8491 Florence Dr · River Park, FL 34952

$178,900

2 bd · 2.0 ba · 1,118 sqft · SingleFamily public records · 119 Days on market

Built 1987 2,223 sqft lot Est $335k · 47% under $210/mo HOA · 10% of rent

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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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.6/10.0
• 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

Fall in love! NO LAND LEASE! COMPLETELY REMODELED IN 2022 by master carpenter! Beautiful 2Bd/2Ba home in desirable 55+ Community. Partially furnished incl. 2 TVs. BRAND NEW AC/HEAT Feb 2026! Located in Pet section! Gorgeous white kitchen with SS appliances. Large bedrooms with spacious closets. IMPACT WINDOWS with beautiful casement details throughout. Crown molding. No popcorn ceilings. Seamless walls. Luxury vinyl plank floors. Secure 3-car''wind proof'' carport. No rear neighbors insures your privacy. Low HOA $210/mo. includes cable TV, Hi Speed Internet, trash removal, clubhouse amenities. Year round pool, social events, Bocci Ball court. Short ride to beach. Near Aldi's, shopping, rest

Key facts

• 2,223 sq ft lot
• 4 parking spots
• Community pool

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK; restrictions and possible limits apply)
• Financial info: No land lease
• HOA & community: Association with monthly fee; Association amenities include billiard room, clubhouse, game room, pool (heated), shuffleboard court, bocce ball, community room, internet included, kitchen facilities, library, and pickleball courts; Association fee $210 monthly (paid monthly); Association fee includes cable TV, internet, trash, common areas, and reserve funds; Senior community

Exterior

• Parking: 4 total parking spaces; Attached carport with 3 covered/carport spaces; 1 open parking space
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Underground utilities; Water connected; Sewer connected
• Home design: Manufactured home (double wide); One story; Entry level living area; Faces east; Resale condition
• Construction: Aluminum siding; Metal roof; Double wide manufactured body type
• Exterior features: Screened porch; Porch; Private paved road frontage; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling (Central air)
• Interior features: Vaulted ceilings; Walk-in closets; Stacked bedroom layout; Partially furnished; Insulated windows
• Laundry & utility: Laundry inside the home

🏷️ Possibly a rental listed for sale. The $178,900 price doesn't fit this home's estimated sale value (~$335,400) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $163k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 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 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 $1k of loan paydown is wiped out by about $5k 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 119 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

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 $162,799 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 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: 1.16% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.76%
• DSCR: 1.35
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $335,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
842 SE Chaloupe Ave	0.60mi	3/2.0 (+1)	1,284 (+15%)	9mo	$385,000	$300	34

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-10,506
• Equity at exit: $26,675

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $8,795
• Equity at exit: $15,468

Cash invested: $50,092 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,071 high
• Mortgage (P&I): −$938
• Tax from tax record: −$90 /mo · $1,075/yr
• Insurance: −$75
• HOA: −$210
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $324

Break-even live

Break-even rent $1,661

Max offer price $178,900

Occupancy floor 79%

Sensitivity live

Price	-10% $425	-5% $375	+0% $324	+5% $273	+10% $223
Rent	-10% $160	-5% $242	+0% $324	+5% $406	+10% $488
Rate	-1.0pp $414	-0.5pp $369	base $324	+0.5pp $278	+1.0pp $230

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: $44,725
• Closing costs: $5,367
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	24d	1	0.74mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	14d	15	0.83mi
650 SE Evergreen Ter Port Saint Lucie, FL	2.0	2.0	974	$2,095	$2.15	14d	1	0.97mi
991 SE Walters Ter Port Saint Lucie, FL	2.0	2.0	1040	$8,500	$8.17	24d	1	1.00mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	14d	7	1.31mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	14d	1	1.35mi
336 SE Tranquilla Ave Port Saint Lucie, FL	3.0	3.0	1412	$2,700	$1.91	14d	1	1.39mi
1455 SE Colchester Cir Port Saint Lucie, FL	2.0	2.0	921	$1,795	$1.95	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	1.42mi

HOA detail

• Monthly dues: $210 · $2,520/yr
• Likely covers: trashinternetcablepool

Listing history 12 events

1. 2026-06-07
   statusdays on market $178,900 Pending 119 DOM
2. 2026-06-05
   days on market $178,900 Active Under Contract 118 DOM
3. 2026-06-03
   days on market $178,900 Active Under Contract 117 DOM
4. 2026-06-02
   days on market $178,900 Active Under Contract 116 DOM
5. 2026-06-01
   days on market $178,900 Active Under Contract 115 DOM
6. 2026-05-31
   days on market $178,900 Active Under Contract 114 DOM
7. 2026-05-30
   days on market $178,900 Active Under Contract 113 DOM
8. 2026-05-24
   historical Active Under Contract
9. 2026-04-09
   price $178,900
10. 2026-02-06
    listed $182,000 Active
11. 2026-02-02
    historical $182,000
12. 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.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,075 · $90/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$410/yr (+$34/mo · 38.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $24,854
• − Mortgage interest: −$10,021
• − Property taxes: −$1,075
• − Insurance: −$894
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − HOA: −$2,520
• − Depreciation: −$5,204
• Taxable income: $1,163
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $3,608/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

-96.0% since first listed

5 events — show timeline

• 2026-05-24 Contingent — Beaches MLS
• 2026-04-09 Price Changed $178,900 Beaches MLS
• 2026-02-06 Listed $182,000 Beaches MLS
• 2026-02-02 Coming Soon $182,000 Beaches MLS
• 2001-06-01 Sold (Public Records) $4,450,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $1,075 · -2.5% YoY. Source: county tax records.