50 W Caribbean · Port St. Lucie, FL 34952

$91,900

2 bd · 2.0 ba · 1,640 sqft · Manufactured · 8 Days on market

Built 1979 Good condition Est $111k · 17% under · waterfront

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled, this stunning 2-bedroom, 2-bath home is nestled in a vibrant 55+ community. The modernized kitchen shines with new cabinets, quartz countertops, updated appliances, and a chic sink with a matching faucet. Both bathrooms are adorned with high-end designer fixtures, exuding luxury. Partially furnished, the home includes leather recliners, built-in cabinetry, bookshelves, elegant beds and dressers, spacious walk-in closets, and luxury vinyl plank flooring throughout. The Florida room boasts new window blinds, while the expansive side and back yards invite outdoor enjoyment. A massive storage area eliminates the need for an off-site unit, and the front of the home offers

Key facts

• Parking
• Built 1979
• Listed 8 days

Property features AI

Finance

• Financial info: Land lease present (monthly)
• HOA & community: Located in a senior community; Pets allowed with no restrictions

Exterior

• Parking: Attached carport (1 covered/carport space, total parking for 1)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Phone connected; Cable available; Underground utilities
• Home design: Manufactured home; One story; Resale condition; Faces north
• Construction: Metal siding; Built area approximately 1,640 (living area)
• Exterior features: Waterfront: Yes (no specific waterfront features listed); Shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Linoleum
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in closet(s)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $92k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $939 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Cap rate 18.5% 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: Manatee Academy K-8 (math 53% / reading 51%, grade C-, #990 of 2,144 statewide, top 48%, 1,664 students, 65% FRL); Southern Oaks Middle School (math 39% / reading 43%, grade F, #353 of 571 statewide, top 63%, 894 students, 76% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL).
• Market conditions: Rents rising (+1.9%/yr); 645 active listings in the ZIP; 17 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 39% 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 $635 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 $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,900

Questions for the listing agent

1. Built in 1979 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
4. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
5. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 2.17% ✓
• Cap rate: 18.55%
• Cash-on-cash: 43.77%
• DSCR: 2.95
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $110,700
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
172 W Carribean	0.55mi	2/2.0	1,650 (+1%)	8mo	$9,500	$6	66
110 W Caribbean	0.37mi	2/2.0	1,416 (-14%)	5mo	$77,500	$55	56
8522 Leadtree Ct	0.52mi	2/2.0	1,550 (-6%)	15mo	$245,000	$158	54
16 Nuevo Leon Rd	0.31mi	3/2.0 (+1)	1,500 (-8%)	19mo	$69,000	$46	51
29 San Marino Way	0.37mi	2/2.0	1,468 (-10%)	20mo	$22,000	$15	48
166 W West Caribbean	0.54mi	2/2.0	1,450 (-12%)	14mo	$38,000	$26	44
192 W Caribbean	0.63mi	2/2.0	1,416 (-14%)	6mo	$49,000	$35	43
8526 Lidflower Ct	0.50mi	3/2.5 (+1)	1,404 (-14%)	6mo	$70,900	$50	40
8483 Labelia Ct	0.64mi	2/2.0	1,456 (-11%)	16mo	$265,000	$182	38
188 W West Caribbean W	0.62mi	2/2.0	1,400 (-15%)	17mo	$106,000	$76	33

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: 39.5%
• Equity multiple: 2.66×
• Total profit: $42,774
• Equity at exit: $13,703

10-year hold

• IRR: 45.3%
• Equity multiple: 5.11×
• Total profit: $105,742
• Equity at exit: $7,946

Cash invested: $25,732 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,992 high
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,378/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $939

Break-even live

Break-even rent $804

Max offer price $91,900

Occupancy floor 48%

Sensitivity live

Price	-10% $1,002	-5% $970	+0% $939	+5% $907	+10% $875
Rent	-10% $781	-5% $860	+0% $939	+5% $1,017	+10% $1,096
Rate	-1.0pp $985	-0.5pp $962	base $939	+0.5pp $915	+1.0pp $891

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: $22,975
• Closing costs: $2,757
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	25d	1	0.15mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	16d	6	0.17mi
2082 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1524	$1,850	$1.21	25d	1	0.32mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	16d	1	0.35mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	16d	1	0.43mi
2183 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1550	$1,900	$1.23	16d	1	0.44mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	16d	7	0.48mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	16d	1	0.67mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	25d	1	0.74mi
1500 SE Tiffany Club Pl Port Saint Lucie, FL	1.0–3.0	1.0–2.0	895	$1,922	$2.15	16d	7	0.74mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	16d	15	0.95mi
1618 SE Elkhart Ter Port Saint Lucie, FL	3.0	2.0	1176	$2,200	$1.87	25d	1	1.07mi
2051 SE Hillmoor Dr Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1014	$2,539	$2.50	25d	15	1.25mi
1900 SE Hillmoor Dr Port Saint Lucie, FL	2.0–3.0	2.0–2.5	1182	$1,799	$1.52	16d	14	1.28mi
9905 S US Highway 1 Port Saint Lucie, FL	1.0–2.0	1.0–2.0	966	$2,239	$2.32	16d	15	1.31mi
2061 SE Glen Ridge Dr Port Saint Lucie, FL	2.0	2.5	1350	$1,925	$1.43	25d	1	1.33mi
301 SE Castle Ct Port St. Lucie, FL	2.0	2.5	1688	$2,900	$1.72	25d	1	1.34mi

Listing history 7 events

1. 2026-06-21
   days on market $91,900 Active 8 DOM
2. 2026-06-18
   days on market $91,900 Active 5 DOM
3. 2026-06-17
   days on market $91,900 Active 4 DOM
4. 2026-06-16
   days on market $91,900 Active 3 DOM
5. 2026-06-15
   days on market $91,900 Active 2 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $91,900 Active 1 DOM

ⓘ 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 · 22 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: $23,904
• − Mortgage interest: −$5,148
• − Property taxes: −$1,378
• − Insurance: −$460
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − Depreciation: −$2,673
• Taxable income: $10,420
• Est. tax owed @ 24.0%: −$2,501
• After-tax cash flow: $8,762/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 beautifully remodeled 2-bedroom, 2-bath home in a vibrant 55+ community is move-in ready with good condition and minimal repairs needed.

Value-add opportunities

• Both painting — fresh paint can enhance curb appeal and interior aesthetics
• Both landscaping — improved landscaping can increase curb appeal and property value
• Both window treatments — new window treatments can improve energy efficiency and aesthetics
• Resale kitchen appliances — upgrading appliances can attract more buyers
• Resale bathroom fixtures — upgrading fixtures can attract more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both painting — fresh paint can enhance curb appeal and interior aesthetics ↑
• Both landscaping — improved landscaping can increase curb appeal and property value ↑
• Both window treatments — new window treatments can improve energy efficiency and aesthetics ↑
• Resale kitchen appliances — upgrading appliances can attract more buyers ↑
• Resale bathroom fixtures — upgrading fixtures can attract more buyers ↑

ⓘ 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 — Port St. Lucie

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Port St. Lucie, FL
• 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

1 event — show timeline

• 2026-06-13 Listed $91,900 Beaches MLS