5 El Portal Ln · River Park, FL 34952

$49,000

2 bd · 2.0 ba · 1,400 sqft · Manufactured · 85 Days on market

Built 1978 Good condition ↓ 39% 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
• 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 MLS

Recently updated! New Kitchen New Roof Granite Countertops, Stainless Steel Appliances, New Wood Laminate Flooring. Accordion shutters, Large Walk-in Closet. Screened in Patio. Amenities: Clubhouse; Laundry Facility; Community Room; Fitness Center; Game Room; Golf Course; Library; Lobby; Picnic Area; Pool; Spa-Hot Tub; Tennis; Whirlpool; Workshop. A Must See! Call Spanish Lakes 772-878-2575 for park approval 772-878-5513 for questions about land lease. $709.81 for new buyer. Lot Rent

Key facts

• 2020 upgrades
• Ss appliances
• Granite counters

Tags

• 2020 UPGRADES
• NEW WINDOWS
• ACCORDION STORM SHUTTERS
• SS APPLIANCES
• GRANITE COUNTERS
• LARGE SCREENED IN FLORIDA RM

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Senior community; Land lease: $898.77 monthly (lease in effect; expiration 03/28/2126)

Exterior

• Parking: 2 total parking spaces; Attached carport (1 covered space); Driveway with 1 open parking space
• Security: Security patrol
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Manufactured home (double wide); One story; Faces southeast; Resale condition
• Construction: Aluminum siding; Metal siding; 59-foot mobile; 1,400 living area (manufactured home), 1,600 building area total
• Exterior features: Not waterfront; Flat roof

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate; Other
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s); Unfurnished
• Laundry & utility: Laundry located in the carport

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $49k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $49k).
• Recommended offer: $46k (6.0% below list) — sets the bar for market timing.
• Cap rate 37.9% vs local median 6.4% 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: Manatee Academy K-8 (math 53% / reading 51%, grade C-, #990 of 2,144 statewide, top 48%, 1,664 students, 65% FRL); Southern Oaks Middle School (math 39% / reading 43%, grade F, #353 of 571 statewide, top 63%, 894 students, 76% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL).
• Market conditions: Rents rising (+1.9%/yr); 645 active listings in the ZIP; 16 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 40% 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 $339 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $11k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $46,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 4.21% ✓
• Cap rate: 37.91%
• Cash-on-cash: 112.93%
• DSCR: 6.02
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $99,400
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Yolanda Ln	0.09mi	2/2.0	1,280 (-9%)	5mo	$39,000	$30	77
38 Alta Loma	0.37mi	2/2.0	1,433 (+2%)	5mo	$180,000	$126	75
8 S Alhambra Ln	0.36mi	3/2.0 (+1)	1,400 (0%)	14mo	$100,000	$71	66
8580 Mary Ann Ln	0.63mi	2/2.0	1,471 (+5%)	5mo	$175,000	$119	58
8591 Mary Ann Ln	0.65mi	2/2.0	1,354 (-3%)	7mo	$75,000	$55	58
2 Quintana Roo Ln	0.46mi	2/2.0	1,350 (-4%)	21mo	$32,000	$24	55
501 La Buona Vita Dr	0.56mi	2/2.0	1,289 (-8%)	9mo	$132,000	$102	53
23 San Pablo Ln	0.31mi	2/2.0	1,200 (-14%)	13mo	$37,000	$31	51
8636 Florence Dr	0.70mi	2/2.0	1,266 (-10%)	2mo	$130,000	$103	50
560 Natalie Dr	0.44mi	2/2.0	1,248 (-11%)	18mo	$162,800	$130	46
45 Mediterranean Blvd W	0.25mi	2/2.0	1,200 (-14%)	24mo	$38,000	$32	45

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: 6.26×
• Total profit: $72,108
• Equity at exit: $7,306

10-year hold

• IRR: —
• Equity multiple: 12.65×
• Total profit: $159,903
• Equity at exit: $4,237

Cash invested: $13,720 (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: 645
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $1,291

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 32%

Sensitivity live

Price	-10% $1,325	-5% $1,308	+0% $1,291	+5% $1,274	+10% $1,257
Rent	-10% $1,128	-5% $1,210	+0% $1,291	+5% $1,373	+10% $1,454
Rate	-1.0pp $1,316	-0.5pp $1,304	base $1,291	+0.5pp $1,278	+1.0pp $1,266

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	25d	1	0.78mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	15d	1	0.87mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	25d	1	0.90mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	15d	16	0.93mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	15d	15	1.01mi
400 NW Prima Vista Blvd Port St Lucie, FL	2.0	2.0	1566	$2,300	$1.47	25d	1	1.16mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	25d	1	1.17mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	25d	1	1.20mi
336 SE Tranquilla Ave Port Saint Lucie, FL	3.0	3.0	1412	$2,700	$1.91	15d	1	1.23mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	25d	1	1.23mi
650 SE Evergreen Ter Port Saint Lucie, FL	2.0	2.0	974	$2,095	$2.15	15d	1	1.24mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	22d	1	1.27mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	25d	1	1.29mi
2 Lake Vista Trl #107 Port Saint Lucie, FL	2.0	2.0	1170	$1,850	$1.58	25d	1	1.32mi
1 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,800	$1.54	25d	1	1.35mi
991 SE Walters Ter Port Saint Lucie, FL	2.0	2.0	1040	$8,500	$8.17	25d	1	1.46mi

