3333 Columbrina Cir · Port St. Lucie, FL 34952

$99,900

2 bd · 2.0 ba · 1,239 sqft · Manufactured public records · 151 Days on market

Built 1993 5,310 sqft lot Est $171k · 42% under $340/mo HOA · 17% of rent

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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
• ARV discount +15.0/15.0
• 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

Discover this charming 1,239 sq. ft. home in the vibrant 55+ community of Savanna Club. Featuring a desirable split-plan layout, this 2-bedroom, 2-bath residence offers comfort and convenience, with an enclosed lanai for additional living space. Highlights include: Newly installed luxury vinyl flooring Roof replaced in 2022 Water heater updated in 2021 Freshly painted interior New blinds and panel shutters Located in a tranquil cul-de-sac, you'll be just minutes from the community's amenities, including clubhouses, pools, a restaurant, and a theatre. Note: All measurements are approximate; buyers are encouraged to verify. This is a land lease property. Opportunity awaits.... avail yourself to see this 1,239 sf, enclosed lana

Key facts

• 5,310 sq ft lot
• 6 parking spots
• Community pool

Property features AI

Finance

• Other: Property is listed as a manufactured home with living area recorded from public records
• Financial info: Pets allowed (breed restrictions, number limits, pet restrictions possible)
• HOA & community: Has association; Monthly HOA fee of $340; Association amenities include clubhouse, fitness center, pool, sauna, billiard room, shuffleboard court, pickleball court(s), golf course, manager on site, cafe/restaurant, and internet included; HOA fee covers cable TV, security, trash, and common areas; Senior community

Exterior

• Parking: Attached carport (covered); 2-car carport spaces; 4 additional open parking spaces
• Security: Security patrol
• Utilities: Three phase electric; Cable available; Underground utilities
• Home design: Manufactured home; Single-story
• Construction: Vinyl siding; Modular construction; Composition/shingle roof; Resale condition
• Exterior features: No waterfront; Road frontage east of US-1

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Electric water heater
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Electric cooling; Ceiling fan(s)
• Interior features: Walk-in closet(s); Blinds; Single hung metal windows
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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.
• 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; 24 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 39% 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 $691 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 + 1.9% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $35k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.01% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.04%
• DSCR: 1.80
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $170,982
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Padre	0.15mi	2/2.0	1,280 (+3%)	4mo	$38,000	$30	85
8504 Gallberry Cir	0.25mi	2/2.0	1,264 (+2%)	4mo	$178,000	$141	82
3422 Feriwinkle Ct	0.28mi	2/2.0	1,184 (-4%)	4mo	$205,000	$173	76
3033 Satinleaf Ln	0.42mi	2/2.0	1,248 (+1%)	4mo	$195,000	$156	76
7 Giralda	0.40mi	2/2.0	1,200 (-3%)	4mo	$21,000	$18	72
2948 Fiddlewood Cir	0.48mi	2/2.0	1,280 (+3%)	1mo	$122,000	$95	71
3788 Satinwood Ct	0.26mi	2/2.0	1,090 (-12%)	2mo	$150,000	$138	66
3801 Meadowlark Cir	0.61mi	2/2.0	1,216 (-2%)	4mo	$152,000	$125	65
8394 Delphinium Ct	0.24mi	3/2.0 (+1)	1,392 (+12%)	4mo	$220,000	$158	60
110 W Caribbean	0.35mi	2/2.0	1,416 (+14%)	5mo	$77,500	$55	55
3817 Sleepy Hollow Ln	0.49mi	2/2.0	1,390 (+12%)	4mo	$260,000	$187	53
3005 Approach Shot Way	0.70mi	2/2.0	1,333 (+8%)	3mo	$149,900	$112	52

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: 8.1%
• Equity multiple: 1.31×
• Total profit: $8,761
• Equity at exit: $14,895

10-year hold

• IRR: 16.2%
• Equity multiple: 2.24×
• Total profit: $34,755
• Equity at exit: $8,638

Cash invested: $27,972 (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: 4.1×

Monthly cashflow live

• Estimated rent: $2,012 high
• Mortgage (P&I): −$524
• Tax from tax record: −$264 /mo · $3,163/yr
• Insurance: −$42
• HOA: −$340
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $421

Break-even live

Break-even rent $1,480

Max offer price $99,900

Occupancy floor 74%

Sensitivity live

Price	-10% $477	-5% $449	+0% $421	+5% $392	+10% $364
Rent	-10% $262	-5% $341	+0% $421	+5% $500	+10% $580
Rate	-1.0pp $471	-0.5pp $446	base $421	+0.5pp $395	+1.0pp $368

