366 Whippoorwill Cir · Fort Pierce, FL 34982

$109,900

3 bd · 2.0 ba · 1,352 sqft · Manufactured · 57 Days on market

Built 2022 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy the benefits of newer construction without the wait. This 2022 home has been lightly occupied and meticulously maintained. If you are looking for a practically brand new home that is affordable in today's market, here it is. Beautifully taken care of with great features. This highly sought after 3 bed, 2 bed double wide unit boasts a covered front porch, large carport and shed. Carport and shed are both add on features already in place for you. Just bring your belongings and enjoy Florida living. This home sits on a cul-de-sac and overlooks a small canal to the rear of the home. Close to the front gate and located near the club house for easy access. The community is situated close to

Key facts

• Parking
• Community pool
• Built 2022

Property features AI

Finance

• Other: Public paved road access; No waterfront (waterfront flag: Yes with 'None' features noted)
• Financial info: Land lease of $789 monthly (lease expires 2027-04-20); Pets allowed (pet restrictions possible)
• HOA & community: Association amenities include clubhouse, pool, fitness center, billiard room, picnic area, bocce ball, and putting green; Association fees paid monthly; fees include maintenance of grounds and common areas; Senior community

Exterior

• Parking: Attached carport (1 covered space); Driveway parking; Open parking; concrete
• Security: Smoke detectors; Gated community (no guard)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Phone available; Underground utilities
• Home design: Manufactured home (double wide, model: Clay); One story; Entry at level 1; Faces southeast; Resale condition; Accessible full bath and accessible hallways; central living area
• Construction: Vinyl siding; Modular construction; Shingle roof; Aluminum skirt; Mobile dimensions approximately 52' x 26'; Double wide body type; Mobile home remains on site
• Exterior features: Covered patio; Open porch; Patio; Porch; Shed(s); Landscaped lot; Cul-de-sac lot; Interior lot; Zero lot line

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Freezer
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Built-in features; Kitchen island; Walk-in closets; Blinds; Storm windows; Furnished negotiable
• Laundry & utility: Inside laundry room with washer and electric dryer hookups; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $797 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 3.7% in Fort Pierce — 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 76/100 on livability (#226 in FL, #3,360 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools D, amenities 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 fast (+7.4%/yr); 336 active listings in the ZIP; 27 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 44% of the median local income ($54k/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 $760 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 + 7.4% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($107k) 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 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.79% ✓
• Cap rate: 14.99%
• Cash-on-cash: 31.07%
• DSCR: 2.38
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $1,352
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Sandhill Blvd	0.13mi	2/2.0 (-1)	1,200 (-11%)	17mo	$1,000	$1	56

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 · 7.42% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 2.37×
• Total profit: $42,115
• Equity at exit: $16,386

10-year hold

• IRR: 40.4%
• Equity multiple: 5.66×
• Total profit: $143,274
• Equity at exit: $9,502

Cash invested: $30,772 (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 34982

• Home prices YoY: -33.4%
• Rents YoY: 7.4%
• Active inventory: 336
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,970 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $797

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 55%

Sensitivity live

Price	-10% $873	-5% $835	+0% $797	+5% $759	+10% $721
Rent	-10% $641	-5% $719	+0% $797	+5% $875	+10% $952
Rate	-1.0pp $852	-0.5pp $825	base $797	+0.5pp $768	+1.0pp $739

