2856 SW Toronado Trl · Palm City, FL 34997

$185,000

2 bd · 2.0 ba · 1,523 sqft · Manufactured public records · 47 Days on market

Built 1985 6,621 sqft lot $121/sqft · 7% below area Est $198k · 7% under $175/mo HOA · 8% 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 +26.5/30.0
• ARV discount +10.5/15.0
• DSCR +9.0/10.0
• 1% rule +7.2/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRAND NEW CARPETING IN HUGE LIVING RM W/ BUILT IN SHELVES & DINING RM. NEW VINYL IN FAMILY RM W/ MIRRORED WET BAR+SHELVES & KITCHEN WITH CENTER ISLAND AND LARGE PANTRY. NEWER ROOF & A/C. GLASS ENCL. FL RM. HUGE 12X16 WORKSHOP. FENCED BACKYARD W/ NATIVE LANDSCAPING. WELL MAINTAINED, FORMER MODEL. ON LOCKBOX INFO FROM COUNTY RECORDS NOT GUARANTEED TO BE ACCURATE.

Key facts

• Wet bar
• Island kitchen
• Workshop

Tags

• ISLAND KITCHEN
• WET BAR
• INDOOR LAUNDRY ROOM
• OVERSIZED LIVING ROOM
• WORKSHOP
• FENCED IN BACK YARD

Property features AI

Finance

• Other: Pets allowed with number limit
• HOA & community: Homeowners association with a $175 fee; Association covers management, common areas, cable TV, and reserve fund; Senior community; Community amenities include clubhouse, fitness center, bocce, pickleball, shuffleboard, tennis courts, pool, and on-site property manager

Exterior

• Parking: Attached carport (1 covered space, total 1 parking space); Has carport
• Security: Fenced
• Utilities: Public water (connected); Public sewer (connected); Electricity available; Cable available
• Home design: Single-story home; Resale manufactured home (Fuqua Prestige make); North-facing
• Construction: Aluminum siding; Composition/shingle roof
• Exterior features: Fenced yard; Community pool; Private road frontage

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Disposal; Refrigerator; Kitchen island; Breakfast area
• Bedrooms: Bedroom 2 on the main level; Stacked bedrooms configuration
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Dual sinks; Separate shower and bathtub
• Heating & cooling: Central heating (electric); Ceiling fans
• Interior features: Wet bar; Built-in features; Breakfast area; Bathtub; Closet cabinetry; Cathedral ceilings; Separate/formal dining room; Dual sinks; Kitchen island; Living/dining room; Separate shower; Stacked bedrooms; Walk-in closets; Metal single-hung windows
• Laundry & utility: Washer; Dryer; Utility room on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 2.6% in Palm City — 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 79/100 on livability (#140 in FL, #2,113 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Martin (suburban): math 52% / reading 53% proficiency, ranked #24 of 73 in FL (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.7%/yr); 588 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 35% of the median local income ($78k/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 $6k of value loss. Plan a longer hold.
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 30y ago; this cycle's ask has dropped $32k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $185k implies a 219% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.22% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.30%
• DSCR: 1.50
• GRM: 6.8

CMA / ARV

• ARV (median comp): $198,315
• List price: $185,000
• Delta: -6.71%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2800 SW Toronado Trl	0.05mi	2/2.0	1,461 (-4%)	6mo	$222,000	$152	86
2791 SW Pontiac Pl	0.14mi	2/2.0	1,468 (-4%)	2mo	$98,000	$67	86
2857 SW Toronado Trl	0.03mi	2/2.0	1,460 (-4%)	7mo	$215,000	$147	86
2779 SW Olds Pl	0.20mi	3/2.0 (+1)	1,574 (+3%)	2mo	$215,000	$137	78
2764 SW Olds Pl	0.17mi	3/2.0 (+1)	1,512 (-1%)	12mo	$246,000	$163	76
2709 SW Olds Pl	0.23mi	2/2.0	1,418 (-7%)	10mo	$180,000	$127	70
2889 SW Pontiac Pl	0.14mi	2/2.0	1,440 (-5%)	18mo	$160,000	$111	69
2855 SW Monarch Trl	0.03mi	2/2.0	1,406 (-8%)	23mo	$225,000	$160	66
2833 SW Pontiac Pl	0.14mi	2/2.0	1,342 (-12%)	11mo	$232,000	$173	64
2585 SW Marquis Ter	0.33mi	2/2.0	1,294 (-15%)	1mo	$213,500	$165	58
2594 SW Pontiac Pl	0.26mi	2/2.0	1,396 (-8%)	23mo	$235,000	$168	55
8913 SW Chevy Cir	0.53mi	2/2.0	1,642 (+8%)	10mo	$208,000	$127	54

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 · 2.71% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $476
• Equity at exit: $27,584

10-year hold

• IRR: 9.6%
• Equity multiple: 1.73×
• Total profit: $37,918
• Equity at exit: $15,995

Cash invested: $51,800 (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 34997

• Rents YoY: 2.7%
• Active inventory: 588
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,256 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$72 /mo · $863/yr
• Insurance: −$77
• HOA: −$175
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $488

