153 Camino Del Rio · River Park, FL 34952

$85,000

2 bd · 2.0 ba · 1,450 sqft · Manufactured · 86 Days on market

Built 1978 Good condition Est $148k · 43% under $1/mo HOA ↓ 8% 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

Are you ready for Florida Lifestyle at its best? Here at 153 Camino Del rio we have it all at your fingertips with breath taking views of the Saint Lucie River and all the amenities this 55+ community has to offer including fishing, golf, tennis, pickleball, boating, and close to beaches, civic center, hospitals, sports, dining, farmers markets you name it! This 2 bedroom, 2 bath home has been fully renovated with new water heater and appliances, updated baths and light fixtures, AC, some windows and new slider door, driveway and roof resealed, Back deck, and all new vinyl waterproof flooring throughout and new barn doors interior and exterior fresh paint and more. Owner motivated for quick

Key facts

• Breathtaking views
• Fully renovated
• Updated baths

Tags

• BREATHTAKING VIEWS
• FULLY RENOVATED
• NEW WATER HEATER
• UPDATED BATHS
• NEW SLIDER DOOR
• BACK DECK

Property features AI

Finance

• Other: Has private in-ground pool with chlorination (auto)
• Financial info: Land lease in effect, monthly land lease payment; Land lease monthly amount: $1,483.06 (expires 2026-03-01)
• HOA & community: Has association with amenities including boating, clubhouse, fitness center, golf course, pool, spa/hot tub, tennis, heated pool, shuffleboard, pickleball, bocce, game room, billiard room, library, community room, cafe/restaurant, manager on site, laundry, courtesy bus, fishing pier, maintained community, security, and more; Association fee $10 annually (includes maintenance of grounds, security, trash, common areas, golf); Is a senior community; Pets allowed (number limit applies)

Exterior

• Parking: Attached carport; Covered parking (1 space) and 1 open parking space (2 total); Carport included (1 space)
• Security: Security guard
• Utilities: Public water; Public sewer; Electricity available
• Home design: Manufactured home; One story; Front entry; Faces east; Private road frontage; Interior lot, paved public maintained road
• Construction: Aluminum siding and metal siding; Other/roof over
• Exterior features: Deck; RV/boat storage; River access waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Split bedroom layout; Closet cabinetry
• Laundry & utility: Inside laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.4% 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; 18 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($80k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.47% ✓
• Cap rate: 21.36%
• Cash-on-cash: 53.82%
• DSCR: 3.39
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $147,900
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Yolanda Ln	0.09mi	2/2.0	1,280 (-12%)	5mo	$39,000	$30	72
38 Alta Loma	0.50mi	2/2.0	1,433 (-1%)	5mo	$180,000	$126	71
8580 Mary Ann Ln	0.69mi	2/2.0	1,471 (+1%)	5mo	$175,000	$119	61
2 Quintana Roo Ln	0.37mi	2/2.0	1,350 (-7%)	21mo	$32,000	$24	54
8 S Alhambra Ln	0.51mi	3/2.0 (+1)	1,400 (-3%)	14mo	$100,000	$71	54
8591 Mary Ann Ln	0.72mi	2/2.0	1,354 (-7%)	7mo	$75,000	$55	49
501 La Buona Vita Dr	0.62mi	2/2.0	1,289 (-11%)	9mo	$132,000	$102	45
560 Natalie Dr	0.48mi	2/2.0	1,248 (-14%)	18mo	$162,800	$130	39

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: 50.7%
• Equity multiple: 3.18×
• Total profit: $51,989
• Equity at exit: $12,674

10-year hold

• IRR: 55.7%
• Equity multiple: 6.21×
• Total profit: $123,895
• Equity at exit: $7,349

Cash invested: $23,800 (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: 3.4×

Monthly cashflow live

• Estimated rent: $2,096 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$1
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $1,067

Break-even live

Break-even rent $745

Max offer price $85,000

Occupancy floor 44%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	0.68mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	23d	1	0.83mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	13d	1	0.84mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	13d	16	0.95mi
400 NW Prima Vista Blvd Port St Lucie, FL	2.0	2.0	1566	$2,300	$1.47	23d	1	1.04mi
336 SE Tranquilla Ave Port Saint Lucie, FL	3.0	3.0	1412	$2,700	$1.91	13d	1	1.10mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	23d	1	1.11mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	13d	15	1.12mi
650 SE Evergreen Ter Port Saint Lucie, FL	2.0	2.0	974	$2,095	$2.15	13d	1	1.17mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	23d	1	1.21mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	23d	1	1.23mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	21d	1	1.25mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	23d	1	1.29mi
2 Lake Vista Trl #107 Port Saint Lucie, FL	2.0	2.0	1170	$1,850	$1.58	23d	1	1.30mi
1 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,800	$1.54	23d	1	1.33mi
213 NE Prima Vista Blvd Port Saint Lucie, FL	2.0	1.0	1012	$2,000	$1.98	23d	1	1.40mi
201 NE Midfield Ln Port Saint Lucie, FL	2.0	2.0	1389	$2,500	$1.80	23d	1	1.42mi
991 SE Walters Ter Port Saint Lucie, FL	2.0	2.0	1040	$8,500	$8.17	23d	1	1.45mi

HOA detail

• Monthly dues: $1 · $12/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-18
   days on market $85,000 Active 86 DOM
2. 2026-06-17
   days on market $85,000 Active 85 DOM
3. 2026-06-16
   days on market $85,000 Active 84 DOM
4. 2026-06-15
   days on market $85,000 Active 83 DOM
5. 2026-06-14
   days on market $85,000 Active 81 DOM
6. 2026-06-13
   days on market $85,000 Active 80 DOM
7. 2026-06-10
   days on market $85,000 Active 78 DOM
8. 2026-06-09
   days on market $85,000 Active 77 DOM
9. 2026-06-08
   days on market $85,000 Active 76 DOM
10. 2026-06-07
    days on market $85,000 Active 75 DOM
11. 2026-06-05
    days on market $85,000 Active 72 DOM
12. 2026-06-03
    days on market $85,000 Active 71 DOM
13. 2026-06-02
    days on market $85,000 Active 70 DOM
14. 2026-06-01
    days on market $85,000 Active 69 DOM
15. 2026-05-31
    days on market $85,000 Active 68 DOM
16. 2026-05-30
    days on market $85,000 Active 67 DOM
17. 2026-05-11
    price $85,000
18. 2026-03-24
    listed $92,000 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: $25,152
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − HOA: −$12
• − Depreciation: −$2,473
• Taxable income: $12,182
• Est. tax owed @ 24.0%: −$2,924
• After-tax cash flow: $9,885/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 · 13 photos

Good 75/100 Cosmetic rehab

This fully renovated 2-bedroom, 2-bath home in River Park FL offers a Florida lifestyle with breath-taking views of the Saint Lucie River and all the amenities this 55+ community has to offer.

Value-add opportunities

• Both New flooring throughout — Enhances both resale and rental value
• Both Fresh paint — Improves curb appeal and interior aesthetics
• Both New windows and doors — Enhances energy efficiency and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both New flooring throughout — Enhances both resale and rental value ↑
• Both Fresh paint — Improves curb appeal and interior aesthetics ↑
• Both New windows and doors — Enhances energy efficiency and curb appeal ↑

ⓘ 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: 27,447
• 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

-7.6% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $85,000 Beaches MLS
• 2026-03-24 Listed $92,000 Beaches MLS