1 Montanzas Rd · Port St. Lucie, FL 34952

$17,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 12 Days on market

Built 1979 $1027/mo HOA · 53% of rent

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Why this score? — see what drove the F 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).

• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.1/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Yes any bid over $2,650 at the Auction may get you this home. Estate Sale This two bedroom two bath manufactured home in a 55 and older community is a beautiful well maintained manufactured home in a cozy cul-de-sac also on the golf course and view also golf course view directly across from community pool tennis and clubhouse. This house also has a private wooden deck which has a nice open-air breeze overlooking golf course good place to sit outside and barbecue . This home is equipped with new kitchen new water heater new lamps countertops new toilets upgraded bathroom window dressing freshly painted Air conditioner is only 8 years old roof has been inspected and there was no damages Mark

Key facts

• Tennis
• New kitchen
• Clubhouse

Tags

• GOLF COURSE VIEW
• COMMUNITY POOL
• TENNIS
• CLUBHOUSE
• PRIVATE WOODEN DECK
• NEW KITCHEN

Property features AI

Finance

• Other: Senior community
• Financial info: Pets allowed (restrictions possible)
• HOA & community: Has association; Monthly association fee; Association amenities include pool, clubhouse, fitness center, golf course, jogging path, basketball court, billiard & game rooms, community room, library, picnic area; management and on-site manager

Exterior

• Parking: 3 total parking spaces (includes 1 covered/carport space and 2 open spaces); Attached carport; Concrete parking surface
• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: Manufactured home (double wide); Single-story; Entry-level living area; Faces south
• Construction: Aluminum siding; Shingle roof; Skirted (other)
• Exterior features: Deck; Shed(s); Cul-de-sac lot; Private maintained road; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning (electric); 220 volt electric service
• Interior features: Built-in features; Walk-in closet(s); Closet cabinetry; Partially furnished
• Laundry & utility: Inside laundry in a laundry closet

🔨 Auction listing. The $17,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $154,752 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $17k.

Deal economics

• At list price, monthly cash flow is $-561 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $17k).
• Cap rate 1.9% vs local median 3.9% in Port St. Lucie — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads: area grade F — 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.
• 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; 31 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 38% 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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

• Watch-outs: property tax is 13.7% of price; HOA is 53% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,000

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 1.95%
• Cash-on-cash: -15.53%
• DSCR: 0.31
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $154,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Giralda	0.22mi	2/2.0	1,200 (-4%)	4mo	$21,000	$18	80
10 Padre	0.42mi	2/2.0	1,280 (+3%)	4mo	$38,000	$30	73
8504 Gallberry Cir	0.57mi	2/2.0	1,264 (+1%)	4mo	$178,000	$141	68
3033 Satinleaf Ln	0.65mi	2/2.0	1,248 (0%)	4mo	$195,000	$156	66
2948 Fiddlewood Cir	0.62mi	2/2.0	1,280 (+3%)	1mo	$122,000	$95	66
110 W Caribbean	0.19mi	2/2.0	1,416 (+14%)	5mo	$77,500	$55	64
3792 Satinwood Ct	0.64mi	2/2.0	1,238 (-1%)	8mo	$153,000	$124	62
3422 Feriwinkle Ct	0.66mi	2/2.0	1,184 (-5%)	4mo	$205,000	$173	58
192 W Caribbean	0.47mi	2/2.0	1,416 (+14%)	6mo	$49,000	$35	51
8526 Lidflower Ct	0.36mi	3/2.5 (+1)	1,404 (+12%)	6mo	$70,900	$50	50
3788 Satinwood Ct	0.63mi	2/2.0	1,090 (-13%)	2mo	$150,000	$138	48
8394 Delphinium Ct	0.61mi	3/2.0 (+1)	1,392 (+12%)	4mo	$220,000	$158	44

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: -48.6%
• Equity multiple: -0.44×
• Total profit: $-62,212
• Equity at exit: $23,074

10-year hold

• IRR: —
• Equity multiple: -1.44×
• Total profit: $-105,860
• Equity at exit: $13,380

Cash invested: $43,331 (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: 0.7×

Monthly cashflow live

• Estimated rent: $1,944 high
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$193 /mo · $2,321/yr
• Insurance: −$64
• HOA: −$1,027
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-561

Break-even live

Break-even rent $2,654

Max offer price $73,630

Occupancy floor —

Sensitivity live

Price	-10% $-454	-5% $-507	+0% $-561	+5% $-614	+10% $-668
Rent	-10% $-714	-5% $-637	+0% $-561	+5% $-484	+10% $-407
Rate	-1.0pp $-483	-0.5pp $-521	base $-561	+0.5pp $-601	+1.0pp $-642

