1 Castilla Ln · River Park, FL 34952

$39,900

2 bd · 2.0 ba · 1,296 sqft · Manufactured · 118 Days on market

Built 1979 Est $71k · 44% under $867/mo HOA · 43% of rent ↓ 17% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• 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

Discover comfort and convenience at 1 Castilla Lane located in the 55+ community of Spanish Lakes Riverfront, a well kept home offering bright, open living spaces and a layout that feels instantly welcoming. Enjoy a spacious kitchen, a relaxing primary suite, and versatile additional bedrooms perfect for guests or a home office. Recent updates include a new AC unit and a new roof, giving you peace of mind and added efficiency. Lot rent is only $867 and includes lawn maintenance. Located minutes from shopping, dining, parks, and all the best of the Treasure Coast, this home delivers exceptional value in a desirable neighborhood. Move in ready and full of potential. Come see why this one stan

Key facts

• Clubhouse
• Open layout
• Maintenance free

Tags

• OPEN LAYOUT
• ABUNDANT NATURAL LIGHT
• MAINTENANCE FREE
• NEW AC
• NEW ROOF
• CLUBHOUSE

Property features AI

Finance

• Financial info: Pets allowed (restrictions possible); Senior community
• HOA & community: Has association with clubhouse, fitness center, pool, tennis courts, shuffleboard court, game room, workshop area, library, management and on-site manager; Monthly HOA fee

Exterior

• Parking: 2 total parking spaces; Attached carport (1 covered carport space); Circular driveway; 1 open parking space
• Security: Security patrol
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Manufactured home (double wide, modular); Single-story; Northeast-facing
• Construction: Aluminum siding; Composition/shingle roof
• Exterior features: Shed(s); Entry-level living area; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Security patrol
• Laundry & utility: Inside laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.3% 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; 15 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 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.
• 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 $36,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 5.10% ✓
• Cap rate: 20.31%
• Cash-on-cash: 50.06%
• DSCR: 3.23
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $71,280
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Yolanda Ln	0.13mi	2/2.0	1,280 (-1%)	5mo	$39,000	$30	87
38 Alta Loma	0.27mi	2/2.0	1,433 (+11%)	5mo	$180,000	$126	66
501 La Buona Vita Dr	0.65mi	2/2.0	1,289 (-0%)	9mo	$132,000	$102	61
45 Mediterranean Blvd W	0.17mi	2/2.0	1,200 (-7%)	24mo	$38,000	$32	60
23 San Pablo Ln	0.41mi	2/2.0	1,200 (-7%)	13mo	$37,000	$31	57
2 Quintana Roo Ln	0.44mi	2/2.0	1,350 (+4%)	21mo	$32,000	$24	55
560 Natalie Dr	0.53mi	2/2.0	1,248 (-4%)	18mo	$162,800	$130	54
8 S Alhambra Ln	0.37mi	3/2.0 (+1)	1,400 (+8%)	14mo	$100,000	$71	52
8591 Mary Ann Ln	0.74mi	2/2.0	1,354 (+4%)	7mo	$75,000	$55	52
7 Reforma Ln	0.37mi	2/2.0	1,150 (-11%)	20mo	$37,000	$32	48
8580 Mary Ann Ln	0.71mi	2/2.0	1,471 (+14%)	5mo	$175,000	$119	40

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: 45.8%
• Equity multiple: 2.93×
• Total profit: $21,590
• Equity at exit: $5,949

10-year hold

• IRR: 50.8%
• Equity multiple: 5.52×
• Total profit: $50,519
• Equity at exit: $3,450

Cash invested: $11,172 (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: 1.6×

Monthly cashflow live

• Estimated rent: $2,036 high
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$867
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $466

Break-even live

Break-even rent $1,447

Max offer price $39,900

Occupancy floor 72%

Sensitivity live

Price	-10% $494	-5% $480	+0% $466	+5% $452	+10% $438
Rent	-10% $305	-5% $386	+0% $466	+5% $546	+10% $627
Rate	-1.0pp $486	-0.5pp $476	base $466	+0.5pp $456	+1.0pp $445

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	14d	1	0.78mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	14d	16	0.80mi
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	24d	1	0.91mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	14d	15	1.02mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	24d	1	1.05mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	24d	1	1.07mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	24d	1	1.08mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	24d	1	1.10mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	21d	1	1.15mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	24d	1	1.16mi
2 Lake Vista Trl #107 Port Saint Lucie, FL	2.0	2.0	1170	$1,850	$1.58	24d	1	1.20mi
400 NW Prima Vista Blvd Port St Lucie, FL	2.0	2.0	1566	$2,300	$1.47	24d	1	1.21mi
1 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,800	$1.54	24d	1	1.23mi
336 SE Tranquilla Ave Port Saint Lucie, FL	3.0	3.0	1412	$2,700	$1.91	14d	1	1.29mi
650 SE Evergreen Ter Port Saint Lucie, FL	2.0	2.0	974	$2,095	$2.15	14d	1	1.39mi

HOA detail

• Monthly dues: $867 · $10,404/yr

Listing history 20 events

1. 2026-06-18
   days on market $39,900 Active 118 DOM
2. 2026-06-17
   days on market $39,900 Active 117 DOM
3. 2026-06-16
   days on market $39,900 Active 116 DOM
4. 2026-06-15
   days on market $39,900 Active 115 DOM
5. 2026-06-14
   days on market $39,900 Active 113 DOM
6. 2026-06-13
   days on market $39,900 Active 112 DOM
7. 2026-06-10
   days on market $39,900 Active 110 DOM
8. 2026-06-09
   days on market $39,900 Active 109 DOM
9. 2026-06-08
   days on market $39,900 Active 108 DOM
10. 2026-06-07
    days on market $39,900 Active 107 DOM
11. 2026-06-05
    days on market $39,900 Active 104 DOM
12. 2026-06-03
    days on market $39,900 Active 103 DOM
13. 2026-06-02
    days on market $39,900 Active 102 DOM
14. 2026-06-01
    days on market $39,900 Active 101 DOM
15. 2026-05-31
    days on market $39,900 Active 100 DOM
16. 2026-05-30
    days on market $39,900 Active 99 DOM
17. 2026-02-20
    listed $39,900 Active
18. 2026-02-05
    historical
19. 2026-01-08
    price $45,000
20. 2025-08-05
    listed $48,000 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: $24,437
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − HOA: −$10,404
• − Depreciation: −$1,161
• Taxable income: $5,929
• Est. tax owed @ 24.0%: −$1,423
• After-tax cash flow: $4,169/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

-16.9% since first listed

4 events — show timeline

• 2026-02-20 Listed $39,900 Beaches MLS
• 2026-02-05 Listing Removed — Beaches MLS
• 2026-01-08 Price Changed $45,000 Beaches MLS
• 2025-08-05 Listed $48,000 Beaches MLS