5192 Amy Ln · Fort Pierce North, FL 34946

$245,000

2 bd · 2.0 ba · 1,418 sqft · Manufactured public records · 98 Days on market

Built 2005 7,500 sqft lot ↓ 9% 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 +13.3/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Updated 3-bedroom, 2-bath double wide mobile home featuring an open-concept layout and a versatile flex room ideal for an office, gym, or playroom. Spacious living area flows into a modern kitchen with updated finishes and ample cabinetry. Private primary suite with en-suite bath, plus two additional well-sized bedrooms. Enjoy outdoor living with an above-ground pool, outdoor summer kitchen, and a large storage shed. Move-in ready with functional space inside and out -- perfect for comfortable everyday living and entertaining. NO HOA, NO LAND FEE. Minutes away from the beach. A must see!!!

Key facts

• Flex room
• Modern kitchen
• Above-ground pool

Tags

• OPEN-CONCEPT LAYOUT
• FLEX ROOM
• MODERN KITCHEN
• ABOVE-GROUND POOL
• OUTDOOR SUMMER KITCHEN
• LARGE STORAGE SHED

Property features AI

Exterior

• Parking: Detached carport (2 covered spaces); Total parking for 2 vehicles
• Utilities: Three-phase electric; Cable available
• Home design: Manufactured home; Single-story; Resale condition; Faces south
• Construction: Frame and modular construction; Aluminum roof; Aluminum skirt; Built as a manufactured structure
• Exterior features: Covered patio; Patio; Shed(s); Fenced yard; Fruit tree(s); Paved road access; No waterfront

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Walk-in closet(s)
• Laundry & utility: Inside laundry; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $-1 ($-12/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (23.8% below list).
• Recommended offer: $187k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Fort Pierce North — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#480 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing 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: Weatherbee Elementary School (math 32% / reading 32%, grade F, #1,797 of 2,144 statewide, top 86%, 672 students, 90% FRL); Dan Mccarty Middle School (math 23% / reading 23%, grade F, #542 of 571 statewide, top 95%, 747 students, 88% FRL); Fort Pierce Westwood Academy The W.E.S.T. Prep Magnet (math 16% / reading 36%, grade F, #494 of 667 statewide, top 75%, 2,010 students, 75% FRL) — zoned schools average 85% FRL vs 59% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 44% district-wide (-17 pts) — the specific schools serving this property underperform the St. Lucie average; the district grade overstates school quality for this exact location.
• Market conditions: 133 active listings in the ZIP; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $15k appreciation (5.9% local appreciation)).
• St. Lucie County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,620 (23.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 2.01×
• Total profit: $69,414
• Equity at exit: $152,790

10-year hold

• IRR: 15.3%
• Equity multiple: 3.98×
• Total profit: $204,321
• Equity at exit: $276,025

Cash invested: $68,600 (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 34946

• Home prices YoY: 1.7%
• Active inventory: 133
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,866 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-1

Break-even live

Break-even rent $1,867

Max offer price $244,822

Occupancy floor 95%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-07
   statusdays on market $245,000 Pending 98 DOM
2. 2026-06-05
   days on market $245,000 Active 97 DOM
3. 2026-06-03
   days on market $245,000 Active 96 DOM
4. 2026-06-02
   days on market $245,000 Active 95 DOM
5. 2026-06-01
   days on market $245,000 Active 94 DOM
6. 2026-05-31
   days on market $245,000 Active 93 DOM
7. 2026-05-30
   days on market $245,000 Active 92 DOM
8. 2026-05-11
   price $245,000
9. 2026-04-22
   price $255,000
10. 2026-02-27
    listed $270,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,061 · $88/mo
• Projected year-2 tax: $2,034 · $169/mo
• Expected delta: +$973/yr (+$81/mo · 91.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,394
• − Mortgage interest: −$13,724
• − Property taxes: −$1,061
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − Depreciation: −$7,127
• Taxable loss: −$4,326
• Est. tax savings @ 24.0%: +$1,038
• After-tax cash flow: $1,026/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 — Fort Pierce North

• Score: 69/100
• State rank: #480
• US rank: #8764

Category grades

Amenities F Commute A+ Cost of living A+ Crime C+ Employment F Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,588

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 0.68)
• Race & ethnicity: Black 36% Hispanic / Latino 34% White 26% Two or more races 18% Native American 4% Asian 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 2% Cuban 2% Salvadoran 1%
• Common ancestry: Lithuanian 1% Slovak 1% Portuguese 1%
• Foreign-born: 25% · Canada, Dominican Republic
• Languages at home: 70% English-only · Spanish 28% Other Indo-European 1%

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: ▲ 5.92%
• Current HPI: 351.3324
• Rent YoY: —
• Metro: —
• 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

-9.3% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $245,000 Beaches MLS
• 2026-04-22 Price Changed $255,000 Beaches MLS
• 2026-02-27 Listed $270,000 Beaches MLS

Property tax history

+3.4%/yr

Latest (2025): $1,061 · +10.0% YoY. Source: county tax records.