260 Camino Del Rio · River Park, FL 34952

$79,900

2 bd · 2.0 ba · 1,328 sqft · Manufactured · 139 Days on market

Built 1978

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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
• 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

55 Plus Community 2 bed room 2 bath in good condition CALL Spanish Lakes 772-878-2575 For Park Approval Call Spanish Lakes 772-878-5513 For questions about Land Lease. Land Lease approx $620 per month

Key facts

• Metal roof
• Pool
• New bathrooms

Tags

• STATE OF THE ART KITCHEN
• NEW BATHROOMS
• METAL ROOF
• HURRICANE IMPACT WINDOWS
• BOAT RAMP
• POOL

Property features AI

Finance

• Other: Located west of US-1; Not on waterfront; Part of a senior community
• Financial info: Pets allowed (pet restrictions possible)
• HOA & community: Has association; Association amenities include: clubhouse, pool, fitness center, game room, library, community room, cafe/restaurant, billiard room, boating access, golf, shuffleboard, bocce ball, pickleball courts

Exterior

• Parking: Attached carport with 2 covered carport spaces; 3 open parking spaces
• Security: Smoke detectors; Security patrol
• Utilities: Three-phase electric; Water available
• Home design: Manufactured home; Multi/split levels; 1 story; Lives facing east
• Construction: Modular construction; Metal roof; Aluminum skirting; Built by Wynne Building Corporation (model HOMI); Mobile dimensions approximately 58' x 22'
• Exterior features: Screened patio; Patio; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Walk-in closets; Unfurnished
• Laundry & utility: Laundry inside with washer and dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.3% 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; 15 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 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $80k implies a 357% 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.56% ✓
• Cap rate: 22.27%
• Cash-on-cash: 57.05%
• DSCR: 3.54
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $42,496
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Yolanda Ln	0.13mi	2/2.0	1,280 (-4%)	5mo	$39,000	$30	84
38 Alta Loma	0.29mi	2/2.0	1,433 (+8%)	5mo	$180,000	$126	69
2 Quintana Roo Ln	0.37mi	2/2.0	1,350 (+2%)	21mo	$32,000	$24	63
45 Mediterranean Blvd W	0.20mi	2/2.0	1,200 (-10%)	24mo	$38,000	$32	55
501 La Buona Vita Dr	0.71mi	2/2.0	1,289 (-3%)	9mo	$132,000	$102	55
8 S Alhambra Ln	0.44mi	3/2.0 (+1)	1,400 (+5%)	14mo	$100,000	$71	54
23 San Pablo Ln	0.45mi	2/2.0	1,200 (-10%)	13mo	$37,000	$31	52
560 Natalie Dr	0.58mi	2/2.0	1,248 (-6%)	18mo	$162,800	$130	48
7 Reforma Ln	0.41mi	2/2.0	1,150 (-13%)	20mo	$37,000	$32	42

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: 54.3%
• Equity multiple: 3.35×
• Total profit: $52,620
• Equity at exit: $11,913

10-year hold

• IRR: 59.0%
• Equity multiple: 6.56×
• Total profit: $124,338
• Equity at exit: $6,908

Cash invested: $22,372 (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: 3.3×

Monthly cashflow live

• Estimated rent: $2,045 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $1,064

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 43%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	14d	1	0.75mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	14d	16	0.80mi
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	23d	1	0.86mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	23d	1	1.02mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	23d	1	1.05mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	23d	1	1.06mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	14d	15	1.08mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	23d	1	1.09mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	21d	1	1.14mi
400 NW Prima Vista Blvd Port St Lucie, FL	2.0	2.0	1566	$2,300	$1.47	23d	1	1.14mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	23d	1	1.15mi
2 Lake Vista Trl #107 Port Saint Lucie, FL	2.0	2.0	1170	$1,850	$1.58	23d	1	1.18mi
1 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,800	$1.54	23d	1	1.21mi
336 SE Tranquilla Ave Port Saint Lucie, FL	3.0	3.0	1412	$2,700	$1.91	14d	1	1.23mi
650 SE Evergreen Ter Port Saint Lucie, FL	2.0	2.0	974	$2,095	$2.15	14d	1	1.35mi

Listing history 22 events

1. 2026-06-18
   days on market $79,900 Active 139 DOM
2. 2026-06-17
   days on market $79,900 Active 138 DOM
3. 2026-06-16
   days on market $79,900 Active 137 DOM
4. 2026-06-15
   days on market $79,900 Active 136 DOM
5. 2026-06-14
   days on market $79,900 Active 134 DOM
6. 2026-06-13
   days on market $79,900 Active 133 DOM
7. 2026-06-10
   days on market $79,900 Active 131 DOM
8. 2026-06-09
   days on market $79,900 Active 130 DOM
9. 2026-06-08
   days on market $79,900 Active 129 DOM
10. 2026-06-07
    days on market $79,900 Active 128 DOM
11. 2026-06-05
    days on market $79,900 Active 125 DOM
12. 2026-06-03
    days on market $79,900 Active 124 DOM
13. 2026-06-02
    days on market $79,900 Active 123 DOM
14. 2026-06-01
    days on market $79,900 Active 122 DOM
15. 2026-05-31
    days on market $79,900 Active 121 DOM
16. 2026-05-30
    days on market $79,900 Active 120 DOM
17. 2026-05-20
    price $79,900
18. 2026-03-19
    price $84,990
19. 2026-01-30
    listed $89,990 Active
20. 2021-05-21
    soldstatus $17,500 Closed 200-char remark

    Show marketing remark (200 chars)

    55 Plus Community 2 bed room 2 bath in good condition CALL Spanish Lakes 772-878-2575 For Park Approval Call Spanish Lakes 772-878-5513 For questions about Land Lease. Land Lease approx $620 per month

21. 2021-04-23
    status Pending 200-char remark

    Show marketing remark (200 chars)

    55 Plus Community 2 bed room 2 bath in good condition CALL Spanish Lakes 772-878-2575 For Park Approval Call Spanish Lakes 772-878-5513 For questions about Land Lease. Land Lease approx $620 per month

22. 2021-04-21
    listed $20,000 Active 200-char remark

    Show marketing remark (200 chars)

    55 Plus Community 2 bed room 2 bath in good condition CALL Spanish Lakes 772-878-2575 For Park Approval Call Spanish Lakes 772-878-5513 For questions about Land Lease. Land Lease approx $620 per month

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $24,542
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$2,324
• Taxable income: $12,217
• Est. tax owed @ 24.0%: −$2,932
• After-tax cash flow: $9,830/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): 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

+299.5% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $79,900 Beaches MLS
• 2026-03-19 Price Changed $84,990 Beaches MLS
• 2026-01-30 Listed $89,990 Beaches MLS
• 2021-05-21 Sold (MLS) $17,500 MCRTC
• 2021-04-23 Pending — MCRTC
• 2021-04-21 Listed $20,000 MCRTC