2808 Slice Ct · Port St. Lucie, FL 34952

$127,000

2 bd · 2.0 ba · 1,215 sqft · Manufactured public records · 76 Days on market

Built 2003 8,459 sqft lot Est $136k · 7% under $328/mo HOA · 16% of rent

---

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 +10.5/15.0
• 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 MLS

BRAND NEW RESALE, ON HUGE OVERSIZE LOT WITH A QUIET LAGOON IN BACK. 2 CAR CARPORT AND 2 CARS CAN FIT ON DRIVE. PRICED LOW FOR QUICK SALE LOT LEASE ONLY $275/MONTH FIXED

Key facts

• Quiet cul-de-sac
• Newer roof
• Oversized lot

Tags

• SPLIT BEDROOM FLOOR PLAN
• QUIET CUL-DE-SAC
• BEAUTIFUL LAKE VIEWS
• OVERSIZED LOT
• DURABLE LVP FLOORING
• NEWER ROOF

Property features AI

Finance

• Other: Pets allowed with possible restrictions (breed, number, size limits)
• Financial info: Land lease community with monthly land lease of $655 (lease expires 2102-01-01)
• HOA & community: Community association: Savanna Club; Monthly association fee of $328 includes cable, internet, grounds maintenance, security, trash, common areas, golf, reserve funds, recreation facilities, and pool service; Community amenities include clubhouse, fitness center, golf course, pool, spa/hot tub, tennis courts, pickleball, basketball, shuffleboard, bocce, putting green, billiard room, business center, cafe/restaurant, library, bike storage, sidewalks, manager on site, parking, and internet included; Senior community

Exterior

• Parking: Total parking for 6 vehicles; Attached carport with 2 covered/carport spaces; 4 open driveway spaces; Concrete driveway
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water connected; Sewer available; Natural gas not available
• Home design: Manufactured home; One story; Resale property; Facing south; Entry east of US-1
• Construction: Aluminum siding; Modular construction; Shingle roof; Built as a single-story structure
• Exterior features: Covered patio; Screened patio; Patio; Located on a cul-de-sac; Not waterfront

Interior

• Kitchen: 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 air conditioning; Ceiling fans
• Interior features: Split bedroom layout; Blinds and sliding window features
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $127k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Recommended offer: $119k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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 leasing fast (median 14d on market — plan ~1-2 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 $878 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $24k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $119,380 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.62% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.63%
• DSCR: 1.83
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $136,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3033 Satinleaf Ln	0.27mi	2/2.0	1,248 (+3%)	4mo	$195,000	$156	80
2948 Fiddlewood Cir	0.26mi	2/2.0	1,280 (+5%)	1mo	$122,000	$95	78
7953 Horned Lark Cir	0.30mi	2/2.0	1,286 (+6%)	1mo	$130,000	$101	75
3005 Approach Shot Way	0.18mi	2/2.0	1,333 (+10%)	3mo	$149,900	$112	73
3422 Feriwinkle Ct	0.54mi	2/2.0	1,184 (-3%)	4mo	$205,000	$173	68
3801 Meadowlark Cir	0.64mi	2/2.0	1,216 (+0%)	4mo	$152,000	$125	67
31 Huarte Way	0.62mi	2/2.0	1,188 (-2%)	3mo	$45,000	$38	65
7921 Meadowlark Ln	0.51mi	2/2.0	1,301 (+7%)	2mo	$115,000	$88	62
7 Giralda	0.69mi	2/2.0	1,200 (-1%)	4mo	$21,000	$18	62
23 Oro Grande Way	0.60mi	2/2.0	1,088 (-10%)	6mo	$45,000	$41	49
8394 Delphinium Ct	0.54mi	3/2.0 (+1)	1,392 (+15%)	4mo	$220,000	$158	42
3817 Sleepy Hollow Ln	0.70mi	2/2.0	1,390 (+14%)	4mo	$260,000	$187	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: 9.1%
• Equity multiple: 1.35×
• Total profit: $12,531
• Equity at exit: $18,936

10-year hold

• IRR: 17.3%
• Equity multiple: 2.35×
• Total profit: $47,942
• Equity at exit: $10,981