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 24 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	24d	1	0.27mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	24d	1	0.47mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	24d	1	0.54mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	14d	1	0.66mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	14d	1	0.68mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	14d	1	0.68mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	14d	6	0.69mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	14d	7	0.89mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	14d	15	0.90mi
1500 SE Tiffany Club Pl Port Saint Lucie, FL	1.0–3.0	1.0–2.0	895	$1,922	$2.15	14d	7	1.15mi
1503 SE Royal Green Cir Unit V104 Port St. Lucie, FL	2.0	2.0	865	$1,750	$2.02	24d	1	1.23mi
1565 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,595	$2.26	14d	1	1.27mi
1516 SE Royal Green Cir #202 Port St Lucie, FL	3.0	2.0	921	$2,100	$2.28	24d	1	1.30mi
1455 SE Colchester Cir Port Saint Lucie, FL	2.0	2.0	921	$1,795	$1.95	14d	1	1.30mi
1520 SE Royal Green Cir Unit K-203 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	24d	1	1.30mi
1550 SE Royal Green Cir Port St. Lucie, FL	2.0	2.0	782	$1,850	$2.37	14d	1	1.31mi
1566 SE Royal Green Cir #203 Port St Lucie, FL	2.0	2.0	782	$2,000	$2.56	14d	1	1.32mi
1524 SE Royal Green Cir Unit Q102 Port St. Lucie, FL	2.0	2.0	865	$1,800	$2.08	14d	1	1.32mi
1562 SE Royal Green Cir Unit T-204 Port St. Lucie, FL	2.0	2.0	782	$1,900	$2.43	24d	1	1.32mi
1537 SE Royal Green Cir Unit E204 Port St. Lucie, FL	2.0	2.0	886	$1,750	$1.98	14d	1	1.39mi
1550 SE Royal Green Cir Unit P-203 Port St. Lucie, FL	2.0	2.0	782	$1,750	$2.24	24d	1	1.41mi
1548 SE Royal Green Cir Unit M-103 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	24d	1	1.44mi
1536 SE Royal Green Cir #101 Port St Lucie, FL	2.0	2.0	782	$1,750	$2.24	24d	1	1.44mi
1548 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,650	$2.34	14d	1	1.44mi

HOA detail

• Monthly dues: $340 · $4,080/yr
• Likely covers: waterpool

Listing history 29 events

1. 2026-06-18
   days on market $99,900 Active 151 DOM
2. 2026-06-17
   days on market $99,900 Active 150 DOM
3. 2026-06-16
   days on market $99,900 Active 149 DOM
4. 2026-06-15
   days on market $99,900 Active 148 DOM
5. 2026-06-14
   days on market $99,900 Active 146 DOM
6. 2026-06-13
   pricedays on market $99,900 Active 145 DOM
7. 2026-06-10
   days on market $114,900 Active 143 DOM
8. 2026-06-09
   days on market $114,900 Active 142 DOM
9. 2026-06-08
   days on market $114,900 Active 141 DOM
10. 2026-06-07
    days on market $114,900 Active 140 DOM
11. 2026-06-05
    days on market $114,900 Active 137 DOM
12. 2026-06-03
    days on market $114,900 Active 136 DOM
13. 2026-06-02
    days on market $114,900 Active 135 DOM
14. 2026-06-01
    days on market $114,900 Active 134 DOM
15. 2026-05-31
    days on market $114,900 Active 133 DOM
16. 2026-05-30
    days on market $114,900 Active 132 DOM
17. 2026-01-31
    price $114,900
18. 2026-01-18
    listed $134,900 Active
19. 2025-02-14
    soldstatus $110,000 Closed 748-char remark

    Show marketing remark (748 chars)

    Discover this charming 1,239 sq. ft. home in the vibrant 55+ community of Savanna Club. Featuring a desirable split-plan layout, this 2-bedroom, 2-bath residence offers comfort and convenience, with an enclosed lanai for additional living space. Highlights include: Newly installed luxury vinyl flooring Roof replaced in 2022 Water heater updated in 2021 Freshly painted interior New blinds and panel shutters Located in a tranquil cul-de-sac, you'll be just minutes from the community's amenities, including clubhouses, pools, a restaurant, and a theatre. Note: All measurements are approximate; buyers are encouraged to verify. This is a land lease property. Opportunity awaits.... avail yourself to see this 1,239 sf, enclosed lana

