8 Brisa Ln · River Park, FL 34952

$45,000

2 bd · 2.0 ba · 1,020 sqft · Manufactured · 111 Days on market

Built 1979 Est $33k · 38% over $753/mo HOA · 40% of rent ↓ 38% since listing

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Why this score? — see what drove the D- 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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Totally remodeled home, you do not want to miss out on! Starting with the kitchen, updated countertops, with quality, white, soft closing cabinets all which have just been installed, new appliances to go with it, stove is 2 yrs old but as good as new. Both bathrooms have been remodeled and both have walk-in showers, new vanities and new floors all the way throughout. Florida room addition to the front of the home brings so much natural light and brightness into the house. Located on a cul-de- sac super quiet area , yet short distance to shopping , restaurants, bus stops, banks & the everyday needs. Roof was resealed 3 yrs ago. Ac is 4 yrs new, new water heater, large outside storage shed that could be used as a workshop. If you are looking for a cozy, quaint home this is it! 55+ community included in your monthly fee a private golf course, 2 swimming pools, pickleball, tennis, gym, bocce, shuffleboard, grass cutting and trash removal and so much more! call for your showing! No HOA fees just Land Lease of just $717.22 a month!

Key facts

• Pickleball
• Florida room
• Two pools

Tags

• REDESIGNED KITCHEN
• MODERN WALK-IN SHOWERS
• FLORIDA ROOM
• PRIVATE GOLF COURSE
• TWO POOLS
• PICKLEBALL

Property features AI

Finance

• HOA & community: Association with monthly fee; Association amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis, pickleball, shuffleboard, bocce ball, billiard room, community room, workshop area, golf course; Senior community; Pets allowed with possible size limits and restrictions

Exterior

• Parking: Attached carport; Carport
• Security: Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Water available; Sewer available
• Home design: Manufactured home; Single-story; Resale; Faces south
• Construction: Modular construction; Living area approximately 1,020; Building area approximately 1,150
• Exterior features: Patio; Zero lot line

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Kitchen island; Unfurnished
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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: amenities F, employment F, health & safety D-.
• 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); 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); 639 active listings in the ZIP; 17 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 37% 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $9k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• 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 $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 4.22% ✓
• Cap rate: 17.95%
• Cash-on-cash: 41.63%
• DSCR: 2.85
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $32,640
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Nuestra Calle Ln	0.12mi	2/2.0	984 (-4%)	6mo	$26,000	$26	84
1 Quintana Roo Ct	0.45mi	2/2.0	1,000 (-2%)	12mo	$18,000	$18	65
37 El Camino Real	0.72mi	2/2.0	984 (-4%)	1mo	$15,000	$15	59
8471 Florence Dr	0.66mi	2/2.0	966 (-5%)	6mo	$110,000	$114	55
541 Natalie Dr	0.63mi	2/2.0	1,032 (+1%)	22mo	$85,000	$82	51
7 Reforma Ln	0.36mi	2/2.0	1,150 (+13%)	20mo	$37,000	$32	46

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: 36.3%
• Equity multiple: 2.51×
• Total profit: $18,993
• Equity at exit: $6,710

10-year hold

• IRR: 42.1%
• Equity multiple: 4.66×
• Total profit: $46,178
• Equity at exit: $3,891

Cash invested: $12,600 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$753
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $437

Break-even live

Break-even rent $1,347

Max offer price $45,000

Occupancy floor 72%

Sensitivity live

Price	-10% $468	-5% $453	+0% $437	+5% $422	+10% $406
Rent	-10% $287	-5% $362	+0% $437	+5% $512	+10% $587
Rate	-1.0pp $460	-0.5pp $449	base $437	+0.5pp $425	+1.0pp $414

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	0.69mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	14d	16	0.73mi
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	24d	1	0.91mi
13 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,375	$1.72	24d	1	0.95mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	24d	1	0.99mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	24d	1	0.99mi
8 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,500	$1.88	24d	1	1.01mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	24d	1	1.02mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	22d	1	1.07mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	24d	1	1.08mi
28 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,600	$2.00	24d	1	1.10mi
30 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,300	$1.62	24d	1	1.10mi
2 Lake Vista Trl #107 Port Saint Lucie, FL	2.0	2.0	1170	$1,850	$1.58	24d	1	1.11mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	14d	15	1.12mi
1 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,800	$1.54	24d	1	1.15mi
336 SE Tranquilla Ave Port Saint Lucie, FL	3.0	3.0	1412	$2,700	$1.91	14d	1	1.24mi
650 SE Evergreen Ter Port Saint Lucie, FL	2.0	2.0	974	$2,095	$2.15	14d	1	1.41mi