Break-even live

Break-even rent $1,638

Max offer price $185,000

Occupancy floor 73%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9491 SW Merlin Ct Stuart, FL	3.0	2.5	1614	$2,300	$1.43	23d	1	0.16mi
3171 SW Otter Ln Stuart, FL	2.0	2.5	1627	$2,295	$1.41	23d	1	0.24mi
8913 SW Chevy Cir Stuart, FL	2.0	2.0	1642	$2,500	$1.52	23d	1	0.52mi

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: landscaping

Listing history 24 events

1. 2026-06-17
   status $185,000 Pending 47 DOM
2. 2026-06-17
   days on market $185,000 Active 47 DOM
3. 2026-06-16
   days on market $185,000 Active 46 DOM
4. 2026-06-15
   price $185,000 Active 45 DOM
5. 2026-06-15
   days on market $217,000 Active 45 DOM
6. 2026-06-14
   days on market $217,000 Active 43 DOM
7. 2026-06-13
   days on market $217,000 Active 42 DOM
8. 2026-06-10
   days on market $217,000 Active 40 DOM
9. 2026-06-09
   days on market $217,000 Active 39 DOM
10. 2026-06-08
    days on market $217,000 Active 38 DOM
11. 2026-06-07
    days on market $217,000 Active 37 DOM
12. 2026-06-03
    days on market $217,000 Active 33 DOM
13. 2026-06-02
    days on market $217,000 Active 32 DOM
14. 2026-06-01
    days on market $217,000 Active 31 DOM
15. 2026-05-31
    days on market $217,000 Active 30 DOM
16. 2026-05-31
    days on market $217,000 Active 29 DOM
17. 2026-05-01
    listed $217,000 Active 462-char remark
18. 1999-10-04
    soldstatus $58,000
19. 1999-09-30
    soldstatus $58,000 381-char remark

    Show marketing remark (381 chars)

    BRAND NEW CARPETING IN HUGE LIVING RM W/ BUILT IN SHELVES & DINING RM. NEW VINYL IN FAMILY RM W/ MIRRORED WET BAR+SHELVES & KITCHEN WITH CENTER ISLAND AND LARGE PANTRY. NEWER ROOF & A/C. GLASS ENCL. FL RM. HUGE 12X16 WORKSHOP. FENCED BACKYARD W/ NATIVE LANDSCAPING. WELL MAINTAINED, FORMER MODEL. ON LOCKBOX INFO FROM COUNTY RECORDS NOT GUARANTEED TO BE ACCURATE.

20. 1999-06-30
    listed $59,900 381-char remark

    Show marketing remark (381 chars)

    BRAND NEW CARPETING IN HUGE LIVING RM W/ BUILT IN SHELVES & DINING RM. NEW VINYL IN FAMILY RM W/ MIRRORED WET BAR+SHELVES & KITCHEN WITH CENTER ISLAND AND LARGE PANTRY. NEWER ROOF & A/C. GLASS ENCL. FL RM. HUGE 12X16 WORKSHOP. FENCED BACKYARD W/ NATIVE LANDSCAPING. WELL MAINTAINED, FORMER MODEL. ON LOCKBOX INFO FROM COUNTY RECORDS NOT GUARANTEED TO BE ACCURATE.

21. 1998-04-15
    soldstatus $53,400
22. 1998-01-19
    historical
23. 1996-01-19
    listed $62,500
24. 1991-12-16
    soldstatus $61,000

ⓘ 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: $863 · $72/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$673/yr (+$56/mo · 78.0%)

ⓘ 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 ≥107°F today · 25 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: $27,067
• − Mortgage interest: −$10,363
• − Property taxes: −$863
• − Insurance: −$925
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − HOA: −$2,100
• − Depreciation: −$5,382
• Taxable income: $3,104
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $5,108/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: Martin
• NCES district ID: 1201290
• Math proficiency: 52% ▼ -14.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $52,482
• Composite: 45.1/100
• National rank: #2690
• State rank: #24 of 73 in FL

Livability — Palm City

• Score: 79/100
• State rank: #140
• US rank: #2113

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Martin County · 165,223 people
• City population: 30,592
• Metro: Port St. Lucie, FL
• Population (ZIP): 47,075
• Household income: $78,136
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 1323.0

Population outlook (Martin County) Hauer SSP2

• Today (2025): 172,383 people
• By 2030: 180,192 · +4.5%
• By 2040: 194,114 · +12.6%
• By 2050: 204,992 · +18.9%
• By 2075: 229,641 · +33.2%
• By 2100: 232,146 · +34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 9% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+31.1) · D 34.1% · R 65.2%
• 2008→2024 swing: -17.5pp toward R · 2008: -13.6pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+24.6 2016: R+26.9 2012: R+22.9 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -319.78%
• Current HPI: 336.7717
• Rent YoY: ▲ 2.71%
• 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

+203.3% since first listed

10 events — show timeline

• 2026-06-17 Pending — MCRTC
• 2026-06-15 Price Changed $185,000 MCRTC
• 2026-05-01 Listed $217,000 MCRTC
• 1999-10-04 Sold (Public Records) $58,000 Public Records
• 1999-09-30 Sold (MLS) $58,000 MCRTC
• 1999-06-30 Listed $59,900 MCRTC
• 1998-04-15 Sold (Public Records) $53,400 Public Records
• 1998-01-19 Listing Removed — MCRTC
• 1996-01-19 Listed $62,500 MCRTC
• 1991-12-16 Sold (Public Records) $61,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $863 · +2.1% YoY. Source: county tax records.