8125 Meadowlark Ln · Port St. Lucie, FL 34952

$112,700

2 bd · 2.0 ba · 1,509 sqft · Manufactured public records · 121 Days on market

Built 2000 5,700 sqft lot Est $152k · 26% under $325/mo HOA · 16% of rent

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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 +29.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

LOCATION LOCATION. One of the best water views in the community. PLUS walking distance to the Clubhouse. LAND LEASE PROPERTY. Current owner pays $586.80 but new owner will pay higher. Probably $632. Lovely 2 bedroom, 2 bath manufactured home in Savanna Club. Home has water in the back and on the side - no home next to them on the left! Nice screened porch overlooking all of the water. Roof was replaced in 2018. Water heater was replaced in 2019. New A/C in 2018. New dishwasher and refrigerator. Driveway was just painted. Master bedroom has a large walk in closet. Master bath has soaking tub and two sinks. 2nd bedroom has walk in closet. Chandelier in dining room does NOT convey. Financing is available for this home.

Key facts

• New carpet
• Sunset water views
• Hurricane shutters

Tags

• WATERFRONT
• SUNSET WATER VIEWS
• NEW INTERIOR PAINT
• NEW CARPET
• NEW HICKORY LAMINATE FLOORING
• HURRICANE SHUTTERS

Property features AI

Finance

• Other: Pets allowed with possible restrictions and number limits
• Financial info: Land lease required, monthly amount $806 (lease until 2099)
• HOA & community: Community association with monthly fee; Association amenities include: clubhouse, pool, spa/hot tub, fitness center, tennis courts, pickleball courts, shuffleboard, bocce ball, basketball court, golf course, billiard/game room, cafe/restaurant, library, community room, manager on site, on-site management, recreation facilities; Association fee $325 monthly; Association fee covers cable TV, security, trash, common areas, and recreation facilities; Senior community

Exterior

• Parking: Attached carport; Carport with 2 covered spaces (3 total parking spaces)
• Security: Gated community (no guard); Security patrol
• Utilities: Public water; Public sewer; Three phase electric; Cable available
• Home design: Manufactured home; Single-story; Faces south; Resale condition
• Construction: Modular construction; Composition/shingle roof
• Exterior features: Open patio; Screened patio; Porch; Waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Cathedral ceilings; Vaulted ceilings; Kitchen island; Walk-in closets; Roman tub
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $113k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $113k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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); Southern Oaks Middle School (math 39% / reading 43%, grade F, #353 of 571 statewide, top 63%, 894 students, 76% 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); 645 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 40% 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 $779 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask has dropped $37k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% 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 $99,176 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.83% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.80%
• DSCR: 1.70
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $152,409
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7928 Meadowlark Ln	0.19mi	2/3.0	1,475 (-2%)	2mo	$65,000	$44	82
3700 Westchester Ct	0.24mi	2/2.0	1,480 (-2%)	8mo	$130,000	$88	79
3817 Sleepy Hollow Ln	0.22mi	2/2.0	1,390 (-8%)	4mo	$260,000	$187	73
3720 Pebble Bch	0.21mi	3/2.0 (+1)	1,608 (+7%)	3mo	$225,000	$140	72
7921 Meadowlark Ln	0.22mi	2/2.0	1,301 (-14%)	2mo	$115,000	$88	65
8394 Delphinium Ct	0.34mi	3/2.0 (+1)	1,392 (-8%)	4mo	$220,000	$158	63
3005 Approach Shot Way	0.39mi	2/2.0	1,333 (-12%)	3mo	$149,900	$112	60
7822 White Ibis Ln	0.51mi	3/2.0 (+1)	1,612 (+7%)	2mo	$115,000	$71	58
3115 Palm Warbler Ct	0.55mi	2/2.0	1,429 (-5%)	9mo	$140,000	$98	58
8526 Lidflower Ct	0.59mi	3/2.5 (+1)	1,404 (-7%)	6mo	$70,900	$50	48
7953 Horned Lark Cir	0.57mi	2/2.0	1,286 (-15%)	1mo	$130,000	$101	48
3776 Satinwood Ct	0.48mi	2/2.0	1,284 (-15%)	11mo	$175,000	$136	44

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $6,283
• Equity at exit: $16,804

10-year hold

• IRR: 13.4%
• Equity multiple: 2.01×
• Total profit: $31,865
• Equity at exit: $9,744

Cash invested: $31,556 (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: 645
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,058 high
• Mortgage (P&I): −$591
• Tax from tax record: −$247 /mo · $2,969/yr
• Insurance: −$47
• HOA: −$325
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $415

