3 Mediterranean Blvd E · Port St. Lucie, FL 34952

$62,500

2 bd · 2.0 ba · 980 sqft · Manufactured · 16 Days on market

Built 1993 Fair condition ↓ 11% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Creampuff! Everything's in great condition! Roof, Pergo floors, A/C all maintained and in great condition! Freshly painted inside and out! All new kitchen appliances, whirlpool, and Bosch dishwasher. Water heater 2 yrs old, new plumbing and wiring in Spanish Lakes Golf Village community! Enjoy amenities galore, such as Olympic size swimming pool, free golf, tennis, bocce ball, spa, shuffleboard and more. This two bedroom two bath split floor plan has updated flooring and cozy beach cottage vibe that you will love. Furnished turnkey! Enjoy coffee overlooking the lake on your private deck. This neighborhood is safe and quiet. Just 15 minutes from the beach and east of US 1. It's lovingly maintained and you will love your new friends and affordable retirement lifestyle here

Key facts

• Split-plan
• Lake view
• Corner lot

Tags

• CORNER LOT
• LAKE VIEW
• SPLIT-PLAN
• FULLY FURNISHED
• SEPARATE LAUNDRY ROOM
• SCREENED-IN FLORIDA ROOM

Property features AI

Finance

• Other: Living area reported as 980; Land lease present
• Financial info: Land lease: monthly payment (land lease in effect through 2026-06-30)
• HOA & community: Located in a senior community; Pets allowed with no restrictions

Exterior

• Parking: Attached carport (1 covered space); 1 open parking space
• Security: Owned security system; Security patrol
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Manufactured home (modular) with vinyl siding; Single-story; Entry level living area; Faces east
• Construction: Vinyl siding; Modular construction; Composition/shingle roof; Skirt: other; Built as resale (previously owned)
• Exterior features: Covered patio; Screened patio; Patio; Paved road frontage; Waterfront: Yes (no specific waterfront features listed)

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air (electric)
• Interior features: Built-in features; Cathedral ceilings; Vaulted ceilings; Split bedroom layout; Furnished
• Laundry & utility: Laundry closet inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $62k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $62k).
• Recommended offer: $62k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.6% 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; 7 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 $432 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• 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 $61,562 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 3.12% ✓
• Cap rate: 27.61%
• Cash-on-cash: 76.15%
• DSCR: 4.39
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $40,180
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 El Camino Real	0.34mi	2/2.0	984 (+0%)	1mo	$15,000	$15	82
66 Spanish Way	0.18mi	2/2.0	984 (+0%)	14mo	$28,900	$29	80
46 Spanish Way	0.23mi	2/2.0	984 (+0%)	13mo	$15,000	$15	78
2975 Fiddlewood Cir	0.54mi	2/2.0	936 (-4%)	5mo	$207,500	$222	63
23 Oro Grande Way	0.33mi	2/2.0	1,088 (+11%)	6mo	$45,000	$41	61
2999 Saltbush Ct	0.49mi	2/2.0	1,040 (+6%)	8mo	$176,000	$169	60
7912 Black Tern Dr	0.68mi	2/2.0	1,107 (+13%)	8mo	$120,500	$109	40
5 Espanola Ln	0.55mi	2/1.5	850 (-13%)	16mo	$33,000	$39	38

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: 74.9%
• Equity multiple: 4.34×
• Total profit: $58,532
• Equity at exit: $9,319

10-year hold

• IRR: 78.3%
• Equity multiple: 8.64×
• Total profit: $133,735
• Equity at exit: $5,404

Cash invested: $17,500 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,952 high
• Mortgage (P&I): −$328
• Tax est. 1.5%: −$78 /mo · $938/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $1,111

Break-even live

Break-even rent $547

Max offer price $62,500

Occupancy floor 38%

Sensitivity live

Price	-10% $1,154	-5% $1,132	+0% $1,111	+5% $1,089	+10% $1,067
Rent	-10% $956	-5% $1,033	+0% $1,111	+5% $1,188	+10% $1,265
Rate	-1.0pp $1,142	-0.5pp $1,126	base $1,111	+0.5pp $1,094	+1.0pp $1,078

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.35mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	24d	1	1.04mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	14d	7	1.09mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	14d	6	1.21mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	24d	1	1.38mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	14d	16	1.46mi
1455 SE Colchester Cir Port Saint Lucie, FL	2.0	2.0	921	$1,795	$1.95	14d	1	1.47mi

Listing history 13 events

1. 2026-06-18
   days on market $62,500 Active 16 DOM
2. 2026-06-17
   days on market $62,500 Active 15 DOM
3. 2026-06-16
   days on market $62,500 Active 14 DOM
4. 2026-06-15
   days on market $62,500 Active 13 DOM
5. 2026-06-14
   days on market $62,500 Active 11 DOM
6. 2026-06-13
   days on market $62,500 Active 10 DOM
7. 2026-06-10
   days on market $62,500 Active 8 DOM
8. 2026-06-09
   days on market $62,500 Active 7 DOM
9. 2026-06-08
   days on market $62,500 Active 6 DOM
10. 2026-06-07
    days on market $62,500 Active 5 DOM
11. 2026-06-05
    days on market $62,500 Active 2 DOM
12. 2026-06-03
    remarks 576-char remark
13. 2026-06-03
    listed $62,500 Active 1 DOM

ⓘ 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: $23,429
• − Mortgage interest: −$3,501
• − Property taxes: −$938
• − Insurance: −$312
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − Depreciation: −$1,818
• Taxable income: $13,112
• Est. tax owed @ 24.0%: −$3,147
• After-tax cash flow: $10,179/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to improve its condition and value. Key areas for improvement include the kitchen and bathrooms, which need modernization to boost both resale and rental potential.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — outdated and in need of replacement
• Minor HVAC unit — standard unit, likely in need of cleaning

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen would improve both resale and rental value
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics
• Both replace HVAC unit — a new HVAC unit would improve comfort and energy efficiency, enhancing both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · outdated and in need of replacement	Moderate	$3,000–15,000
HVAC unit · standard unit, likely in need of cleaning	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing the kitchen would improve both resale and rental value ↑
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics ↑
• Both replace HVAC unit — a new HVAC unit would improve comfort and energy efficiency, enhancing both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-10.7% since first listed

8 events — show timeline

• 2026-06-01 Listed $62,500 Beaches MLS
• 2025-06-04 Sold (MLS) $80,000 Beaches MLS
• 2025-05-15 Listing Removed — Beaches MLS
• 2025-03-28 Price Changed $84,900 Beaches MLS
• 2025-02-28 Price Changed $89,900 Beaches MLS
• 2025-02-23 Price Changed $94,000 Beaches MLS
• 2025-02-14 Listed $92,000 Beaches MLS
• 2024-11-14 Listed $70,000 Beaches MLS