Listing history 30 events

1. 2026-06-21
   days on market $49,000 Active 85 DOM
2. 2026-06-18
   days on market $49,000 Active 82 DOM
3. 2026-06-17
   days on market $49,000 Active 81 DOM
4. 2026-06-16
   days on market $49,000 Active 80 DOM
5. 2026-06-15
   days on market $49,000 Active 79 DOM
6. 2026-06-14
   days on market $49,000 Active 77 DOM
7. 2026-06-13
   days on market $49,000 Active 76 DOM
8. 2026-06-10
   days on market $49,000 Active 74 DOM
9. 2026-06-09
   days on market $49,000 Active 73 DOM
10. 2026-06-08
    days on market $49,000 Active 72 DOM
11. 2026-06-07
    days on market $49,000 Active 71 DOM
12. 2026-06-05
    days on market $49,000 Active 68 DOM
13. 2026-06-03
    days on market $49,000 Active 67 DOM
14. 2026-06-02
    days on market $49,000 Active 66 DOM
15. 2026-06-01
    days on market $49,000 Active 65 DOM
16. 2026-05-31
    days on market $49,000 Active 64 DOM
17. 2026-05-30
    days on market $49,000 Active 63 DOM
18. 2026-04-24
    price $49,000
19. 2026-03-28
    listed $60,000 Active
20. 2023-02-02
    soldstatus $50,000 Closed 488-char remark

    Show marketing remark (488 chars)

    Recently updated! New Kitchen New Roof Granite Countertops, Stainless Steel Appliances, New Wood Laminate Flooring. Accordion shutters, Large Walk-in Closet. Screened in Patio. Amenities: Clubhouse; Laundry Facility; Community Room; Fitness Center; Game Room; Golf Course; Library; Lobby; Picnic Area; Pool; Spa-Hot Tub; Tennis; Whirlpool; Workshop. A Must See! Call Spanish Lakes 772-878-2575 for park approval 772-878-5513 for questions about land lease. $709.81 for new buyer. Lot Rent

21. 2023-01-28
    status Pending 488-char remark

    Show marketing remark (488 chars)

    Recently updated! New Kitchen New Roof Granite Countertops, Stainless Steel Appliances, New Wood Laminate Flooring. Accordion shutters, Large Walk-in Closet. Screened in Patio. Amenities: Clubhouse; Laundry Facility; Community Room; Fitness Center; Game Room; Golf Course; Library; Lobby; Picnic Area; Pool; Spa-Hot Tub; Tennis; Whirlpool; Workshop. A Must See! Call Spanish Lakes 772-878-2575 for park approval 772-878-5513 for questions about land lease. $709.81 for new buyer. Lot Rent

22. 2023-01-11
    price $59,900 488-char remark

    Show marketing remark (488 chars)

    Recently updated! New Kitchen New Roof Granite Countertops, Stainless Steel Appliances, New Wood Laminate Flooring. Accordion shutters, Large Walk-in Closet. Screened in Patio. Amenities: Clubhouse; Laundry Facility; Community Room; Fitness Center; Game Room; Golf Course; Library; Lobby; Picnic Area; Pool; Spa-Hot Tub; Tennis; Whirlpool; Workshop. A Must See! Call Spanish Lakes 772-878-2575 for park approval 772-878-5513 for questions about land lease. $709.81 for new buyer. Lot Rent

23. 2022-12-16
    historical
24. 2022-11-18
    listed $65,000 Active 488-char remark

    Show marketing remark (488 chars)

    Recently updated! New Kitchen New Roof Granite Countertops, Stainless Steel Appliances, New Wood Laminate Flooring. Accordion shutters, Large Walk-in Closet. Screened in Patio. Amenities: Clubhouse; Laundry Facility; Community Room; Fitness Center; Game Room; Golf Course; Library; Lobby; Picnic Area; Pool; Spa-Hot Tub; Tennis; Whirlpool; Workshop. A Must See! Call Spanish Lakes 772-878-2575 for park approval 772-878-5513 for questions about land lease. $709.81 for new buyer. Lot Rent

25. 2022-10-12
    historical Active Under Contract
26. 2022-10-12
    status Active
27. 2022-10-08
    historical
28. 2022-08-09
    status Active
29. 2022-07-25
    historical Active Under Contract
30. 2022-04-07
    listed $80,000 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: $24,756
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − Depreciation: −$1,425
• Taxable income: $15,645
• Est. tax owed @ 24.0%: −$3,755
• After-tax cash flow: $11,739/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 2-bedroom, 2-bathroom home in River Park, FL, is in good condition with recent updates and a prime location. It's move-in ready with a good condition score of 75.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and value
• Both Clean and maintain gutters — Prevents water damage and improves drainage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and value ↑
• Both Clean and maintain gutters — Prevents water damage and improves drainage ↑

ⓘ 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
• 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

-38.8% since first listed

13 events — show timeline

• 2026-04-24 Price Changed $49,000 Beaches MLS
• 2026-03-28 Listed $60,000 Beaches MLS
• 2023-02-02 Sold (MLS) $50,000 MCRTC
• 2023-01-28 Pending — MCRTC
• 2023-01-11 Price Changed $59,900 MCRTC
• 2022-12-16 Listing Removed — Beaches MLS
• 2022-11-18 Listed $65,000 MCRTC
• 2022-10-12 Contingent — Beaches MLS
• 2022-10-12 Relisted — Beaches MLS
• 2022-10-08 Listing Removed — Beaches MLS
• 2022-08-09 Relisted — Beaches MLS
• 2022-07-25 Contingent — Beaches MLS
• 2022-04-07 Listed $80,000 Beaches MLS