Break-even live

Break-even rent $1,532

Max offer price $112,700

Occupancy floor 75%

Sensitivity live

Price	-10% $479	-5% $447	+0% $415	+5% $384	+10% $352
Rent	-10% $253	-5% $334	+0% $415	+5% $497	+10% $578
Rate	-1.0pp $472	-0.5pp $444	base $415	+0.5pp $386	+1.0pp $357

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: $28,175
• Closing costs: $3,381
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	25d	1	0.43mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	25d	1	1.04mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	15d	1	1.07mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	15d	15	1.14mi
2183 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1550	$1,900	$1.23	15d	1	1.16mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	15d	1	1.19mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	15d	1	1.20mi
2082 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1524	$1,850	$1.21	25d	1	1.21mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	15d	6	1.27mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	15d	7	1.42mi

HOA detail

• Monthly dues: $325 · $3,900/yr
• Likely covers: water

Listing history 44 events

1. 2026-06-21
   days on market $112,700 Active 121 DOM
2. 2026-06-18
   days on market $112,700 Active 118 DOM
3. 2026-06-17
   days on market $112,700 Active 117 DOM
4. 2026-06-16
   days on market $112,700 Active 116 DOM
5. 2026-06-15
   days on market $112,700 Active 115 DOM
6. 2026-06-14
   days on market $112,700 Active 113 DOM
7. 2026-06-13
   days on market $112,700 Active 112 DOM
8. 2026-06-10
   days on market $112,700 Active 110 DOM
9. 2026-06-09
   days on market $112,700 Active 109 DOM
10. 2026-06-08
    days on market $112,700 Active 108 DOM
11. 2026-06-07
    days on market $112,700 Active 107 DOM
12. 2026-06-05
    days on market $112,700 Active 104 DOM
13. 2026-06-03
    days on market $112,700 Active 103 DOM
14. 2026-06-02
    days on market $112,700 Active 102 DOM
15. 2026-06-01
    days on market $112,700 Active 101 DOM
16. 2026-05-31
    days on market $112,700 Active 100 DOM
17. 2026-05-30
    days on market $112,700 Active 99 DOM
18. 2026-04-21
    price $112,700
19. 2026-03-13
    price $124,900
20. 2026-02-19
    listed $149,900 Active
21. 2021-04-19
    soldstatus $151,600
22. 2021-04-15
    soldstatus $112,000 Closed 726-char remark

    Show marketing remark (726 chars)

    LOCATION LOCATION. One of the best water views in the community. PLUS walking distance to the Clubhouse. LAND LEASE PROPERTY. Current owner pays $586.80 but new owner will pay higher. Probably $632. Lovely 2 bedroom, 2 bath manufactured home in Savanna Club. Home has water in the back and on the side - no home next to them on the left! Nice screened porch overlooking all of the water. Roof was replaced in 2018. Water heater was replaced in 2019. New A/C in 2018. New dishwasher and refrigerator. Driveway was just painted. Master bedroom has a large walk in closet. Master bath has soaking tub and two sinks. 2nd bedroom has walk in closet. Chandelier in dining room does NOT convey. Financing is available for this home.

23. 2021-03-30
    status Pending 726-char remark

    Show marketing remark (726 chars)

    LOCATION LOCATION. One of the best water views in the community. PLUS walking distance to the Clubhouse. LAND LEASE PROPERTY. Current owner pays $586.80 but new owner will pay higher. Probably $632. Lovely 2 bedroom, 2 bath manufactured home in Savanna Club. Home has water in the back and on the side - no home next to them on the left! Nice screened porch overlooking all of the water. Roof was replaced in 2018. Water heater was replaced in 2019. New A/C in 2018. New dishwasher and refrigerator. Driveway was just painted. Master bedroom has a large walk in closet. Master bath has soaking tub and two sinks. 2nd bedroom has walk in closet. Chandelier in dining room does NOT convey. Financing is available for this home.

24. 2021-02-21
    historical Contingent 726-char remark

    Show marketing remark (726 chars)

    LOCATION LOCATION. One of the best water views in the community. PLUS walking distance to the Clubhouse. LAND LEASE PROPERTY. Current owner pays $586.80 but new owner will pay higher. Probably $632. Lovely 2 bedroom, 2 bath manufactured home in Savanna Club. Home has water in the back and on the side - no home next to them on the left! Nice screened porch overlooking all of the water. Roof was replaced in 2018. Water heater was replaced in 2019. New A/C in 2018. New dishwasher and refrigerator. Driveway was just painted. Master bedroom has a large walk in closet. Master bath has soaking tub and two sinks. 2nd bedroom has walk in closet. Chandelier in dining room does NOT convey. Financing is available for this home.

