12 Universidad Ln · River Park, FL 34952

$29,000

2 bd · 2.0 ba · 1,400 sqft · Manufactured · 156 Days on market

Built 1978 $833/mo HOA · 40% of rent ↓ 29% since listing

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Why this score? — see what drove the D+ 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 +7.5/15.0
• 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 MLS

2 Bedroom 2 Bath Excellent condition Recent updates: new roof & gutters; new stove. • Systems: central A/C; electric heat; ceiling fans; on site laundry • Lot & exterior: carport; storage shed; cul de sac lot; community lake/riverfront setting. • Park rules: 55+ age restricted community; park approval required to purchase; lot lease/HOA applies Included services (typical in park listings): lawn maintenance, trash removal, and community activities Spanish Lakes Riverfront offers a resort style, active adult environment with clubhouse, pool, fitness, tennis, golf and social activities Market rent $833.06 a month.

Key facts

• On site laundry
• New stove
• Ceiling fans

Tags

• NEW ROOF
• NEW STOVE
• CENTRAL A/C
• ELECTRIC HEAT
• CEILING FANS
• ON SITE LAUNDRY

Property features AI

Finance

• Financial info: Pets allowed (restrictions possible)
• HOA & community: Part of an association (Spanish Lakes) with monthly dues; Association amenities include pool, clubhouse, fitness center, tennis courts, golf and putting green, bocce ball, boating, billiard and game rooms, community/business center, cafe/restaurant, picnic areas, library, management and on-site manager, internet included, parking

Exterior

• Parking: Three total parking spaces; Attached carport (1 covered space); Two open driveway spaces; Assigned parking
• Security: Smoke detectors; Security patrol
• Utilities: Public water; Public sewer; Underground utilities available; 220 volts, three-phase electric
• Home design: Manufactured home; One story; Entry-level living area; Faces north
• Construction: Vinyl siding modular construction; Shingle roof; Concrete perimeter raised foundation; Aluminum skirting; Built in 1,600 building area (owner source)
• Exterior features: Open patio and open porch; Additional patio and porch space; Outbuilding / shed for storage; Cul-de-sac location; Interior lot; Paved road frontage (east of US-1); Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Linoleum; Tile; Vinyl; Wood
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating (heat pump, natural gas); Central air conditioning; Ceiling fans
• Interior features: Built-in features; Cathedral and vaulted ceilings; Entrance foyer; Kitchen island; Wet bar; Walk-in closets; Closet cabinetry; Custom mirrors
• Laundry & utility: Inside laundry room with laundry tub

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $29k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $29k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.4% 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: amenities F, employment F, health & safety D-.
• 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.
• Zoned schools: Savanna Ridge Elementary School (math 40% / reading 45%, grade F, #1,383 of 2,144 statewide, top 65%, 452 students, 75% FRL); Port St. Lucie High School (math 21% / reading 43%, grade F, #415 of 667 statewide, top 63%, 1,748 students, 67% FRL).
• Market conditions: Rents rising (+1.9%/yr); 639 active listings in the ZIP; 17 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 $200 of loan paydown is wiped out by about $870 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 16% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 7.16% ✓
• Cap rate: 31.44%
• Cash-on-cash: 89.80%
• DSCR: 5.00
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $99,400
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Alta Loma	0.32mi	2/2.0	1,433 (+2%)	5mo	$180,000	$126	77
5 Yolanda Ln	0.13mi	2/2.0	1,280 (-9%)	5mo	$39,000	$30	75
8 S Alhambra Ln	0.47mi	3/2.0 (+1)	1,400 (0%)	14mo	$100,000	$71	61
2 Quintana Roo Ln	0.34mi	2/2.0	1,350 (-4%)	21mo	$32,000	$24	61
45 Mediterranean Blvd W	0.23mi	2/2.0	1,200 (-14%)	24mo	$38,000	$32	46
501 La Buona Vita Dr	0.73mi	2/2.0	1,289 (-8%)	9mo	$132,000	$102	45
23 San Pablo Ln	0.46mi	2/2.0	1,200 (-14%)	13mo	$37,000	$31	44
560 Natalie Dr	0.60mi	2/2.0	1,248 (-11%)	18mo	$162,800	$130	39

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: 88.6%
• Equity multiple: 4.98×
• Total profit: $32,313
• Equity at exit: $4,324

10-year hold

• IRR: 91.2%
• Equity multiple: 9.77×
• Total profit: $71,214
• Equity at exit: $2,507

Cash invested: $8,120 (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: 1.2×

Monthly cashflow live

• Estimated rent: $2,077 high
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• HOA: −$833
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $608