HOA detail

• Monthly dues: $753 · $9,036/yr
• Likely covers: watertrashpoolgym

Listing history 30 events

1. 2026-06-18
   days on market $45,000 Active 111 DOM
2. 2026-06-17
   days on market $45,000 Active 110 DOM
3. 2026-06-16
   days on market $45,000 Active 109 DOM
4. 2026-06-15
   days on market $45,000 Active 108 DOM
5. 2026-06-14
   days on market $45,000 Active 106 DOM
6. 2026-06-13
   days on market $45,000 Active 105 DOM
7. 2026-06-10
   days on market $45,000 Active 103 DOM
8. 2026-06-09
   days on market $45,000 Active 102 DOM
9. 2026-06-08
   days on market $45,000 Active 101 DOM
10. 2026-06-07
    days on market $45,000 Active 100 DOM
11. 2026-06-05
    days on market $45,000 Active 97 DOM
12. 2026-06-03
    days on market $45,000 Active 96 DOM
13. 2026-06-02
    days on market $45,000 Active 95 DOM
14. 2026-06-01
    days on market $45,000 Active 94 DOM
15. 2026-05-31
    days on market $45,000 Active 93 DOM
16. 2026-05-30
    days on market $45,000 Active 92 DOM
17. 2026-04-15
    price $45,000
18. 2026-03-27
    price $49,900
19. 2026-02-27
    listed $54,000 Active
20. 2025-12-02
    historical
21. 2025-11-02
    price $56,000
22. 2025-07-16
    price $59,000
23. 2025-06-24
    price $62,000
24. 2025-06-14
    price $64,000
25. 2025-06-04
    listed $68,000 Active
26. 2024-08-13
    soldstatus $64,900 Closed 1046-char remark

    Show marketing remark (1046 chars)

    Totally remodeled home, you do not want to miss out on! Starting with the kitchen, updated countertops, with quality, white, soft closing cabinets all which have just been installed, new appliances to go with it, stove is 2 yrs old but as good as new. Both bathrooms have been remodeled and both have walk-in showers, new vanities and new floors all the way throughout. Florida room addition to the front of the home brings so much natural light and brightness into the house. Located on a cul-de- sac super quiet area , yet short distance to shopping , restaurants, bus stops, banks & the everyday needs. Roof was resealed 3 yrs ago. Ac is 4 yrs new, new water heater, large outside storage shed that could be used as a workshop. If you are looking for a cozy, quaint home this is it! 55+ community included in your monthly fee a private golf course, 2 swimming pools, pickleball, tennis, gym, bocce, shuffleboard, grass cutting and trash removal and so much more! call for your showing! No HOA fees just Land Lease of just $717.22 a month!

27. 2024-08-12
    historical Active Under Contract 1046-char remark

    Show marketing remark (1046 chars)

    Totally remodeled home, you do not want to miss out on! Starting with the kitchen, updated countertops, with quality, white, soft closing cabinets all which have just been installed, new appliances to go with it, stove is 2 yrs old but as good as new. Both bathrooms have been remodeled and both have walk-in showers, new vanities and new floors all the way throughout. Florida room addition to the front of the home brings so much natural light and brightness into the house. Located on a cul-de- sac super quiet area , yet short distance to shopping , restaurants, bus stops, banks & the everyday needs. Roof was resealed 3 yrs ago. Ac is 4 yrs new, new water heater, large outside storage shed that could be used as a workshop. If you are looking for a cozy, quaint home this is it! 55+ community included in your monthly fee a private golf course, 2 swimming pools, pickleball, tennis, gym, bocce, shuffleboard, grass cutting and trash removal and so much more! call for your showing! No HOA fees just Land Lease of just $717.22 a month!

