22 Mediterranean East Blvd E · Port St. Lucie, FL 34952

$72,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 444 Days on market

Built 1991 Est $128k · 44% under $783/mo HOA · 40% of rent ↓ 46% 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
• Schools +3.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 22 Mediterranean East, nestled in the 55+ community of Spanish Lakes One in Port St. Lucie, FL! This delightful home offers a harmonious blend of comfort, style and privacy, perfect for those seeking a serene lifestyle. The spacious layout creates an inviting atmosphere for relaxation and entertaining. This home has been totally remodeled with new flooring, new SS appliances and new roof. The peaceful community provides a variety of amenities, including recreational facilities and opportunities to connect with neighbors. Located conveniently near shopping, dining, and entertainment, this home ensures you'll enjoy the best of both worlds: tranquil living and modern convenience. Di

Key facts

• New ss appliances
• Totally remodeled
• New flooring

Tags

• TOTALLY REMODELED
• NEW FLOORING
• NEW SS APPLIANCES
• NEW ROOF
• RECREATIONAL FACILITIES
• CONVENIENTLY NEAR SHOPPING

Property features AI

Finance

• Other: Located in a senior community; Directions: Enter Spanish Lakes One at Mediterranean Blvd South, continue to Mediterranean East; home is on the right
• Financial info: Pets allowed (with number limits)
• HOA & community: Community has association with monthly fee; Association amenities include pool, spa/hot tub, fitness center, tennis courts, clubhouse, billiard and game rooms, community room, library, golf course, manager on site, and street lights; HOA fee paid monthly and includes grounds maintenance, trash, common areas, common real estate tax, and recreation facilities

Exterior

• Parking: Attached carport; 2 carport spaces; 2 covered spaces; 1 open parking space
• Security: Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available
• Home design: Manufactured home; Single-story; West-facing
• Construction: Vinyl siding; Modular construction; Mobile dimensions approximately 56' x 24'
• Exterior features: Screened patio; Patio; Fruit trees on the lot; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral and vaulted ceilings; Walk-in closets
• Laundry & utility: Indoor laundry with washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $72k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.9% in Port St. Lucie — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 38% 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 $498 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 444 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $73k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 444 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 2.73% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.08%
• DSCR: 1.72
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $127,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3005 Approach Shot Way	0.51mi	2/2.0	1,333 (-1%)	3mo	$149,900	$112	72
7953 Horned Lark Cir	0.48mi	2/2.0	1,286 (-4%)	1mo	$130,000	$101	70
2948 Fiddlewood Cir	0.47mi	2/2.0	1,280 (-5%)	1mo	$122,000	$95	69
31 Huarte Way	0.32mi	2/2.0	1,188 (-12%)	3mo	$45,000	$38	63
8164 Buckthorn Cir	0.55mi	2/2.0	1,338 (-0%)	18mo	$83,000	$62	59
3033 Satinleaf Ln	0.56mi	2/2.0	1,248 (-7%)	4mo	$195,000	$156	58
192 W Caribbean	0.66mi	2/2.0	1,416 (+5%)	6mo	$49,000	$35	56
188 W West Caribbean W	0.65mi	2/2.0	1,400 (+4%)	17mo	$106,000	$76	49
3115 Palm Warbler Ct	0.71mi	2/2.0	1,429 (+6%)	9mo	$140,000	$98	49
3425 Crabapple Dr	0.72mi	2/2.0	1,395 (+4%)	18mo	$205,000	$147	45
166 W West Caribbean	0.68mi	2/2.0	1,450 (+8%)	14mo	$38,000	$26	44
8 S Alhambra Ln	0.71mi	3/2.0 (+1)	1,400 (+4%)	14mo	$100,000	$71	43

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: 5.1%
• Equity multiple: 1.20×
• Total profit: $3,937
• Equity at exit: $10,735

10-year hold

• IRR: 13.0%
• Equity multiple: 1.95×
• Total profit: $19,182
• Equity at exit: $6,225

