179 SE Soneto Ct · River Park, FL 34983

$229,995

3 bd · 1.5 ba · 1,434 sqft · SingleFamily public records · 7 Days on market

Built 1966 10,454 sqft lot Est $303k · 24% under

---

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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.2/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE AND CLEAN 3 BEDROOM 2 BATH HOME IN RIVER PARK; FAMILY ROOM, CARPET IN GREAT CONDITION; NICE YARD; AIR HANDLER NEW IN LAST 2 YRS; THIS IS A GREAT HOME FOR A FAMILY. EASY TO SHOW; ON SUPRA.

Key facts

• Florida room
• Outdoor living
• 0.24 acre lot

Tags

• FLORIDA ROOM
• OUTDOOR LIVING
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Building area reported as 1,969 (source: public records)

Exterior

• Parking: Attached carport (1 covered space); Driveway
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Single-family residence; One story; Resale property; Faces south
• Construction: Stucco and concrete block (CBS) construction; Shingle roof
• Exterior features: Storage structure; City street frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Wall/window cooling units
• Interior features: Bedroom layout is stacked; Partially furnished
• Laundry & utility: Laundry room on the main level with washer and electric dryer hookups (inside)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Cap rate 8.0% vs local median 6.3% in River Park — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+1.5%/yr); 358 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 41% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 27y 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 $62k; list at $230k implies a 268% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,995

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.12% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $302,574
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 SW Lakehurst Dr	0.33mi	3/2.0	1,442 (+1%)	8mo	$290,000	$201	75
109 SE Lucero Dr	0.17mi	3/2.0	1,256 (-12%)	6mo	$265,000	$211	64
1155 SW Hutchins St	0.63mi	3/2.0	1,408 (-2%)	3mo	$380,000	$270	63
162 SW Ewing Ave	0.68mi	3/2.0	1,494 (+4%)	3mo	$250,000	$167	57
236 SE Prima Vista Blvd SE	0.53mi	3/2.0	1,557 (+9%)	4mo	$310,000	$199	56
208 SE Verada Ave	0.29mi	3/2.0	1,648 (+15%)	8mo	$325,000	$197	53
385 SW Violet Ave	0.65mi	3/2.0	1,334 (-7%)	11mo	$300,500	$225	47
313 SE Husted Ter	0.54mi	3/2.0	1,608 (+12%)	12mo	$365,000	$227	42
175 SE Floresta Dr	0.67mi	3/2.0	1,257 (-12%)	6mo	$260,000	$207	41
159 NE Lobster Rd	0.57mi	4/3.0 (+1)	1,602 (+12%)	8mo	$275,000	$172	36
1174 SW Hutchins St	0.69mi	3/3.0	1,248 (-13%)	8mo	$335,000	$268	33
543 SE Calmoso Dr	0.70mi	2/2.0 (-1)	1,218 (-15%)	4mo	$296,500	$243	32

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 · 1.53% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.69×
• Total profit: $-20,180
• Equity at exit: $34,293

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-5,360
• Equity at exit: $19,886

Cash invested: $64,399 (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 34983

• Home prices YoY: -33.9%
• Rents YoY: 1.5%
• Active inventory: 358
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,568 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$401 /mo · $4,816/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $325

