2960 Eagles Nest Way · Port St. Lucie, FL 34952

$157,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 151 Days on market

Built 2004 8,860 sqft lot $315/mo HOA · 16% of rent

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Why this score? — see what drove the C 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 +23.4/30.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 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 MLS

Do not miss this great opportunity to purchase a home in Savanah Club which has amazing amenities including a golf course, club house, etc. , etc. and is well located close to shopping, restaurants and the beaches. Foreclosure, seller and agent know nothing about the property. Buyer responsible to verify all info.

Key facts

• 8,860 sq ft lot
• 4 parking spots
• Built 2004

Property features AI

Finance

• Other: Located in a senior community
• Financial info: Pets allowed (breed and number restrictions may apply)
• HOA & community: Has association; Monthly association fee includes cable TV, security, trash and common areas; On-site manager; Association amenities: clubhouse, fitness center, spa/hot tub, sauna, billiard room, cafe/restaurant, golf course, pickleball and shuffleboard courts

Exterior

• Parking: Attached carport; 1 covered/carport space; 3 open parking spaces
• Security: Security patrol
• Utilities: Three-phase electric; Cable available; Underground utilities
• Home design: Manufactured home; Single-story; Resale condition; Property faces east; Road frontage east of US-1
• Construction: Vinyl siding; Modular construction; Composition/shingle roof; Built as a manufactured home (living area listed separately)
• Exterior features: Shed(s); Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Electric heating; Ceiling fans; Electric cooling
• Interior features: No additional interior features listed; Casement windows
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $157k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $138k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 C — 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: 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; 4 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 38% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $18k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $123k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.25% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $58,320
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2816 Eagles Nest Way	0.21mi	2/2.0	1,134 (+5%)	7mo	$146,000	$129	76
7912 Black Tern Dr	0.30mi	2/2.0	1,107 (+2%)	8mo	$120,500	$109	76
23 Oro Grande Way	0.55mi	2/2.0	1,088 (+1%)	6mo	$45,000	$41	68
2999 Saltbush Ct	0.68mi	2/2.0	1,040 (-4%)	8mo	$176,000	$169	56
31 Huarte Way	0.54mi	2/2.0	1,188 (+10%)	3mo	$45,000	$38	55
37 El Camino Real	0.69mi	2/2.0	984 (-9%)	1mo	$15,000	$15	52
66 Spanish Way	0.52mi	2/2.0	984 (-9%)	14mo	$28,900	$29	50
46 Spanish Way	0.60mi	2/2.0	984 (-9%)	13mo	$15,000	$15	47
3305 Red Tailed Hawk Dr	0.43mi	2/2.0	1,240 (+15%)	14mo	$179,000	$144	44
25 Rio Verde Way	0.45mi	2/2.0	1,200 (+11%)	22mo	$64,900	$54	42

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: -5.6%
• Equity multiple: 0.80×
• Total profit: $-9,000
• Equity at exit: $23,409

10-year hold

• IRR: 2.7%
• Equity multiple: 1.18×
• Total profit: $7,959
• Equity at exit: $13,574

Cash invested: $43,960 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,964 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$65
• HOA: −$315
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $289

Break-even live

Break-even rent $1,598

Max offer price $157,000

Occupancy floor 80%

Sensitivity live

Price	-10% $378	-5% $334	+0% $289	+5% $245	+10% $200
Rent	-10% $134	-5% $212	+0% $289	+5% $367	+10% $444
Rate	-1.0pp $368	-0.5pp $329	base $289	+0.5pp $248	+1.0pp $207

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	14d	15	0.92mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	24d	1	1.08mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	24d	1	1.34mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	14d	16	1.42mi

HOA detail

• Monthly dues: $315 · $3,780/yr

Listing history 35 events

1. 2026-06-18
   days on market $157,000 Active 151 DOM
2. 2026-06-17
   days on market $157,000 Active 150 DOM
3. 2026-06-16
   days on market $157,000 Active 149 DOM
4. 2026-06-15
   days on market $157,000 Active 148 DOM
5. 2026-06-14
   days on market $157,000 Active 146 DOM
6. 2026-06-13
   days on market $157,000 Active 145 DOM
7. 2026-06-10
   days on market $157,000 Active 143 DOM
8. 2026-06-09
   days on market $157,000 Active 142 DOM
9. 2026-06-08
   days on market $157,000 Active 141 DOM
10. 2026-06-07
    days on market $157,000 Active 140 DOM
11. 2026-06-05
    days on market $157,000 Active 137 DOM
12. 2026-06-03
    days on market $157,000 Active 136 DOM
13. 2026-06-02
    days on market $157,000 Active 135 DOM
14. 2026-06-01
    days on market $157,000 Active 134 DOM
15. 2026-05-31
    days on market $157,000 Active 133 DOM
16. 2026-05-30
    days on market $157,000 Active 132 DOM
17. 2026-04-24
    price $157,000
18. 2026-04-08
    price $167,900
19. 2026-01-18
    listed $174,900 Active
20. 2025-10-28
    soldstatus $123,200
21. 2025-02-21
    historical
22. 2025-02-08
    listed $112,000 Active
23. 2017-02-01
    soldstatus $15,000 Closed 315-char remark

    Show marketing remark (315 chars)

    Do not miss this great opportunity to purchase a home in Savanah Club which has amazing amenities including a golf course, club house, etc. , etc. and is well located close to shopping, restaurants and the beaches. Foreclosure, seller and agent know nothing about the property. Buyer responsible to verify all info.

