129 E Caribbean · Port St. Lucie, FL 34952

$42,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 99 Days on market

Built 1981 ↓ 16% 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
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Settle in here at 129 East Caribbean located in a great 55+ community with active and energetic residents. Lot's of golf, fishing, shopping, boating, music, churches, dining, theater, sports and car shows all you can do! This 2 bedroom split layout gives access to privacy when guest arrive with 2 separate baths and a large Florida room you'll have plenty of space. There is a good work room (can be a studio) and separate indoor laundry and storage. There is carpet clean without too much wear and the private suite in the master (NEW SUBFLOOR) does need finish with buyers choice. Outside your Florida room you'll enjoy hours of soaking up nature and cooking up a nice steak on the grill with the

Key facts

• Work room
• Landscaped
• Florida room

Tags

• FLORIDA ROOM
• WORK ROOM
• INDOOR LAUNDRY
• PRIVATE SUITE
• OPEN FIELD VIEW
• LANDSCAPED

Property features AI

Finance

• Other: Living area reported as 1,440; Mobile home length approx. 60' and width 24'; Resale condition; Water heater listed as a green energy-efficient feature
• Financial info: Land lease required: $997 monthly (lease expires 2026-03-01)
• HOA & community: Located in a senior community; Pets allowed (restrictions may apply)

Exterior

• Parking: 2 total parking spaces; Attached carport (1 covered carport space); Driveway with open parking space
• Security: Security patrol
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Manufactured (double wide) home; One-story; Entry off driveway; North-facing
• Construction: Double wide manufactured construction; Skirted; Roof over
• Exterior features: Open patio; Patio; Landscaped interior lot; Private paved road frontage; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile; Vinyl; Other
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans; Wall/window units
• Interior features: Split bedroom layout; Blinds and bay windows
• Laundry & utility: Indoor laundry room with washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $42k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $42k).
• Recommended offer: $38k (9.0% below list) — sets the bar for market timing.
• Cap rate 43.7% 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 D — 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.
• Market conditions: Rents rising (+1.9%/yr); 646 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $290 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 $12k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

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 $38,220 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 4.82% ✓
• Cap rate: 43.67%
• Cash-on-cash: 133.51%
• DSCR: 6.94
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $178,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 W Caribbean	0.38mi	2/2.0	1,416 (-2%)	5mo	$77,500	$55	75
10 Padre	0.29mi	2/2.0	1,280 (-11%)	4mo	$38,000	$30	65
8526 Lidflower Ct	0.40mi	3/2.5 (+1)	1,404 (-2%)	6mo	$70,900	$50	65
8394 Delphinium Ct	0.58mi	3/2.0 (+1)	1,392 (-3%)	4mo	$220,000	$158	60
192 W Caribbean	0.70mi	2/2.0	1,416 (-2%)	6mo	$49,000	$35	60
3700 Westchester Ct	0.69mi	2/2.0	1,480 (+3%)	8mo	$130,000	$88	57
8504 Gallberry Cir	0.41mi	2/2.0	1,264 (-12%)	4mo	$178,000	$141	57
3792 Satinwood Ct	0.51mi	2/2.0	1,238 (-14%)	8mo	$153,000	$124	46
2948 Fiddlewood Cir	0.74mi	2/2.0	1,280 (-11%)	1mo	$122,000	$95	46
3033 Satinleaf Ln	0.73mi	2/2.0	1,248 (-13%)	4mo	$195,000	$156	40
3720 Pebble Bch	0.75mi	3/2.0 (+1)	1,608 (+12%)	3mo	$225,000	$140	38
3801 Westchester Ct	0.70mi	2/2.0	1,225 (-15%)	7mo	$210,000	$171	37

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: —
• Equity multiple: 7.32×
• Total profit: $74,380
• Equity at exit: $6,262

10-year hold

• IRR: —
• Equity multiple: 14.90×
• Total profit: $163,459
• Equity at exit: $3,631

Cash invested: $11,760 (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: 646
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$220
• Tax est. 1.5%: −$52 /mo · $630/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $1,308

Break-even live

Break-even rent $367

Max offer price $42,000

Occupancy floor 30%

Sensitivity live

Price	-10% $1,337	-5% $1,323	+0% $1,308	+5% $1,294	+10% $1,279
Rent	-10% $1,149	-5% $1,228	+0% $1,308	+5% $1,388	+10% $1,468
Rate	-1.0pp $1,330	-0.5pp $1,319	base $1,308	+0.5pp $1,297	+1.0pp $1,286