Cash invested: $20,160 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,963 high
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$783
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $270

Break-even live

Break-even rent $1,621

Max offer price $72,000

Occupancy floor 81%

Sensitivity live

Price	-10% $320	-5% $295	+0% $270	+5% $245	+10% $220
Rent	-10% $115	-5% $193	+0% $270	+5% $348	+10% $425
Rate	-1.0pp $306	-0.5pp $288	base $270	+0.5pp $251	+1.0pp $232

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.42mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	24d	1	1.03mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	24d	1	1.07mi
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
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	14d	6	1.28mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	14d	16	1.41mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	24d	1	1.43mi
2082 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1524	$1,850	$1.21	24d	1	1.46mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	14d	1	1.47mi

HOA detail

• Monthly dues: $783 · $9,396/yr

Listing history 31 events

1. 2026-06-18
   days on market $72,000 Active 444 DOM
2. 2026-06-17
   days on market $72,000 Active 443 DOM
3. 2026-06-16
   days on market $72,000 Active 442 DOM
4. 2026-06-15
   days on market $72,000 Active 441 DOM
5. 2026-06-14
   days on market $72,000 Active 439 DOM
6. 2026-06-13
   pricedays on market $72,000 Active 438 DOM
7. 2026-06-10
   days on market $78,000 Active 436 DOM
8. 2026-06-09
   days on market $78,000 Active 435 DOM
9. 2026-06-08
   days on market $78,000 Active 434 DOM
10. 2026-06-07
    days on market $78,000 Active 433 DOM
11. 2026-06-05
    days on market $78,000 Active 430 DOM
12. 2026-06-03
    days on market $78,000 Active 429 DOM
13. 2026-06-02
    days on market $78,000 Active 428 DOM
14. 2026-06-01
    days on market $78,000 Active 427 DOM
15. 2026-05-31
    days on market $78,000 Active 426 DOM
16. 2026-05-30
    days on market $78,000 Active 425 DOM
17. 2026-05-12
    price $78,000
18. 2026-04-03
    status Active
19. 2026-03-31
    historical
20. 2026-03-28
    price $82,000
21. 2026-03-14
    price $87,000
22. 2026-01-14
    price $89,000
23. 2025-12-05
    price $95,000
24. 2025-10-06
    price $98,000
25. 2025-09-22
    price $108,900
26. 2025-06-23
    price $114,900
27. 2025-05-29
    price $124,900
28. 2025-04-07
    price $139,000
29. 2025-03-27
    listed $145,000 Active
30. 2024-12-03
    historical
31. 2024-09-09
    listed $145,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥106°F today · 20 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: $23,555
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − HOA: −$9,396
• − Depreciation: −$2,095
• Taxable income: $2,822
• Est. tax owed @ 24.0%: −$677
• After-tax cash flow: $2,564/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 — Port St. Lucie

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Saint Lucie County · 337,150 people
• City population: 221,051
• 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

-46.2% since first listed

15 events — show timeline

• 2026-05-12 Price Changed $78,000 Beaches MLS
• 2026-04-03 Relisted — Beaches MLS
• 2026-03-31 Listing Removed — Beaches MLS
• 2026-03-28 Price Changed $82,000 Beaches MLS
• 2026-03-14 Price Changed $87,000 Beaches MLS
• 2026-01-14 Price Changed $89,000 Beaches MLS
• 2025-12-05 Price Changed $95,000 Beaches MLS
• 2025-10-06 Price Changed $98,000 Beaches MLS
• 2025-09-22 Price Changed $108,900 Beaches MLS
• 2025-06-23 Price Changed $114,900 Beaches MLS
• 2025-05-29 Price Changed $124,900 Beaches MLS
• 2025-04-07 Price Changed $139,000 Beaches MLS
• 2025-03-27 Listed $145,000 Beaches MLS
• 2024-12-03 Listing Removed — Beaches MLS
• 2024-09-09 Listed $145,000 Beaches MLS