3839 Sandlace Ct · Indian River Estates, FL 34952

$168,000

2 bd · 2.0 ba · 1,475 sqft · Manufactured public records · 93 Days on market

Built 2001 5,200 sqft lot Est $161k · at est. $309/mo HOA · 15% 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 +20.4/30.0
• 1% rule +7.7/10.0
• DSCR +6.5/10.0
• ARV discount +5.5/15.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOVINGLY CARED FOR & MAINTAINED BY ORIGINAL OWNER. NEW ROOF 2018, NEW A/C 2019, NEW WATER HEATER 2017, NEW REFRIGERATOR. Spacious & open 2 br, DEN, 2 BATH, large eat in kitchen with loads of white cabinets, amble counter space & a walk in pantry! Inside laundry, enclosed patio off the kitchen as well as open patio. The carport will accommodate 2 cars + there is a shed! This spotless property is being offered fully furnished, turnkey & ready for immediate occupancy! Located in the heart of Savanna Club. Savanna Club is an active 55+ community with resort style amenities including 18-hole golf course, fitness centers, clubhouses, theater, tennis, pickleball & a full calendar of activities, something for everyone! This truly is a great property & community! Winter is coming, act fast!

Key facts

• Spacious kitchen
• Outdoor patio
• Enclosed lanai

Tags

• SAVANNA PRESERVE VIEWS
• COMMUNITY RECREATION CENTER
• OUTDOOR PATIO
• ENCLOSED LANAI
• LUXURY VINYL PLANK FLOORING
• SPACIOUS KITCHEN

Property features AI

Finance

• Other: Lot approximately 5,227 sq ft; Living area reported as 1,475; Total building area reported as 2,185; Located east of US-1; Senior community
• Financial info: Pets allowed with possible breed and number restrictions
• HOA & community: Community association with monthly fee; Association amenities include pool, spa/hot tub, fitness center, tennis courts, pickleball, basketball, shuffleboard, bocce ball, putting green, billiard room, cafe/restaurant, business center, library, manager on site, internet included, recreation facilities

Exterior

• Parking: Attached carport; Has carport
• Security: Closed-circuit cameras; Gated community (no guard); Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Underground utilities; Water available; Sewer available
• Home design: Manufactured home; Multi/split levels; Single-story (stories total: 1); Faces south; Resale condition
• Construction: Vinyl siding; Modular construction; Composition/shingle roof; Built as a manufactured home
• Exterior features: Patio; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Split bedroom layout; Partially furnished; Blinds on windows
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $168k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $153k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.3% in Indian River Estates — 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 65/100 on livability (#653 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, amenities F, commute 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.
• 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; 5 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 41% 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 93 days — a 9% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,880 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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: 1.27% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.58%
• DSCR: 1.25
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $160,775
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7928 Meadowlark Ln	0.27mi	2/3.0	1,475 (0%)	2mo	$65,000	$44	82
3115 Palm Warbler Ct	0.43mi	2/2.0	1,429 (-3%)	9mo	$140,000	$98	67
7921 Meadowlark Ln	0.27mi	2/2.0	1,301 (-12%)	2mo	$115,000	$88	66
3700 Westchester Ct	0.67mi	2/2.0	1,480 (+0%)	8mo	$130,000	$88	62
3817 Sleepy Hollow Ln	0.59mi	2/2.0	1,390 (-6%)	4mo	$260,000	$187	59
7728 Mcclintock Ct	0.23mi	2/2.0	1,692 (+15%)	11mo	$185,000	$109	55
3005 Approach Shot Way	0.58mi	2/2.0	1,333 (-10%)	3mo	$149,900	$112	54
7822 White Ibis Ln	0.55mi	3/2.0 (+1)	1,612 (+9%)	2mo	$115,000	$71	53
7953 Horned Lark Cir	0.62mi	2/2.0	1,286 (-13%)	1mo	$130,000	$101	49
3720 Pebble Bch	0.62mi	3/2.0 (+1)	1,608 (+9%)	3mo	$225,000	$140	48
8380 Gallberry Cir	0.72mi	2/2.0	1,527 (+4%)	15mo	$278,000	$182	48
3813 Doral Ct	0.51mi	2/2.0	1,273 (-14%)	15mo	$230,000	$181	41

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-15,356
• Equity at exit: $25,049

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-3,725
• Equity at exit: $14,526

Cash invested: $47,040 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,126 high
• Mortgage (P&I): −$881
• Tax from tax record: −$201 /mo · $2,407/yr
• Insurance: −$70
• HOA: −$309
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $219

Break-even live

Break-even rent $1,849

Max offer price $168,000

Occupancy floor 85%

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	23d	1	0.84mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	14d	15	1.39mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	23d	1	1.43mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	23d	1	1.44mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	14d	1	1.46mi

HOA detail

• Monthly dues: $309 · $3,708/yr
• Likely covers: watergym

Listing history 18 events

1. 2026-06-10
   days on market $168,000 Active 93 DOM
2. 2026-06-09
   days on market $168,000 Active 92 DOM
3. 2026-06-08
   days on market $168,000 Active 91 DOM
4. 2026-06-07
   days on market $168,000 Active 90 DOM
5. 2026-06-05
   days on market $168,000 Active 87 DOM
6. 2026-06-03
   days on market $168,000 Active 86 DOM
7. 2026-06-02
   days on market $168,000 Active 85 DOM
8. 2026-06-01
   days on market $168,000 Active 84 DOM
9. 2026-05-31
   days on market $168,000 Active 83 DOM
10. 2026-05-30
    days on market $168,000 Active 82 DOM
11. 2026-03-09
    listed $168,000 Active
12. 2023-03-27
    soldstatus $195,400
13. 2023-03-24
    soldstatus $150,000 Closed 823-char remark