Break-even live

Break-even rent $1,308

Max offer price $29,000

Occupancy floor 66%

Sensitivity live

Price	-10% $628	-5% $618	+0% $608	+5% $598	+10% $588
Rent	-10% $444	-5% $526	+0% $608	+5% $690	+10% $772
Rate	-1.0pp $622	-0.5pp $615	base $608	+0.5pp $600	+1.0pp $593

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	0.72mi
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	0.82mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	24d	1	0.99mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	24d	1	1.02mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	24d	1	1.07mi
400 NW Prima Vista Blvd Port St Lucie, FL	2.0	2.0	1566	$2,300	$1.47	24d	1	1.08mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	24d	1	1.09mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	21d	1	1.12mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	14d	15	1.13mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	24d	1	1.15mi
336 SE Tranquilla Ave Port Saint Lucie, FL	3.0	3.0	1412	$2,700	$1.91	14d	1	1.17mi
2 Lake Vista Trl #107 Port Saint Lucie, FL	2.0	2.0	1170	$1,850	$1.58	24d	1	1.17mi
1 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,800	$1.54	24d	1	1.20mi
650 SE Evergreen Ter Port Saint Lucie, FL	2.0	2.0	974	$2,095	$2.15	14d	1	1.32mi
201 NE Midfield Ln Port Saint Lucie, FL	2.0	2.0	1389	$2,500	$1.80	24d	1	1.45mi
213 NE Prima Vista Blvd Port Saint Lucie, FL	2.0	1.0	1012	$2,000	$1.98	24d	1	1.47mi

HOA detail

• Monthly dues: $833 · $9,996/yr
• Likely covers: trashelectricpool

Listing history 19 events

1. 2026-06-18
   days on market $29,000 Active 156 DOM
2. 2026-06-17
   days on market $29,000 Active 155 DOM
3. 2026-06-16
   days on market $29,000 Active 154 DOM
4. 2026-06-15
   days on market $29,000 Active 153 DOM
5. 2026-06-14
   pricedays on marketlisting id $29,000 Active 151 DOM
6. 2026-06-13
   days on market $25,000 Active 23 DOM
7. 2026-06-10
   days on market $25,000 Active 21 DOM
8. 2026-06-09
   days on market $25,000 Active 20 DOM
9. 2026-06-08
   days on market $25,000 Active 19 DOM
10. 2026-06-07
    days on market $25,000 Active 18 DOM
11. 2026-06-05
    days on market $25,000 Active 15 DOM
12. 2026-06-03
    days on market $25,000 Active 14 DOM
13. 2026-06-02
    days on market $25,000 Active 13 DOM
14. 2026-06-01
    days on market $25,000 Active 12 DOM
15. 2026-05-31
    days on market $25,000 Active 11 DOM
16. 2026-05-30
    days on market $25,000 Active 10 DOM
17. 2026-05-20
    listed $25,000 Active
18. 2026-02-20
    price $29,000 647-char remark

    Show marketing remark (647 chars)

    2 Bedroom 2 Bath Excellent condition Recent updates: new roof & gutters; new stove. • Systems: central A/C; electric heat; ceiling fans; on site laundry • Lot & exterior: carport; storage shed; cul de sac lot; community lake/riverfront setting. • Park rules: 55+ age restricted community; park approval required to purchase; lot lease/HOA applies Included services (typical in park listings): lawn maintenance, trash removal, and community activities Spanish Lakes Riverfront offers a resort style, active adult environment with clubhouse, pool, fitness, tennis, golf and social activities Market rent $833.06 a month.

19. 2026-01-13
    listed $35,000 Active 647-char remark

    Show marketing remark (647 chars)

    2 Bedroom 2 Bath Excellent condition Recent updates: new roof & gutters; new stove. • Systems: central A/C; electric heat; ceiling fans; on site laundry • Lot & exterior: carport; storage shed; cul de sac lot; community lake/riverfront setting. • Park rules: 55+ age restricted community; park approval required to purchase; lot lease/HOA applies Included services (typical in park listings): lawn maintenance, trash removal, and community activities Spanish Lakes Riverfront offers a resort style, active adult environment with clubhouse, pool, fitness, tennis, golf and social activities Market rent $833.06 a month.

ⓘ 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: $24,928
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$145
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − HOA: −$9,996
• − Depreciation: −$844
• Taxable income: $7,895
• Est. tax owed @ 24.0%: −$1,895
• After-tax cash flow: $5,397/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

-28.6% since first listed

3 events — show timeline

• 2026-05-20 Listed $25,000 Beaches MLS
• 2026-02-20 Price Changed $29,000 Beaches MLS
• 2026-01-13 Listed $35,000 Beaches MLS