430 La Buona Vita Dr · River Park, FL 34952

$142,200

2 bd · 2.0 ba · 1,446 sqft · Manufactured public records · 99 Days on market

Built 1988 2,156 sqft lot Est $149k · at est. $197/mo HOA · 10% of rent

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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 +27.7/30.0
• DSCR +9.7/10.0
• ARV discount +9.5/15.0
• 1% rule +9.3/10.0
• 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

BIG DOUBLE WIDE. VACANT + READY FOR OCCUPANCY. UNIT IS IN GOOD CONDITION + OWNER IS MOTIVATED. CALL OFFICE FOR SHOWING INSTRUCTIONS AND ADDIYIONAL INFO.

Key facts

• 2,156 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Located in a senior community
• HOA & community: Association with clubhouse and pool; HOA fee paid monthly

Exterior

• Parking: Attached garage; Attached carport (1 space); Covered parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Mobile home; One story; Faces south; Resale condition
• Construction: Composition/shingle roof
• Exterior features: Open porch; Screened porch; Porch; Outbuilding

Interior

• Kitchen: Dishwasher; Gas Range; Microwave; Refrigerator; Water purifier; Water softener
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Built-in features; Walk-in closet(s); Roman tub; Fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $142k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $129k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $983 of loan paydown is wiped out by about $4k 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 99 days — a 9% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $33k; list at $142k implies a 331% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $129,402 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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.
7. 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.
8. 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: 1.43% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.90%
• DSCR: 1.57
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $148,938
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8580 Mary Ann Ln	0.10mi	2/2.0	1,471 (+2%)	5mo	$175,000	$119	88
8591 Mary Ann Ln	0.12mi	2/2.0	1,354 (-6%)	7mo	$75,000	$55	78
501 La Buona Vita Dr	0.08mi	2/2.0	1,289 (-11%)	9mo	$132,000	$102	71
8636 Florence Dr	0.16mi	2/2.0	1,266 (-12%)	2mo	$130,000	$103	70
38 Alta Loma	0.75mi	2/2.0	1,433 (-1%)	5mo	$180,000	$126	60
8 S Alhambra Ln	0.39mi	3/2.0 (+1)	1,400 (-3%)	14mo	$100,000	$71	60
560 Natalie Dr	0.15mi	2/2.0	1,248 (-14%)	18mo	$162,800	$130	55
5 Yolanda Ln	0.60mi	2/2.0	1,280 (-12%)	5mo	$39,000	$30	48

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: 1.5%
• Equity multiple: 1.05×
• Total profit: $2,188
• Equity at exit: $21,202

10-year hold

• IRR: 9.9%
• Equity multiple: 1.72×
• Total profit: $28,846
• Equity at exit: $12,295

Cash invested: $39,816 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,035 high
• Mortgage (P&I): −$746
• Tax est. 1.5%: −$178 /mo · $2,133/yr
• Insurance: −$59
• HOA: −$197
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $428

Break-even live

Break-even rent $1,493

Max offer price $142,200

Occupancy floor 74%

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: $35,550
• Closing costs: $4,266
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.65mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	23d	1	0.82mi
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	23d	1	0.92mi
991 SE Walters Ter Port Saint Lucie, FL	2.0	2.0	1040	$8,500	$8.17	23d	1	1.06mi
650 SE Evergreen Ter Port Saint Lucie, FL	2.0	2.0	974	$2,095	$2.15	14d	1	1.13mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	14d	7	1.16mi
1455 SE Colchester Cir Port Saint Lucie, FL	2.0	2.0	921	$1,795	$1.95	14d	1	1.31mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	23d	1	1.35mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	14d	1	1.41mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	14d	16	1.43mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	14d	6	1.49mi

HOA detail

• Monthly dues: $197 · $2,364/yr

Listing history 22 events

1. 2026-06-18
   days on market $142,200 Active 99 DOM
2. 2026-06-17
   days on market $142,200 Active 98 DOM
3. 2026-06-16
   days on market $142,200 Active 97 DOM
4. 2026-06-15
   days on market $142,200 Active 96 DOM
5. 2026-06-14
   days on market $142,200 Active 94 DOM
6. 2026-06-13
   days on market $142,200 Active 93 DOM
7. 2026-06-10
   days on market $142,200 Active 91 DOM
8. 2026-06-09
   days on market $142,200 Active 90 DOM
9. 2026-06-08
   days on market $142,200 Active 89 DOM
10. 2026-06-07
    days on market $142,200 Active 88 DOM
11. 2026-06-05
    days on market $142,200 Active 85 DOM
12. 2026-06-03
    days on market $142,200 Active 84 DOM
13. 2026-06-02
    days on market $142,200 Active 83 DOM
14. 2026-06-01
    days on market $142,200 Active 82 DOM
15. 2026-05-31
    days on market $142,200 Active 81 DOM
16. 2026-05-30
    days on market $142,200 Active 80 DOM
17. 2026-03-12
    price $142,200
18. 2025-10-16
    listed $144,900 Active
19. 2002-03-27
    soldstatus $33,000 152-char remark

    Show marketing remark (152 chars)

    BIG DOUBLE WIDE. VACANT + READY FOR OCCUPANCY. UNIT IS IN GOOD CONDITION + OWNER IS MOTIVATED. CALL OFFICE FOR SHOWING INSTRUCTIONS AND ADDIYIONAL INFO.

20. 2002-03-12
    historical 152-char remark

    Show marketing remark (152 chars)

    BIG DOUBLE WIDE. VACANT + READY FOR OCCUPANCY. UNIT IS IN GOOD CONDITION + OWNER IS MOTIVATED. CALL OFFICE FOR SHOWING INSTRUCTIONS AND ADDIYIONAL INFO.

21. 2002-02-26
    listed $35,900 152-char remark

    Show marketing remark (152 chars)

    BIG DOUBLE WIDE. VACANT + READY FOR OCCUPANCY. UNIT IS IN GOOD CONDITION + OWNER IS MOTIVATED. CALL OFFICE FOR SHOWING INSTRUCTIONS AND ADDIYIONAL INFO.

22. 2001-06-01
    soldstatus $4,450,000

ⓘ 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) · 7% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $24,423
• − Mortgage interest: −$7,965
• − Property taxes: −$2,133
• − Insurance: −$711
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − HOA: −$2,364
• − Depreciation: −$4,137
• Taxable income: $3,205
• Est. tax owed @ 24.0%: −$769
• After-tax cash flow: $4,368/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

• 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

-96.8% since first listed

6 events — show timeline

• 2026-03-12 Price Changed $142,200 Beaches MLS
• 2025-10-16 Listed $144,900 Beaches MLS
• 2002-03-27 Sold (MLS) $33,000 Beaches MLS
• 2002-03-12 Listing Removed — Beaches MLS
• 2002-02-26 Listed $35,900 Beaches MLS
• 2001-06-01 Sold (Public Records) $4,450,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $181 · +8.6% YoY. Source: county tax records.