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3030 S US Highway 1 Fort Pierce, FL	3.0	2.0	1184	$1,774	$1.50	14d	1	0.08mi
3200 S US Highway 1 Fort Pierce, FL	2.0–3.0	1.0–2.0	1144	$1,945	$1.70	14d	1	0.23mi
1747 N Dovetail Dr Unit A Fort Pierce, FL	2.0	2.0	1286	$2,100	$1.63	24d	1	0.32mi
1739 N Dovetail Dr Fort Pierce, FL	2.0	2.0	1230	$1,750	$1.42	24d	1	0.33mi
1772 N Dovetail Dr Unit C Fort Pierce, FL	2.0	2.0	1230	$2,100	$1.71	24d	1	0.41mi
1804 Blue Heron Ln Unit C Fort Pierce, FL	2.0	2.0	1286	$1,900	$1.48	24d	1	0.41mi
1829 Sandhill Crane Dr Unit B2 Fort Pierce, FL	2.0	2.0	1334	$2,000	$1.50	24d	1	0.48mi
800 Kanner Dr Unit B Fort Pierce, FL	2.0	1.0	900	$1,550	$1.72	14d	1	0.53mi
2902 Oleander Blvd Fort Pierce, FL	3.0	2.0	1276	$2,700	$2.12	24d	1	0.55mi
2625 Heathcote Dr Unit 2623 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	24d	1	0.58mi
2625 Heathcote Dr Unit 2647 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	22d	1	0.58mi
2625 Heathcote Dr Unit 2631 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	14d	1	0.58mi
115 Maple Ave Fort Pierce, FL	3.0	1.0	1008	$1,999	$1.98	24d	1	0.63mi
802 N Lake Dr Unit B Fort Pierce, FL	2.0	1.0	1000	$1,550	$1.55	24d	1	0.66mi
916 Savannas Point Dr Fort Pierce, FL	2.0	2.0	1120	$2,100	$1.88	14d	1	0.75mi
928 Fra Mar Pl Fort Pierce, FL	3.0	1.0	1440	$2,000	$1.39	24d	1	0.93mi
1219 S Lakes End Dr Unit 2 Fort Pierce, FL	2.0	2.0	1186	$1,500	$1.26	14d	1	1.00mi
2050 Oleander Blvd Unit 703 Fort Pierce, FL	2.0	2.0	1014	$1,800	$1.78	24d	1	1.04mi
2302 Sunrise Blvd #201 Fort Pierce, FL	2.0	1.0	966	$1,500	$1.55	24d	1	1.14mi
2016 Golfview Ct Fort Pierce, FL	2.0	1.0	1055	$1,750	$1.66	24d	1	1.17mi
2016 S 10th St Unit A Fort Pierce, FL	2.0	2.5	1120	$1,595	$1.42	24d	1	1.21mi
2050 Oleander Blvd Fort Pierce, FL	1.0–2.0	1.0–2.0	833	$2,350	$2.82	24d	4	1.24mi
3343 Liberty Square Way #104 Fort Pierce, FL	3.0	2.5	1638	$2,300	$1.40	24d	1	1.29mi
2513 S 17th St #207 Fort Pierce, FL	2.0	2.0	1190	$1,600	$1.34	24d	1	1.38mi
2516 S 19th St #208 Fort Pierce, FL	2.0	2.0	1190	$1,700	$1.43	24d	1	1.40mi
2147 Sibley Ave Fort Pierce, FL	2.0	1.0	1568	$1,800	$1.15	24d	1	1.42mi
2101 Linda Sue Cir Fort Pierce, FL	2.0	1.5	1300	$1,750	$1.35	24d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $109,900 Active 57 DOM
2. 2026-06-17
   days on market $109,900 Active 56 DOM
3. 2026-06-16
   days on market $109,900 Active 55 DOM
4. 2026-06-15
   days on market $109,900 Active 54 DOM
5. 2026-06-14
   days on market $109,900 Active 52 DOM
6. 2026-06-13
   days on market $109,900 Active 51 DOM
7. 2026-06-10
   days on market $109,900 Active 49 DOM
8. 2026-06-09
   days on market $109,900 Active 48 DOM
9. 2026-06-08
   days on market $109,900 Active 47 DOM
10. 2026-06-07
    days on market $109,900 Active 46 DOM
11. 2026-06-05
    days on market $109,900 Active 43 DOM
12. 2026-06-03
    days on market $109,900 Active 42 DOM
13. 2026-06-02
    days on market $109,900 Active 41 DOM
14. 2026-06-01
    days on market $109,900 Active 40 DOM
15. 2026-05-31
    days on market $109,900 Active 39 DOM
16. 2026-05-30
    days on market $109,900 Active 38 DOM
17. 2026-04-20
    listed $109,900 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 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: $23,639
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$3,197
• Taxable income: $8,305
• Est. tax owed @ 24.0%: −$1,993
• After-tax cash flow: $7,567/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2022 manufactured home is in excellent condition with minimal maintenance required. It offers a great value for a practically brand new home in a desirable location.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property 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 — Fort Pierce

• Score: 76/100
• State rank: #226
• US rank: #3360

Category grades

Amenities F Commute A+ Cost of living A+ Crime D+ Employment F Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Pierce, FL
• County: Saint Lucie County · 337,150 people
• City population: 78,556
• Metro: Port St. Lucie, FL
• Population (ZIP): 31,143
• Household income: $54,082
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1086.0

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 22% Two or more races 12% Black 12%
• Hispanic origin (detail): Mexican 10% Puerto Rican 3% Cuban 3%
• Common ancestry: Italian 7% Hispanic 2% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% French/Haitian/Cajun 3%

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: ▼ -199.47%
• Current HPI: 397.2649
• Rent YoY: ▲ 7.42%
• 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

1 event — show timeline

• 2026-04-20 Listed $109,900 Beaches MLS