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: $38,688
• Closing costs: $4,643
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	24d	1	0.05mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	14d	6	0.29mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	14d	1	0.47mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	14d	7	0.48mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	24d	1	0.52mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	14d	1	0.55mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	24d	1	0.67mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	14d	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	0.82mi
1503 SE Royal Green Cir Unit V104 Port St. Lucie, FL	2.0	2.0	865	$1,750	$2.02	24d	1	0.83mi
1565 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,595	$2.26	14d	1	0.87mi
1516 SE Royal Green Cir #202 Port St Lucie, FL	3.0	2.0	921	$2,100	$2.28	24d	1	0.88mi
1455 SE Colchester Cir Port Saint Lucie, FL	2.0	2.0	921	$1,795	$1.95	14d	1	0.88mi
1520 SE Royal Green Cir Unit K-203 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	24d	1	0.89mi
1500 SE Tiffany Club Pl Port Saint Lucie, FL	1.0–3.0	1.0–2.0	895	$1,922	$2.15	14d	7	0.89mi
1550 SE Royal Green Cir Port St. Lucie, FL	2.0	2.0	782	$1,850	$2.37	14d	1	0.90mi
1524 SE Royal Green Cir Unit Q102 Port St. Lucie, FL	2.0	2.0	865	$1,800	$2.08	14d	1	0.90mi
1562 SE Royal Green Cir Unit T-204 Port St. Lucie, FL	2.0	2.0	782	$1,900	$2.43	24d	1	0.91mi
1566 SE Royal Green Cir #203 Port St Lucie, FL	2.0	2.0	782	$2,000	$2.56	14d	1	0.92mi
1537 SE Royal Green Cir Unit E204 Port St. Lucie, FL	2.0	2.0	886	$1,750	$1.98	14d	1	0.98mi
1550 SE Royal Green Cir Unit P-203 Port St. Lucie, FL	2.0	2.0	782	$1,750	$2.24	24d	1	1.02mi
1536 SE Royal Green Cir #101 Port St Lucie, FL	2.0	2.0	782	$1,750	$2.24	24d	1	1.03mi
1548 SE Royal Green Cir Unit M-103 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	24d	1	1.04mi
1548 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,650	$2.34	14d	1	1.05mi
1618 SE Elkhart Ter Port Saint Lucie, FL	3.0	2.0	1176	$2,200	$1.87	24d	1	1.14mi
2051 SE Hillmoor Dr Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1014	$2,539	$2.50	24d	15	1.40mi
1900 SE Hillmoor Dr Port Saint Lucie, FL	2.0–3.0	2.0–2.5	1182	$1,799	$1.52	14d	14	1.42mi
1350 SE La Haven Ct Port Saint Lucie, FL	2.0	2.0	1041	$2,100	$2.02	24d	1	1.43mi
1456 SE Rivergreen Cir Port Saint Lucie, FL	2.0	2.0	921	$1,825	$1.98	14d	1	1.43mi
9905 S US Highway 1 Port Saint Lucie, FL	1.0–2.0	1.0–2.0	966	$2,239	$2.32	14d	15	1.44mi
2061 SE Glen Ridge Dr Port Saint Lucie, FL	2.0	2.5	1350	$1,925	$1.43	24d	1	1.48mi

HOA detail

• Monthly dues: $1,027 · $12,324/yr
• Likely covers: waterpool

Listing history 11 events

1. 2026-06-13
   statusdays on market $17,000 Pending 12 DOM
2. 2026-06-10
   days on market $17,000 Active 11 DOM
3. 2026-06-09
   days on market $17,000 Active 10 DOM
4. 2026-06-08
   days on market $17,000 Active 9 DOM
5. 2026-06-07
   days on market $17,000 Active 8 DOM
6. 2026-06-05
   days on market $17,000 Active 5 DOM
7. 2026-06-03
   days on market $17,000 Active 4 DOM
8. 2026-06-02
   days on market $17,000 Active 3 DOM
9. 2026-06-01
   days on market $17,000 Active 2 DOM
10. 2026-05-30
    remarks 699-char remark
11. 2026-05-30
    listed $17,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 22 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: $23,329
• − Mortgage interest: −$8,669
• − Property taxes: −$2,321
• − Insurance: −$774
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − HOA: −$12,324
• − Depreciation: −$4,502
• Taxable loss: −$8,993
• Est. tax savings @ 24.0%: +$2,158
• After-tax cash flow: $-4,569/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

• Census place: Port St. Lucie, FL
• 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

+31.8% since first listed

13 events — show timeline

• 2026-05-30 Listed $17,000 Beaches MLS
• 2026-03-20 Listing Removed — Beaches MLS
• 2026-03-05 Price Changed $39,000 Beaches MLS
• 2025-08-03 Price Changed $62,000 Beaches MLS
• 2025-03-23 Listing Removed — Beaches MLS
• 2025-03-20 Listed $67,000 Beaches MLS
• 2025-03-20 Listed $67,000 Beaches MLS
• 2022-06-01 Sold (MLS) $70,000 MCRTC
• 2022-04-29 Pending — MCRTC
• 2022-03-21 Price Changed $84,900 MCRTC
• 2022-03-01 Listed $97,000 MCRTC
• 2016-05-16 Listing Removed — Beaches MLS
• 2016-05-14 Listed $12,900 Beaches MLS