114 Camino Del Rio · River Park, FL 34952

$69,900

2 bd · 2.0 ba · 1,500 sqft · Manufactured · 58 Days on market

Built 1978 Good condition Est $106k · 34% under ↓ 7% since listing

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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 +3.8/5.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the pinnacle of retirement living in this stunning, fully furnished home, thoughtfully crafted for those seeking comfort and elegance in their golden years. Boasting two generously sized bedrooms and two pristine bathrooms, this exceptional property offers a recently sealed roof, a meticulously maintained six-year-old A/C unit, a brand-new hot water heater, and new tie-downs for added peace of mind. Relax in the beautifully decorated Florida Room, or step outside to take in the tranquil canal views and abundant local wildlife. With a motivated seller and an irresistible price, this rare gem is sure to be claimed quickly.

Key facts

• Recently sealed roof
• New tie-downs
• Florida room

Tags

• RECENTLY SEALED ROOF
• BRAND-NEW HOT WATER HEATER
• NEW TIE-DOWNS
• FLORIDA ROOM
• CANAL VIEWS

Property features AI

Finance

• HOA & community: Senior community; Pets allowed with no restrictions

Exterior

• Parking: Attached carport (covered) with 1 space; 1 open parking space
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Underground utilities
• Home design: Manufactured home; Single-story; Faces west; Resale property; West of US-1 road frontage
• Construction: Modular construction; Shingle roof
• Exterior features: Screened porch; Porch; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Main level bedroom(s): 1
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms (1 on main level)
• Heating & cooling: Electric heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Furnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.6% 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; 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 41% 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 $483 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.02% ✓
• Cap rate: 26.65%
• Cash-on-cash: 72.69%
• DSCR: 4.23
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $106,500
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Alta Loma	0.46mi	2/2.0	1,433 (-4%)	5mo	$180,000	$126	67
5 Yolanda Ln	0.17mi	2/2.0	1,280 (-15%)	5mo	$39,000	$30	63
2 Quintana Roo Ln	0.22mi	2/2.0	1,350 (-10%)	21mo	$32,000	$24	56
8 S Alhambra Ln	0.60mi	3/2.0 (+1)	1,400 (-7%)	14mo	$100,000	$71	44

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: 71.2%
• Equity multiple: 4.16×
• Total profit: $61,942
• Equity at exit: $10,422

10-year hold

• IRR: 74.8%
• Equity multiple: 8.26×
• Total profit: $142,177
• Equity at exit: $6,044

Cash invested: $19,572 (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: 2.8×

Monthly cashflow live

• Estimated rent: $2,112 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $1,186

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 39%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	23d	1	0.73mi
762 SE River Ln Port Saint Lucie, FL	3.0	2.0	2032	$11,000	$5.41	23d	1	0.79mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	14d	16	0.83mi
310 Shady Ln Port Saint Lucie, FL	3.0	2.0	2039	$2,800	$1.37	23d	1	0.85mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	23d	1	0.93mi
400 NW Prima Vista Blvd Port St Lucie, FL	2.0	2.0	1566	$2,300	$1.47	23d	1	0.96mi
336 SE Tranquilla Ave Port Saint Lucie, FL	3.0	3.0	1412	$2,700	$1.91	14d	1	1.05mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	23d	1	1.08mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	23d	1	1.10mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	21d	1	1.11mi
2 Lake Vista Trl #107 Port Saint Lucie, FL	2.0	2.0	1170	$1,850	$1.58	23d	1	1.15mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	23d	1	1.16mi
1 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,800	$1.54	23d	1	1.19mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	14d	15	1.23mi
201 NE Midfield Ln Port Saint Lucie, FL	2.0	2.0	1389	$2,500	$1.80	23d	1	1.33mi
160 NE Bracken Rd Port Saint Lucie, FL	3.0	2.0	1166	$2,200	$1.89	21d	1	1.50mi
160 NE Bracken Rd Port Saint Lucie, FL	3.0	2.0	1166	$2,200	$1.89	23d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $69,900 Active 58 DOM
2. 2026-06-17
   days on market $69,900 Active 57 DOM
3. 2026-06-16
   days on market $69,900 Active 56 DOM
4. 2026-06-15
   days on market $69,900 Active 55 DOM
5. 2026-06-14
   days on market $69,900 Active 53 DOM
6. 2026-06-13
   days on market $69,900 Active 52 DOM
7. 2026-06-10
   days on market $69,900 Active 50 DOM
8. 2026-06-09
   days on market $69,900 Active 49 DOM
9. 2026-06-08
   days on market $69,900 Active 48 DOM
10. 2026-06-07
    days on market $69,900 Active 47 DOM
11. 2026-06-05
    days on market $69,900 Active 44 DOM
12. 2026-06-03
    days on market $69,900 Active 43 DOM
13. 2026-06-02
    days on market $69,900 Active 42 DOM
14. 2026-06-01
    days on market $69,900 Active 41 DOM
15. 2026-05-31
    days on market $69,900 Active 40 DOM
16. 2026-05-30
    days on market $69,900 Active 39 DOM
17. 2026-04-17
    listed $69,900 Active
18. 2026-02-20
    historical
19. 2026-01-12
    listed $74,900 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 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: $25,346
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$2,033
• Taxable income: $13,944
• Est. tax owed @ 24.0%: −$3,346
• After-tax cash flow: $10,880/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 75/100 Cosmetic rehab

This fully furnished manufactured home is in good condition with recent updates and a well-maintained exterior. It offers a comfortable living space with a recently sealed roof and a six-year-old A/C unit. The property is move-in ready and has a good resale and rental value.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Replace the carpet in the dining room — New carpet can improve the aesthetic and comfort of the dining area.
• Rental Clean the air filters — Clean air filters can improve air quality and reduce HVAC maintenance costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace the carpet in the dining room — New carpet can improve the aesthetic and comfort of the dining area. ↑
• Rental Clean the air filters — Clean air filters can improve air quality and reduce HVAC maintenance costs. ↑

ⓘ 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 — 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
• 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

-6.7% since first listed

3 events — show timeline

• 2026-04-17 Listed $69,900 Beaches MLS
• 2026-02-20 Listing Removed — Beaches MLS
• 2026-01-12 Listed $74,900 Beaches MLS