28. 2024-06-07
    price $64,900 1046-char remark

    Show marketing remark (1046 chars)

    Totally remodeled home, you do not want to miss out on! Starting with the kitchen, updated countertops, with quality, white, soft closing cabinets all which have just been installed, new appliances to go with it, stove is 2 yrs old but as good as new. Both bathrooms have been remodeled and both have walk-in showers, new vanities and new floors all the way throughout. Florida room addition to the front of the home brings so much natural light and brightness into the house. Located on a cul-de- sac super quiet area , yet short distance to shopping , restaurants, bus stops, banks & the everyday needs. Roof was resealed 3 yrs ago. Ac is 4 yrs new, new water heater, large outside storage shed that could be used as a workshop. If you are looking for a cozy, quaint home this is it! 55+ community included in your monthly fee a private golf course, 2 swimming pools, pickleball, tennis, gym, bocce, shuffleboard, grass cutting and trash removal and so much more! call for your showing! No HOA fees just Land Lease of just $717.22 a month!

29. 2024-02-07
    price $69,900 1046-char remark

    Show marketing remark (1046 chars)

    Totally remodeled home, you do not want to miss out on! Starting with the kitchen, updated countertops, with quality, white, soft closing cabinets all which have just been installed, new appliances to go with it, stove is 2 yrs old but as good as new. Both bathrooms have been remodeled and both have walk-in showers, new vanities and new floors all the way throughout. Florida room addition to the front of the home brings so much natural light and brightness into the house. Located on a cul-de- sac super quiet area , yet short distance to shopping , restaurants, bus stops, banks & the everyday needs. Roof was resealed 3 yrs ago. Ac is 4 yrs new, new water heater, large outside storage shed that could be used as a workshop. If you are looking for a cozy, quaint home this is it! 55+ community included in your monthly fee a private golf course, 2 swimming pools, pickleball, tennis, gym, bocce, shuffleboard, grass cutting and trash removal and so much more! call for your showing! No HOA fees just Land Lease of just $717.22 a month!

30. 2024-01-28
    listed $73,000 Active 1046-char remark

    Show marketing remark (1046 chars)

    Totally remodeled home, you do not want to miss out on! Starting with the kitchen, updated countertops, with quality, white, soft closing cabinets all which have just been installed, new appliances to go with it, stove is 2 yrs old but as good as new. Both bathrooms have been remodeled and both have walk-in showers, new vanities and new floors all the way throughout. Florida room addition to the front of the home brings so much natural light and brightness into the house. Located on a cul-de- sac super quiet area , yet short distance to shopping , restaurants, bus stops, banks & the everyday needs. Roof was resealed 3 yrs ago. Ac is 4 yrs new, new water heater, large outside storage shed that could be used as a workshop. If you are looking for a cozy, quaint home this is it! 55+ community included in your monthly fee a private golf course, 2 swimming pools, pickleball, tennis, gym, bocce, shuffleboard, grass cutting and trash removal and so much more! call for your showing! No HOA fees just Land Lease of just $717.22 a 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: $22,801
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$9,036
• − Depreciation: −$1,309
• Taxable income: $5,387
• Est. tax owed @ 24.0%: −$1,293
• After-tax cash flow: $3,952/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

-38.4% since first listed

14 events — show timeline

• 2026-04-15 Price Changed $45,000 Beaches MLS
• 2026-03-27 Price Changed $49,900 Beaches MLS
• 2026-02-27 Listed $54,000 Beaches MLS
• 2025-12-02 Listing Removed — Beaches MLS
• 2025-11-02 Price Changed $56,000 Beaches MLS
• 2025-07-16 Price Changed $59,000 Beaches MLS
• 2025-06-24 Price Changed $62,000 Beaches MLS
• 2025-06-14 Price Changed $64,000 Beaches MLS
• 2025-06-04 Listed $68,000 Beaches MLS
• 2024-08-13 Sold (MLS) $64,900 Beaches MLS
• 2024-08-12 Contingent — Beaches MLS
• 2024-06-07 Price Changed $64,900 Beaches MLS
• 2024-02-07 Price Changed $69,900 Beaches MLS
• 2024-01-28 Listed $73,000 Beaches MLS