555 Tropical Isles Cir · Indian River Estates, FL 34982

$109,900

4 bd · 3.0 ba · 1,976 sqft · Manufactured · 1 Days on market

Built 1997 Average condition

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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
• Rent growth +4.4/5.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

WOW 4 Bedroom 3 FULL Bathroom two living areas, Huge screened lanai with Florida glass overlooking the lake and clubhouse, inside laundry, gigantic carport, extra large shed, master bedroom and bathroom are huge with walk in closet and a sitting room, Garden Tub, walk in shower. This home needs a little updating but a fantastic buy. Roof is only a few years old and A/C is just a few years old. All information is approximate, buyer responsible to verify all.

Key facts

• Gigantic carport
• Extra large shed
• Screened lanai

Tags

• SCREENED LANAI
• OVERLOOKING THE LAKE
• INSIDE LAUNDRY
• GIGANTIC CARPORT
• EXTRA LARGE SHED
• WALK IN CLOSET

Property features AI

Finance

• Other: Pets allowed (with number and size limits)
• Financial info: Land lease in place (monthly payment); Land lease expires 2027
• HOA & community: Community is a senior community; Association present with monthly fee; Association amenities include pool (heated), spa/hot tub, clubhouse, management, on-site manager, community room, billiard and game rooms, hobby room, parking, shuffleboard, bocce, tennis and pickleball courts

Exterior

• Parking: Five total parking spaces; Attached carport with 3 covered/carport spaces; Two open parking spaces; Concrete driveway
• Utilities: Public water; Public sewer (also listed private sewer); Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home (double wide, modular); One story; Resale condition; Faces west
• Construction: Metal roof; Skirted exterior; Mobile dimensions approximately 76' x 26'; Built as a modular/double wide manufactured home
• Exterior features: Screened patio; Patio; Paved road frontage; Waterfront property (no specific waterfront features listed)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Four main-level bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: Three full bathrooms (all on main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Vaulted ceilings; Walk-in closets; Split bedroom layout; Roman tub
• Laundry & utility: Laundry area inside

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $110k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Cap rate 19.7% 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: Manatee Academy K-8 (math 53% / reading 51%, grade C-, #990 of 2,144 statewide, top 48%, 1,664 students, 65% FRL); Southern Oaks Middle School (math 39% / reading 43%, grade F, #353 of 571 statewide, top 63%, 894 students, 76% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL).
• Market conditions: Rents rising fast (+7.4%/yr); 336 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $2,518/mo this rent would consume 56% of the median local household income ($54k/yr) (locally 1086% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k 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 + 7.4% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $109,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 2.29% ✓
• Cap rate: 19.72%
• Cash-on-cash: 47.95%
• DSCR: 3.13
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.42% rent growth · sell at horizon

5-year hold

• IRR: 50.4%
• Equity multiple: 3.35×
• Total profit: $72,243
• Equity at exit: $16,386

10-year hold

• IRR: 57.6%
• Equity multiple: 8.04×
• Total profit: $216,494
• Equity at exit: $9,502

Cash invested: $30,772 (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 34982

• Home prices YoY: -33.4%
• Rents YoY: 7.4%
• Active inventory: 336
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,518 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $1,230

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 46%

Sensitivity live

Price	-10% $1,306	-5% $1,268	+0% $1,230	+5% $1,192	+10% $1,154
Rent	-10% $1,031	-5% $1,130	+0% $1,230	+5% $1,329	+10% $1,429
Rate	-1.0pp $1,285	-0.5pp $1,258	base $1,230	+0.5pp $1,201	+1.0pp $1,172

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
360 Melton Dr Fort Pierce, FL	4.0	2.0	1720	$2,220	$1.29	16d	1	0.40mi
394 Salisbury Cir Fort Pierce, FL	3.0	2.5	1808	$2,500	$1.38	16d	1	0.62mi
389 Salisbury Cir Fort Pierce, FL	3.0	2.5	1808	$3,200	$1.77	25d	1	0.63mi
423 Salisbury Cir Fort Pierce, FL	3.0	2.5	1808	$2,500	$1.38	25d	1	0.65mi
587 Salisbury Cir Fort Pierce, FL	3.0	2.5	1808	$2,350	$1.30	16d	1	0.66mi
492 Salisbury Cir Fort Pierce, FL	3.0	2.5	1486	$2,395	$1.61	25d	1	0.70mi
330 Borraclough St Fort Pierce, FL	3.0	2.0	1404	$2,175	$1.55	16d	1	0.70mi
526 Salisbury Cir Fort Pierce, FL	3.0	2.5	1486	$2,399	$1.61	16d	1	0.72mi
5300 Seagrape Dr Fort Pierce, FL	3.0	2.0	1300	$2,450	$1.88	25d	1	0.87mi
4916 Silver Oak Dr Fort Pierce, FL	3.0	2.5	2016	$2,600	$1.29	25d	1	1.03mi
5315 Hickory Dr Fort Pierce, FL	3.0	2.0	1400	$2,045	$1.46	25d	1	1.04mi

Listing history 3 events

1. 2026-06-14
   status $109,900 Pending 1 DOM
2. 2026-06-13
   remarks 461-char remark
3. 2026-06-13
   listed $109,900 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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $30,215
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$2,417
• − Management: −$2,417
• − Depreciation: −$3,197
• Taxable income: $13,829
• Est. tax owed @ 24.0%: −$3,319
• After-tax cash flow: $11,437/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

Average 55/100 Moderate rehab

This manufactured home requires moderate updates to its kitchen, bathrooms, exterior, and interior walls to improve its resale value.

Repairs flagged

• Moderate Kitchen cabinets — Dated appearance
• Moderate Bathroom tubs — Dated appearance
• Moderate Exterior siding — Weathered appearance
• Moderate Carpeted floors — Worn appearance
• Moderate Paint — Faded appearance

Value-add opportunities

• Resale Replace dated kitchen cabinets — Modern cabinets would appeal to buyers
• Resale Replace dated bathroom tubs — Modern tubs would appeal to buyers
• Resale Paint interior walls — Fresh paint would improve curb appeal
• Resale Replace worn carpeted floors — New flooring would improve curb appeal
• Resale Replace dated exterior siding — Fresh siding would improve curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated appearance	Moderate	$3,000–15,000
Bathroom tubs · Dated appearance	Moderate	$3,000–15,000
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Carpeted floors · Worn appearance	Moderate	$3,000–15,000
Paint · Faded appearance	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Resale Replace dated kitchen cabinets — Modern cabinets would appeal to buyers ↑
• Resale Replace dated bathroom tubs — Modern tubs would appeal to buyers ↑
• Resale Paint interior walls — Fresh paint would improve curb appeal ↑
• Resale Replace worn carpeted floors — New flooring would improve curb appeal ↑
• Resale Replace dated exterior siding — Fresh siding would improve curb appeal ↑

ⓘ 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 — 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

• Census place: Indian River Estates, FL
• County: Saint Lucie County · 337,150 people
• City population: 27,447
• Metro: Port St. Lucie, FL
• Population (ZIP): 31,143
• Household income: $54,082
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1086.0

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 22% Two or more races 12% Black 12%
• Hispanic origin (detail): Mexican 10% Puerto Rican 3% Cuban 3%
• Common ancestry: Italian 7% Hispanic 2% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% French/Haitian/Cajun 3%

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: ▼ -199.47%
• Current HPI: 397.2649
• Rent YoY: ▲ 7.42%
• 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

1 event — show timeline

• 2026-06-12 Listed $109,900 Beaches MLS