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	24d	1	0.29mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	24d	1	0.29mi
2082 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1524	$1,850	$1.21	24d	1	0.32mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	15d	1	0.33mi
2183 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1550	$1,900	$1.23	15d	1	0.35mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	15d	1	0.37mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	15d	6	0.39mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	15d	1	0.50mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	24d	1	0.52mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	15d	7	0.70mi
1500 SE Tiffany Club Pl Port Saint Lucie, FL	1.0–3.0	1.0–2.0	895	$1,922	$2.15	15d	7	0.81mi
1520 SE Royal Green Cir Unit K-203 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	24d	1	1.01mi
1516 SE Royal Green Cir #202 Port St Lucie, FL	3.0	2.0	921	$2,100	$2.28	24d	1	1.01mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	15d	15	1.02mi
1455 SE Colchester Cir Port Saint Lucie, FL	2.0	2.0	921	$1,795	$1.95	15d	1	1.07mi
1537 SE Royal Green Cir Unit E204 Port St. Lucie, FL	2.0	2.0	886	$1,750	$1.98	15d	1	1.07mi
1548 SE Royal Green Cir Unit M-103 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	24d	1	1.12mi
1618 SE Elkhart Ter Port Saint Lucie, FL	3.0	2.0	1176	$2,200	$1.87	24d	1	1.30mi
2051 SE Hillmoor Dr Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1014	$2,539	$2.50	24d	15	1.35mi
301 SE Castle Ct Port St. Lucie, FL	2.0	2.5	1688	$2,900	$1.72	24d	1	1.38mi
1900 SE Hillmoor Dr Port Saint Lucie, FL	2.0–3.0	2.0–2.5	1182	$1,799	$1.52	15d	14	1.41mi
2061 SE Glen Ridge Dr Port Saint Lucie, FL	2.0	2.5	1350	$1,925	$1.43	24d	1	1.44mi
1401 SE Appamattox Ter Port Saint Lucie, FL	3.0	2.0	1358	$2,500	$1.84	24d	1	1.47mi
9905 S US Highway 1 Port Saint Lucie, FL	1.0–2.0	1.0–2.0	966	$2,239	$2.32	15d	15	1.50mi

Listing history 29 events

1. 2026-06-21
   days on market $42,000 Active 99 DOM
2. 2026-06-18
   days on market $42,000 Active 96 DOM
3. 2026-06-17
   days on market $42,000 Active 95 DOM
4. 2026-06-16
   days on market $42,000 Active 94 DOM
5. 2026-06-15
   days on market $42,000 Active 93 DOM
6. 2026-06-14
   days on market $42,000 Active 91 DOM
7. 2026-06-13
   days on market $42,000 Active 90 DOM
8. 2026-06-10
   days on market $42,000 Active 88 DOM
9. 2026-06-09
   days on market $42,000 Active 87 DOM
10. 2026-06-08
    days on market $42,000 Active 86 DOM
11. 2026-06-07
    days on market $42,000 Active 85 DOM
12. 2026-06-05
    days on market $42,000 Active 82 DOM
13. 2026-06-03
    days on market $42,000 Active 81 DOM
14. 2026-06-02
    days on market $42,000 Active 80 DOM
15. 2026-06-01
    days on market $42,000 Active 79 DOM
16. 2026-05-31
    days on market $42,000 Active 78 DOM
17. 2026-05-30
    days on market $42,000 Active 77 DOM
18. 2026-03-14
    listed $42,000 Active
19. 2026-03-11
    historical
20. 2025-11-07
    price $44,850
21. 2025-11-07
    price $44,900
22. 2025-09-24
    listed $45,000 Active
23. 2025-09-24
    historical
24. 2025-08-09
    price $45,000
25. 2025-08-08
    price $48,678
26. 2025-08-05
    price $48,789
27. 2025-07-21
    price $48,990
28. 2025-07-18
    price $49,994
29. 2025-07-07
    listed $49,999 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 · 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: $24,283
• − Mortgage interest: −$2,353
• − Property taxes: −$630
• − Insurance: −$210
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$1,222
• Taxable income: $15,983
• Est. tax owed @ 24.0%: −$3,836
• After-tax cash flow: $11,864/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 — 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

-16.0% since first listed

12 events — show timeline

• 2026-03-14 Listed $42,000 Beaches MLS
• 2026-03-11 Listing Removed — Beaches MLS
• 2025-11-07 Price Changed $44,850 Beaches MLS
• 2025-11-07 Price Changed $44,900 Beaches MLS
• 2025-09-24 Listing Removed — Beaches MLS
• 2025-09-24 Listed $45,000 Beaches MLS
• 2025-08-09 Price Changed $45,000 Beaches MLS
• 2025-08-08 Price Changed $48,678 Beaches MLS
• 2025-08-05 Price Changed $48,789 Beaches MLS
• 2025-07-21 Price Changed $48,990 Beaches MLS
• 2025-07-18 Price Changed $49,994 Beaches MLS
• 2025-07-07 Listed $49,999 Beaches MLS