25. 2020-10-29
    price $114,000 726-char remark

    Show marketing remark (726 chars)

    LOCATION LOCATION. One of the best water views in the community. PLUS walking distance to the Clubhouse. LAND LEASE PROPERTY. Current owner pays $586.80 but new owner will pay higher. Probably $632. Lovely 2 bedroom, 2 bath manufactured home in Savanna Club. Home has water in the back and on the side - no home next to them on the left! Nice screened porch overlooking all of the water. Roof was replaced in 2018. Water heater was replaced in 2019. New A/C in 2018. New dishwasher and refrigerator. Driveway was just painted. Master bedroom has a large walk in closet. Master bath has soaking tub and two sinks. 2nd bedroom has walk in closet. Chandelier in dining room does NOT convey. Financing is available for this home.

26. 2020-10-20
    listed $119,000 Active 726-char remark

    Show marketing remark (726 chars)

    LOCATION LOCATION. One of the best water views in the community. PLUS walking distance to the Clubhouse. LAND LEASE PROPERTY. Current owner pays $586.80 but new owner will pay higher. Probably $632. Lovely 2 bedroom, 2 bath manufactured home in Savanna Club. Home has water in the back and on the side - no home next to them on the left! Nice screened porch overlooking all of the water. Roof was replaced in 2018. Water heater was replaced in 2019. New A/C in 2018. New dishwasher and refrigerator. Driveway was just painted. Master bedroom has a large walk in closet. Master bath has soaking tub and two sinks. 2nd bedroom has walk in closet. Chandelier in dining room does NOT convey. Financing is available for this home.

27. 2020-03-09
    historical
28. 2020-02-17
    listed $112,000 Active
29. 2014-10-03
    historical
30. 2013-12-01
    historical
31. 2010-05-21
    soldstatus $67,500
32. 2010-05-20
    historical
33. 2009-12-18
    listed $67,500
34. 2009-08-27
    listed $67,500
35. 2008-05-01
    soldstatus $83,000
36. 2008-04-23
    soldstatus $51,000
37. 2008-02-25
    historical
38. 2007-01-27
    listed $68,900
39. 2006-06-02
    listed $129,900
40. 2006-05-30
    historical
41. 2005-12-22
    listed $99,800
42. 2005-12-19
    historical
43. 2005-07-01
    listed $111,900
44. 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: $2,969 · $247/mo
• Projected year-2 tax: $2,969 · $247/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: $24,696
• − Mortgage interest: −$6,313
• − Property taxes: −$2,969
• − Insurance: −$564
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − HOA: −$3,900
• − Depreciation: −$3,279
• Taxable income: $3,721
• Est. tax owed @ 24.0%: −$893
• After-tax cash flow: $4,093/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

-98.7% since first listed

27 events — show timeline

• 2026-04-21 Price Changed $112,700 Beaches MLS
• 2026-03-13 Price Changed $124,900 Beaches MLS
• 2026-02-19 Listed $149,900 Beaches MLS
• 2021-04-19 Sold (Public Records) $151,600 Public Records
• 2021-04-15 Sold (MLS) $112,000 Beaches MLS
• 2021-03-30 Pending — Beaches MLS
• 2021-02-21 Contingent — Beaches MLS
• 2020-10-29 Price Changed $114,000 Beaches MLS
• 2020-10-20 Listed $119,000 Beaches MLS
• 2020-03-09 Listing Removed — Beaches MLS
• 2020-02-17 Listed $112,000 Beaches MLS
• 2014-10-03 Listing Removed — Beaches MLS
• 2013-12-01 Listing Removed — Beaches MLS
• 2010-05-21 Sold (MLS) $67,500 Beaches MLS
• 2010-05-20 Listing Removed — Beaches MLS
• 2009-12-18 Listed $67,500 Beaches MLS
• 2009-08-27 Listed $67,500 Beaches MLS
• 2008-05-01 Sold (Public Records) $83,000 Public Records
• 2008-04-23 Sold (MLS) $51,000 Beaches MLS
• 2008-02-25 Listing Removed — Beaches MLS
• 2007-01-27 Listed $68,900 Beaches MLS
• 2006-06-02 Listed $129,900 Beaches MLS
• 2006-05-30 Listing Removed — Beaches MLS
• 2005-12-22 Listed $99,800 Beaches MLS
• 2005-12-19 Listing Removed — Beaches MLS
• 2005-07-01 Listed $111,900 Beaches MLS
• 2003-12-08 Sold (Public Records) $8,500,000 Public Records

Property tax history

+16.3%/yr

Latest (2025): $2,969 · -15.2% YoY. Source: county tax records.