20. 2025-01-20
    status Pending 748-char remark

    Show marketing remark (748 chars)

    Discover this charming 1,239 sq. ft. home in the vibrant 55+ community of Savanna Club. Featuring a desirable split-plan layout, this 2-bedroom, 2-bath residence offers comfort and convenience, with an enclosed lanai for additional living space. Highlights include: Newly installed luxury vinyl flooring Roof replaced in 2022 Water heater updated in 2021 Freshly painted interior New blinds and panel shutters Located in a tranquil cul-de-sac, you'll be just minutes from the community's amenities, including clubhouses, pools, a restaurant, and a theatre. Note: All measurements are approximate; buyers are encouraged to verify. This is a land lease property. Opportunity awaits.... avail yourself to see this 1,239 sf, enclosed lana

21. 2024-03-12
    listed $116,000 Active 748-char remark

    Show marketing remark (748 chars)

    Discover this charming 1,239 sq. ft. home in the vibrant 55+ community of Savanna Club. Featuring a desirable split-plan layout, this 2-bedroom, 2-bath residence offers comfort and convenience, with an enclosed lanai for additional living space. Highlights include: Newly installed luxury vinyl flooring Roof replaced in 2022 Water heater updated in 2021 Freshly painted interior New blinds and panel shutters Located in a tranquil cul-de-sac, you'll be just minutes from the community's amenities, including clubhouses, pools, a restaurant, and a theatre. Note: All measurements are approximate; buyers are encouraged to verify. This is a land lease property. Opportunity awaits.... avail yourself to see this 1,239 sf, enclosed lana

22. 2023-09-28
    soldstatus $179,000
23. 2023-09-25
    soldstatus $179,000 Closed 359-char remark

    Show marketing remark (359 chars)

    Own Your Land - Savanna Club 55+ community. Spacious 2 bedroom, 2 bath home with 1,239 sf of living in a great room split plan layout with formal dining room and eat in kitchen with an enclosed patio perfect for year round entertaining. Home is immediately available and ready for your updates. New roof and HWH. All measurements approximate, buyer to verify.

24. 2023-08-23
    historical Active Under Contract 359-char remark

    Show marketing remark (359 chars)

    Own Your Land - Savanna Club 55+ community. Spacious 2 bedroom, 2 bath home with 1,239 sf of living in a great room split plan layout with formal dining room and eat in kitchen with an enclosed patio perfect for year round entertaining. Home is immediately available and ready for your updates. New roof and HWH. All measurements approximate, buyer to verify.

25. 2023-08-18
    listed $189,900 Active 359-char remark

    Show marketing remark (359 chars)

    Own Your Land - Savanna Club 55+ community. Spacious 2 bedroom, 2 bath home with 1,239 sf of living in a great room split plan layout with formal dining room and eat in kitchen with an enclosed patio perfect for year round entertaining. Home is immediately available and ready for your updates. New roof and HWH. All measurements approximate, buyer to verify.

26. 2020-01-31
    soldstatus $89,000
27. 2020-01-29
    soldstatus $89,000 Closed
28. 2020-01-14
    status Pending
29. 2020-01-10
    listed $89,000 Active

ⓘ 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: $3,163 · $264/mo
• Projected year-2 tax: $3,163 · $264/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 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: $24,148
• − Mortgage interest: −$5,596
• − Property taxes: −$3,163
• − Insurance: −$500
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − HOA: −$4,080
• − Depreciation: −$2,906
• Taxable income: $4,039
• Est. tax owed @ 24.0%: −$969
• After-tax cash flow: $4,078/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

+29.1% since first listed

13 events — show timeline

• 2026-01-31 Price Changed $114,900 Beaches MLS
• 2026-01-18 Listed $134,900 Beaches MLS
• 2025-02-14 Sold (MLS) $110,000 Beaches MLS
• 2025-01-20 Pending — Beaches MLS
• 2024-03-12 Listed $116,000 Beaches MLS
• 2023-09-28 Sold (Public Records) $179,000 Public Records
• 2023-09-25 Sold (MLS) $179,000 Beaches MLS
• 2023-08-23 Contingent — Beaches MLS
• 2023-08-18 Listed $189,900 Beaches MLS
• 2020-01-31 Sold (Public Records) $89,000 Public Records
• 2020-01-29 Sold (MLS) $89,000 Beaches MLS
• 2020-01-14 Pending — Beaches MLS
• 2020-01-10 Listed $89,000 Beaches MLS

Property tax history

+9.6%/yr

Latest (2025): $3,163 · -2.9% YoY. Source: county tax records.