Break-even live

Break-even rent $2,156

Max offer price $229,995

Occupancy floor 82%

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: $57,499
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 SE Castana Ct Port Saint Lucie, FL	3.0	2.0	1382	$2,500	$1.81	23d	1	0.19mi
107 SE Lucero Dr Port Saint Lucie, FL	3.0	2.0	1326	$2,150	$1.62	21d	1	0.19mi
154 SE Selva Ct Port Saint Lucie, FL	3.0	2.0	1503	$3,000	$2.00	23d	1	0.21mi
738 SW Ravenswood Ln Port St Lucie, FL	2.0	2.0	894	$2,100	$2.35	21d	1	0.26mi
642 SW Bolin Ct Port Saint Lucie, FL	3.0	2.0	1166	$2,150	$1.84	21d	1	0.34mi
116 Prima Vista Blvd Unit A Port St. Lucie, FL	3.0	1.0	1314	$2,600	$1.98	23d	1	0.37mi
160 SE Duxbury Ave Port Saint Lucie, FL	2.0	2.5	1521	$2,700	$1.78	23d	1	0.40mi
121 SE Juper Ave Port Saint Lucie, FL	2.0	2.0	1450	$2,500	$1.72	23d	1	0.48mi
213 NE Prima Vista Blvd Port Saint Lucie, FL	2.0	1.0	1012	$2,000	$1.98	23d	1	0.51mi
216 NE Mainsail St Port Saint Lucie, FL	3.0	2.0	1516	$2,550	$1.68	21d	1	0.70mi
336 SE Tranquilla Ave Port Saint Lucie, FL	3.0	3.0	1412	$2,700	$1.91	13d	1	0.72mi
160 NE Bracken Rd Port Saint Lucie, FL	3.0	2.0	1166	$2,200	$1.89	21d	1	0.74mi
160 NE Bracken Rd Port Saint Lucie, FL	3.0	2.0	1166	$2,200	$1.89	23d	1	0.74mi
351 SW Buswell Ave Port Saint Lucie, FL	2.0	2.0	1234	$2,200	$1.78	13d	1	0.75mi
201 NE Midfield Ln Port Saint Lucie, FL	2.0	2.0	1389	$2,500	$1.80	23d	1	0.79mi
456 SW Prado Ave Port Saint Lucie, FL	3.0	2.0	1376	$2,100	$1.53	13d	1	0.83mi
1189 SW Broadview St Port Saint Lucie, FL	2.0	2.0	988	$2,200	$2.23	13d	1	0.88mi
173 SE Fallon Dr Port Saint Lucie, FL	3.0	2.0	1281	$2,400	$1.87	13d	1	0.89mi
400 NW Prima Vista Blvd Port St Lucie, FL	2.0	2.0	1566	$2,300	$1.47	23d	1	0.91mi
632 SW Granadeer St Port Saint Lucie, FL	3.0	2.0	1618	$2,495	$1.54	13d	1	0.94mi
1382 SE Sandia Dr Port Saint Lucie, FL	2.0	1.0	945	$1,000	$1.06	23d	1	0.95mi
507 NW Billiar Ave Port St Lucie, FL	3.0	2.0	1249	$2,350	$1.88	21d	1	0.97mi
532 SW Buswell Ave Port Saint Lucie, FL	4.0	2.5	1629	$2,750	$1.69	23d	1	1.00mi
554 SW Lakehurst Dr Port Saint Lucie, FL	3.0	2.0	1054	$2,100	$1.99	13d	1	1.01mi
1521 SE Ladner St Port Saint Lucie, FL	4.0	2.0	1844	$1,400	$0.76	23d	1	1.08mi
326 SW Ray Ave Port Saint Lucie, FL	3.0	2.0	1350	$2,400	$1.78	23d	1	1.09mi
326 SW Ray Ave Port Saint Lucie, FL	3.0	2.0	1350	$2,350	$1.74	21d	1	1.09mi
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	23d	1	1.11mi
385 NW Broadview St Port Saint Lucie, FL	2.0	2.0	1500	$2,300	$1.53	23d	1	1.12mi
325 NW Ferris Dr Port Saint Lucie, FL	2.0	2.0	1100	$1,900	$1.73	13d	1	1.14mi
650 SE Evergreen Ter Port Saint Lucie, FL	2.0	2.0	974	$2,095	$2.15	13d	1	1.15mi
149 SW Fairview Ave Port Saint Lucie, FL	3.0	2.0	1574	$2,550	$1.62	23d	1	1.16mi
365 NW Hibiscus St Port Saint Lucie, FL	4.0	2.0	1714	$4,000	$2.33	23d	1	1.20mi
385 SW Fairway Ave Port Saint Lucie, FL	3.0	2.0	1440	$2,800	$1.94	23d	1	1.25mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	23d	1	1.28mi
562 SE Walters Ter Port Saint Lucie, FL	3.0	2.0	1833	$2,700	$1.47	13d	1	1.36mi
134 NW Peach St Port Saint Lucie, FL	3.0	2.0	1862	$2,050	$1.10	13d	1	1.45mi

Listing history 7 events

1. 2026-06-18
   days on market $229,995 Active 7 DOM
2. 2026-06-17
   days on market $229,995 Active 6 DOM
3. 2026-06-16
   pricedays on market $229,995 Active 5 DOM
4. 2026-06-15
   days on market $239,995 Active 4 DOM
5. 2026-06-14
   days on market $239,995 Active 2 DOM
6. 2026-06-13
   remarks 649-char remark
7. 2026-06-13
   listed $239,995 Active 1 DOM

ⓘ 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: $4,816 · $401/mo
• Projected year-2 tax: $4,816 · $401/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 1/10 Low
• 🌡 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: $30,815
• − Mortgage interest: −$12,883
• − Property taxes: −$4,816
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,465
• − Management: −$2,465
• − Depreciation: −$6,691
• Taxable income: $345
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $3,822/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

• Census place: River Park, FL
• County: Saint Lucie County · 337,150 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 49,001
• Household income: $75,489
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 843.0

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 0.65)
• Race & ethnicity: White 51% Hispanic / Latino 23% Black 18% Two or more races 13% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Cuban 3%
• Common ancestry: Hispanic 3% Romanian 2% Italian 1%
• Foreign-born: 19% · Canada, Guatemala, Jamaica
• Languages at home: 74% English-only · Spanish 15% French/Haitian/Cajun 4% Other Indo-European 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: ▼ -209.28%
• Current HPI: 407.6341
• Rent YoY: ▲ 1.53%
• 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

+381.0% since first listed

6 events — show timeline

• 2026-06-10 Listed $239,995 Beaches MLS
• 1999-08-12 Sold (Public Records) $62,500 Public Records
• 1999-08-06 Sold (MLS) $62,500 Beaches MLS
• 1999-06-16 Listing Removed — Beaches MLS
• 1999-04-02 Listed $62,500 Beaches MLS
• 1981-05-01 Sold (Public Records) $49,900 Public Records

Property tax history

+21.1%/yr

Latest (2025): $4,816 · +446.8% YoY. Source: county tax records.