Cash invested: $35,560 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,052 high
• Mortgage (P&I): −$666
• Tax from tax record: −$22 /mo · $268/yr
• Insurance: −$53
• HOA: −$328
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $552

Break-even live

Break-even rent $1,353

Max offer price $127,000

Occupancy floor 68%

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: $31,750
• Closing costs: $3,810
• 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	13d	15	0.65mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	23d	1	0.75mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	23d	1	0.93mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	13d	7	1.19mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	13d	6	1.19mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	23d	1	1.20mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	13d	1	1.29mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	13d	1	1.33mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	13d	1	1.33mi

HOA detail

• Monthly dues: $328 · $3,936/yr

Listing history 23 events

1. 2026-06-18
   days on market $127,000 Active 76 DOM
2. 2026-06-17
   days on market $127,000 Active 75 DOM
3. 2026-06-16
   days on market $127,000 Active 74 DOM
4. 2026-06-15
   days on market $127,000 Active 73 DOM
5. 2026-06-14
   days on market $127,000 Active 71 DOM
6. 2026-06-13
   days on market $127,000 Active 70 DOM
7. 2026-06-10
   days on market $127,000 Active 68 DOM
8. 2026-06-09
   days on market $127,000 Active 67 DOM
9. 2026-06-09
   price $127,000 Active 66 DOM
10. 2026-06-08
    days on market $132,900 Active 66 DOM
11. 2026-06-07
    days on market $132,900 Active 65 DOM
12. 2026-06-05
    days on market $132,900 Active 62 DOM
13. 2026-06-03
    days on market $132,900 Active 61 DOM
14. 2026-06-02
    days on market $132,900 Active 60 DOM
15. 2026-06-01
    days on market $132,900 Active 59 DOM
16. 2026-05-31
    days on market $132,900 Active 58 DOM
17. 2026-05-30
    days on market $132,900 Active 57 DOM
18. 2026-04-16
    price $139,900
19. 2026-04-03
    listed $150,900 Active
20. 2003-10-22
    soldstatus $113,100
21. 2003-10-15
    soldstatus $87,900 168-char remark

    Show marketing remark (168 chars)

    BRAND NEW RESALE, ON HUGE OVERSIZE LOT WITH A QUIET LAGOON IN BACK. 2 CAR CARPORT AND 2 CARS CAN FIT ON DRIVE. PRICED LOW FOR QUICK SALE LOT LEASE ONLY $275/MONTH FIXED

22. 2003-08-27
    historical 168-char remark

    Show marketing remark (168 chars)

    BRAND NEW RESALE, ON HUGE OVERSIZE LOT WITH A QUIET LAGOON IN BACK. 2 CAR CARPORT AND 2 CARS CAN FIT ON DRIVE. PRICED LOW FOR QUICK SALE LOT LEASE ONLY $275/MONTH FIXED

23. 2003-06-02
    listed $89,900 168-char remark

    Show marketing remark (168 chars)

    BRAND NEW RESALE, ON HUGE OVERSIZE LOT WITH A QUIET LAGOON IN BACK. 2 CAR CARPORT AND 2 CARS CAN FIT ON DRIVE. PRICED LOW FOR QUICK SALE LOT LEASE ONLY $275/MONTH FIXED

ⓘ 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: $268 · $22/mo
• Projected year-2 tax: $1,054 · $88/mo
• Expected delta: +$786/yr (+$66/mo · 293.5%)

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

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 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: $24,629
• − Mortgage interest: −$7,114
• − Property taxes: −$268
• − Insurance: −$635
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − HOA: −$3,936
• − Depreciation: −$3,695
• Taxable income: $5,041
• Est. tax owed @ 24.0%: −$1,210
• After-tax cash flow: $5,416/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

+55.6% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $139,900 Beaches MLS
• 2026-04-03 Listed $150,900 Beaches MLS
• 2003-10-22 Sold (Public Records) $113,100 Public Records
• 2003-10-15 Sold (MLS) $87,900 Beaches MLS
• 2003-08-27 Listing Removed — Beaches MLS
• 2003-06-02 Listed $89,900 Beaches MLS

Property tax history

-1.2%/yr

Latest (2025): $268 · +5.4% YoY. Source: county tax records.