24. 2016-10-13
    status Pending 315-char remark

    Show marketing remark (315 chars)

    Do not miss this great opportunity to purchase a home in Savanah Club which has amazing amenities including a golf course, club house, etc. , etc. and is well located close to shopping, restaurants and the beaches. Foreclosure, seller and agent know nothing about the property. Buyer responsible to verify all info.

25. 2016-09-30
    price $17,900 315-char remark

    Show marketing remark (315 chars)

    Do not miss this great opportunity to purchase a home in Savanah Club which has amazing amenities including a golf course, club house, etc. , etc. and is well located close to shopping, restaurants and the beaches. Foreclosure, seller and agent know nothing about the property. Buyer responsible to verify all info.

26. 2016-09-08
    status Active 315-char remark

    Show marketing remark (315 chars)

    Do not miss this great opportunity to purchase a home in Savanah Club which has amazing amenities including a golf course, club house, etc. , etc. and is well located close to shopping, restaurants and the beaches. Foreclosure, seller and agent know nothing about the property. Buyer responsible to verify all info.

27. 2016-09-07
    historical Contingent 315-char remark

    Show marketing remark (315 chars)

    Do not miss this great opportunity to purchase a home in Savanah Club which has amazing amenities including a golf course, club house, etc. , etc. and is well located close to shopping, restaurants and the beaches. Foreclosure, seller and agent know nothing about the property. Buyer responsible to verify all info.

28. 2016-08-29
    price $22,900 315-char remark

    Show marketing remark (315 chars)

    Do not miss this great opportunity to purchase a home in Savanah Club which has amazing amenities including a golf course, club house, etc. , etc. and is well located close to shopping, restaurants and the beaches. Foreclosure, seller and agent know nothing about the property. Buyer responsible to verify all info.

29. 2016-07-29
    listed $29,900 Active 315-char remark

    Show marketing remark (315 chars)

    Do not miss this great opportunity to purchase a home in Savanah Club which has amazing amenities including a golf course, club house, etc. , etc. and is well located close to shopping, restaurants and the beaches. Foreclosure, seller and agent know nothing about the property. Buyer responsible to verify all info.

30. 2015-02-05
    historical
31. 2013-09-21
    historical
32. 2009-08-21
    listed $45,000
33. 2007-04-07
    listed $79,900
34. 2007-04-07
    historical
35. 2006-10-11
    listed $98,900

ⓘ 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: $704 · $59/mo
• Projected year-2 tax: $1,303 · $109/mo
• Expected delta: +$599/yr (+$50/mo · 85.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $23,567
• − Mortgage interest: −$8,794
• − Property taxes: −$704
• − Insurance: −$785
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − HOA: −$3,780
• − Depreciation: −$4,567
• Taxable income: $1,166
• Est. tax owed @ 24.0%: −$280
• After-tax cash flow: $3,190/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

• 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

+58.7% since first listed

19 events — show timeline

• 2026-04-24 Price Changed $157,000 Beaches MLS
• 2026-04-08 Price Changed $167,900 Beaches MLS
• 2026-01-18 Listed $174,900 Beaches MLS
• 2025-10-28 Sold (Public Records) $123,200 Public Records
• 2025-02-21 Listing Removed — Beaches MLS
• 2025-02-08 Listed $112,000 Beaches MLS
• 2017-02-01 Sold (MLS) $15,000 Beaches MLS
• 2016-10-13 Pending — Beaches MLS
• 2016-09-30 Price Changed $17,900 Beaches MLS
• 2016-09-08 Relisted — Beaches MLS
• 2016-09-07 Contingent — Beaches MLS
• 2016-08-29 Price Changed $22,900 Beaches MLS
• 2016-07-29 Listed $29,900 Beaches MLS
• 2015-02-05 Listing Removed — Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2009-08-21 Listed $45,000 Beaches MLS
• 2007-04-07 Listing Removed — Beaches MLS
• 2007-04-07 Listed $79,900 Beaches MLS
• 2006-10-11 Listed $98,900 Beaches MLS

Property tax history

-3.6%/yr

Latest (2025): $704 · +5.7% YoY. Source: county tax records.