    Show marketing remark (823 chars)

    LOVINGLY CARED FOR & MAINTAINED BY ORIGINAL OWNER. NEW ROOF 2018, NEW A/C 2019, NEW WATER HEATER 2017, NEW REFRIGERATOR. Spacious & open 2 br, DEN, 2 BATH, large eat in kitchen with loads of white cabinets, amble counter space & a walk in pantry! Inside laundry, enclosed patio off the kitchen as well as open patio. The carport will accommodate 2 cars + there is a shed! This spotless property is being offered fully furnished, turnkey & ready for immediate occupancy! Located in the heart of Savanna Club. Savanna Club is an active 55+ community with resort style amenities including 18-hole golf course, fitness centers, clubhouses, theater, tennis, pickleball & a full calendar of activities, something for everyone! This truly is a great property & community! Winter is coming, act fast!

14. 2023-03-07
    historical Active Under Contract 823-char remark

    Show marketing remark (823 chars)

    LOVINGLY CARED FOR & MAINTAINED BY ORIGINAL OWNER. NEW ROOF 2018, NEW A/C 2019, NEW WATER HEATER 2017, NEW REFRIGERATOR. Spacious & open 2 br, DEN, 2 BATH, large eat in kitchen with loads of white cabinets, amble counter space & a walk in pantry! Inside laundry, enclosed patio off the kitchen as well as open patio. The carport will accommodate 2 cars + there is a shed! This spotless property is being offered fully furnished, turnkey & ready for immediate occupancy! Located in the heart of Savanna Club. Savanna Club is an active 55+ community with resort style amenities including 18-hole golf course, fitness centers, clubhouses, theater, tennis, pickleball & a full calendar of activities, something for everyone! This truly is a great property & community! Winter is coming, act fast!

15. 2023-02-28
    price $159,900 823-char remark

    Show marketing remark (823 chars)

    LOVINGLY CARED FOR & MAINTAINED BY ORIGINAL OWNER. NEW ROOF 2018, NEW A/C 2019, NEW WATER HEATER 2017, NEW REFRIGERATOR. Spacious & open 2 br, DEN, 2 BATH, large eat in kitchen with loads of white cabinets, amble counter space & a walk in pantry! Inside laundry, enclosed patio off the kitchen as well as open patio. The carport will accommodate 2 cars + there is a shed! This spotless property is being offered fully furnished, turnkey & ready for immediate occupancy! Located in the heart of Savanna Club. Savanna Club is an active 55+ community with resort style amenities including 18-hole golf course, fitness centers, clubhouses, theater, tennis, pickleball & a full calendar of activities, something for everyone! This truly is a great property & community! Winter is coming, act fast!

16. 2023-01-26
    price $169,900 823-char remark

    Show marketing remark (823 chars)

    LOVINGLY CARED FOR & MAINTAINED BY ORIGINAL OWNER. NEW ROOF 2018, NEW A/C 2019, NEW WATER HEATER 2017, NEW REFRIGERATOR. Spacious & open 2 br, DEN, 2 BATH, large eat in kitchen with loads of white cabinets, amble counter space & a walk in pantry! Inside laundry, enclosed patio off the kitchen as well as open patio. The carport will accommodate 2 cars + there is a shed! This spotless property is being offered fully furnished, turnkey & ready for immediate occupancy! Located in the heart of Savanna Club. Savanna Club is an active 55+ community with resort style amenities including 18-hole golf course, fitness centers, clubhouses, theater, tennis, pickleball & a full calendar of activities, something for everyone! This truly is a great property & community! Winter is coming, act fast!

17. 2022-10-31
    listed $179,900 Active 823-char remark

    Show marketing remark (823 chars)

    LOVINGLY CARED FOR & MAINTAINED BY ORIGINAL OWNER. NEW ROOF 2018, NEW A/C 2019, NEW WATER HEATER 2017, NEW REFRIGERATOR. Spacious & open 2 br, DEN, 2 BATH, large eat in kitchen with loads of white cabinets, amble counter space & a walk in pantry! Inside laundry, enclosed patio off the kitchen as well as open patio. The carport will accommodate 2 cars + there is a shed! This spotless property is being offered fully furnished, turnkey & ready for immediate occupancy! Located in the heart of Savanna Club. Savanna Club is an active 55+ community with resort style amenities including 18-hole golf course, fitness centers, clubhouses, theater, tennis, pickleball & a full calendar of activities, something for everyone! This truly is a great property & community! Winter is coming, act fast!

18. 2003-12-08
    soldstatus $8,500,000

ⓘ 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: $2,407 · $201/mo
• Projected year-2 tax: $2,407 · $201/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $25,510
• − Mortgage interest: −$9,411
• − Property taxes: −$2,407
• − Insurance: −$840
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − HOA: −$3,708
• − Depreciation: −$4,887
• Taxable income: $176
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $2,584/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 — Indian River Estates

• Score: 65/100
• State rank: #653
• US rank: #12946

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D+ Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Lucie County · 337,150 people
• City population: 27,447
• 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

-98.0% since first listed

8 events — show timeline

• 2026-03-09 Listed $168,000 Beaches MLS
• 2023-03-27 Sold (Public Records) $195,400 Public Records
• 2023-03-24 Sold (MLS) $150,000 Beaches MLS
• 2023-03-07 Contingent — Beaches MLS
• 2023-02-28 Price Changed $159,900 Beaches MLS
• 2023-01-26 Price Changed $169,900 Beaches MLS
• 2022-10-31 Listed $179,900 Beaches MLS
• 2003-12-08 Sold (Public Records) $8,500,000 Public Records

Property tax history

+13.8%/yr

Latest (2025): $2,407 · +3.8% YoY. Source: county tax records.