1 Lake Vista Trl #205 · River Park, FL 34952

$99,900

1 bd · 1.5 ba · 800 sqft · Condo public records · 10 Days on market

Built 1985 $449/mo HOA · 29% 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 +16.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 1 bedroom, 1 1/2 bath condo in Vista St Lucie! Must be at least 55 years of age! . You'll LOVE this home! Open kitchen to dining and living, extra storage inside and out! Very spacious bedroom that goes out onto the enclosed porch! Perfect for morning coffee!! There are many activities in this great community, as well as community pool, tennis, shuffleboard!

Key facts

• $449 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Senior community; Pets not allowed
• HOA & community: Association: Lake Vista Trail; Monthly HOA fee of $449; Association covers cable TV, internet, water, sewer, trash, common areas, grounds maintenance, common real estate tax, reserve funds, pool service; Community amenities include clubhouse, laundry, management, parking, pool (heated), shuffleboard, tennis courts, community room, manager on site, recreation facilities, internet included

Exterior

• Parking: Assigned open parking (1 space)
• Utilities: Public water; Public sewer; Water connected; Sewer connected
• Home design: Condominium; One story; Faces east; Resale condition
• Construction: Block construction; Concrete block (no stucco)
• Exterior features: Waterfront; Shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Linoleum
• Bathrooms: One full bathroom and one half bathroom (two total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Unfurnished; Jalousie and single-hung metal windows; Other window features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $53 ($630/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

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; 7 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 30% 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 $691 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y ago; this cycle's ask is 7300% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $85k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.55% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.49×
• Total profit: $-14,188
• Equity at exit: $14,895

10-year hold

• IRR: -8.2%
• Equity multiple: 0.52×
• Total profit: $-13,432
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$524
• Tax from tax record: −$154 /mo · $1,854/yr
• Insurance: −$42
• HOA: −$449
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $53

Break-even live

Break-even rent $1,480

Max offer price $99,900

Occupancy floor 92%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	21d	1	0.07mi
30 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,300	$1.62	23d	1	0.12mi
8 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,500	$1.88	23d	1	0.14mi
28 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,600	$2.00	23d	1	0.16mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	23d	1	0.19mi
13 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,375	$1.72	23d	1	0.25mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,543	$1.51	14d	16	0.48mi

HOA detail condo

• Monthly dues: $449 · $5,388/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $99,900 Active 10 DOM
2. 2026-06-17
   days on market $99,900 Active 9 DOM
3. 2026-06-16
   days on market $99,900 Active 8 DOM
4. 2026-06-15
   days on market $99,900 Active 7 DOM
5. 2026-06-14
   days on market $99,900 Active 5 DOM
6. 2026-06-13
   days on market $99,900 Active 4 DOM
7. 2026-06-10
   days on market $99,900 Active 2 DOM
8. 2026-06-08
   remarks 525-char remark
9. 2026-06-08
   listed $99,900 Active 1 DOM

ⓘ 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: $1,854 · $154/mo
• Projected year-2 tax: $1,854 · $154/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $18,554
• − Mortgage interest: −$5,596
• − Property taxes: −$1,854
• − Insurance: −$500
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − HOA: −$5,388
• − Depreciation: −$2,906
• Taxable loss: −$657
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $788/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 — 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

• 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

-96.9% since first listed

12 events — show timeline

• 2026-06-10 Listed for Rent $1,350 RMLSFL
• 2026-06-08 Listed $99,900 Beaches MLS
• 2021-12-20 Sold (Public Records) $85,000 Public Records
• 2021-12-17 Sold (MLS) $85,000 MCRTC
• 2021-11-24 Pending — MCRTC
• 2021-10-25 Listed $95,000 MCRTC
• 2017-06-05 Sold (Public Records) $51,500 Public Records
• 2017-05-31 Sold (MLS) $51,500 Beaches MLS
• 2017-05-13 Pending — Beaches MLS
• 2017-04-06 Listed $59,000 Beaches MLS
• 1994-04-11 Sold (Public Records) $37,000 Public Records
• 1985-03-01 Sold (Public Records) $42,900 Public Records

Property tax history

+12.2%/yr

Latest (2025): $1,854 · +0.6% YoY. Source: county tax records.