-09-07 Price Changed $229,000 Beaches MLS
• 2022-09-07 Listed $229,900 Beaches MLS
• 2003-12-08 Sold (Public Records) $8,500,000 Public Records

Property tax history

+16.1%/yr

Latest (2025): $3,900 · +7.8% YoY. Source: county tax records.