8155 13th Hole Dr · Port St. Lucie, FL 34952

$175,000

2 bd · 2.0 ba · 1,786 sqft · Manufactured public records · 16 Days on market

Built 2002 7,000 sqft lot Est $200k · 13% under $309/mo HOA · 16% 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 +16.6/30.0
• ARV discount +13.1/15.0
• 1% rule +5.9/10.0
• DSCR +5.2/10.0
• 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

Welcome to the Country Club lifestyle in this 1,786 SF 3 bedroom, 2 bath, Presidential garage home model perfectly placed on a golf course lot in the Savanna Club 55+ community. Home has been tastefully updated with new kitchen countertops, new floors, Decor drive, irrigation well, accordion shutters, screened in carport with roll down entry, brand NEW A/C and sold partially furnished. All measurements approximate, buyer to verify.

Key facts

• Golf course lot
• Screened in carport
• Florida room

Tags

• GOLF COURSE LOT
• KITCHEN COUNTERTOPS
• FULL ACCORDION SHUTTERS
• SCREENED IN CARPORT
• FLORIDA ROOM
• UPDATED STAINLESS APPLIANCES

Property features AI

Finance

• Financial info: Pets allowed with number and size limits
• HOA & community: Homeowners association (fee applies); Association fee includes common areas, cable TV, internet, and trash; Community amenities: clubhouse, fitness center, pool, tennis, pickleball, bocce, shuffleboard, golf/putting green, trails/paths, park, restaurant, business center, billiard room, property manager on-site

Exterior

• Parking: Attached covered garage; 2 total parking spaces (2 covered)
• Security: Gated community; Security guard
• Utilities: Electricity connected; Water available; Sewer available; Trash collection
• Home design: Manufactured home; Single-story; Resale
• Construction: Composition/shingle roof
• Exterior features: Porch; Covered patio; Open patio; Screened porch; Storm/security shutters; Community pool and spa; Has a view

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal; Water purifier; Kitchen island; Eat-in kitchen
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Eat-in kitchen; Kitchen island; Kitchen/dining combo; Split bedroom floorplan; Walk-in closet(s); Metal and single-hung windows; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 C — 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; 5 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 37% 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 16 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.09% ✓
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $200,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8112 Long Dr	0.16mi	3/2.0 (+1)	1,786 (0%)	18mo	$122,000	$68	72
2968 Eagles Nest Way	0.55mi	3/2.0 (+1)	1,786 (0%)	8mo	$199,999	$112	63
7808 Horned Lark Cir	0.49mi	2/2.0	1,904 (+7%)	6mo	$244,900	$129	61
7822 White Ibis Ln	0.38mi	3/2.0 (+1)	1,612 (-10%)	2mo	$115,000	$71	60
7728 Mcclintock Ct	0.52mi	2/2.0	1,692 (-5%)	11mo	$185,000	$109	58
3720 Pebble Bch	0.43mi	3/2.0 (+1)	1,608 (-10%)	3mo	$225,000	$140	56
2948 Eagles Nest Way	0.60mi	3/2.0 (+1)	1,786 (0%)	15mo	$125,000	$70	55
172 W Carribean	0.64mi	2/2.0	1,650 (-8%)	8mo	$9,500	$6	51
8522 Leadtree Ct	0.43mi	2/2.0	1,550 (-13%)	15mo	$245,000	$158	46
7707 Mcclintock Way	0.58mi	2/2.0	1,609 (-10%)	19mo	$160,000	$99	40
8380 Gallberry Cir	0.54mi	2/2.0	1,527 (-14%)	15mo	$278,000	$182	38
3815 Sandlace Ct	0.67mi	3/2.0 (+1)	1,641 (-8%)	16mo	$190,000	$116	37

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: -13.5%
• Equity multiple: 0.52×
• Total profit: $-23,493
• Equity at exit: $26,093

10-year hold

• IRR: -6.5%
• Equity multiple: 0.60×
• Total profit: $-19,391
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,914 high
• Mortgage (P&I): −$918
• Tax from tax record: −$106 /mo · $1,274/yr
• Insurance: −$73
• HOA: −$309
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $106

Break-even live

Break-even rent $1,780

Max offer price $175,000

Occupancy floor 89%

Sensitivity live

Price	-10% $205	-5% $156	+0% $106	+5% $57	+10% $7
Rent	-10% $-45	-5% $31	+0% $106	+5% $182	+10% $258
Rate	-1.0pp $194	-0.5pp $151	base $106	+0.5pp $61	+1.0pp $15

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.86mi
2183 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1550	$1,900	$1.23	14d	1	1.16mi
2082 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1524	$1,850	$1.21	24d	1	1.17mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	14d	1	1.17mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	14d	1	1.19mi

HOA detail

• Monthly dues: $309 · $3,708/yr

Listing history 14 events

1. 2026-06-18
   days on market $175,000 Active 16 DOM
2. 2026-06-17
   days on market $175,000 Active 15 DOM
3. 2026-06-16
   days on market $175,000 Active 14 DOM
4. 2026-06-15
   days on market $175,000 Active 13 DOM
5. 2026-06-14
   days on market $175,000 Active 11 DOM
6. 2026-06-13
   days on market $175,000 Active 10 DOM
7. 2026-06-10
   days on market $175,000 Active 8 DOM
8. 2026-06-09
   days on market $175,000 Active 7 DOM
9. 2026-06-08
   days on market $175,000 Active 6 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    days on market $175,000 Active 5 DOM
12. 2026-06-05
    days on market $175,000 Active 2 DOM
13. 2026-06-03
    remarks 669-char remark
14. 2026-06-03
    listed $175,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,274 · $106/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$178/yr (+$15/mo · 14.0%)

ⓘ 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 · 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: $22,969
• − Mortgage interest: −$9,803
• − Property taxes: −$1,274
• − Insurance: −$875
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − HOA: −$3,708
• − Depreciation: −$5,091
• Taxable loss: −$1,456
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $1,626/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

+133.6% since first listed

11 events — show timeline

• 2026-06-02 Listed $175,000 MCRTC
• 2023-06-05 Sold (MLS) $217,000 Beaches MLS
• 2023-05-13 Contingent — Beaches MLS
• 2023-04-19 Listed $229,900 Beaches MLS
• 2014-07-01 Sold (MLS) $83,000 Beaches MLS
• 2014-06-02 Listing Removed — Beaches MLS
• 2013-10-11 Listed $85,900 Beaches MLS
• 2013-05-31 Sold (Public Records) $87,000 Public Records
• 2013-05-22 Sold (MLS) $70,000 Beaches MLS
• 2013-04-29 Listing Removed — Beaches MLS
• 2013-02-03 Listed $74,900 Beaches MLS

Property tax history

+4.3%/yr

Latest (2025): $1,274 · -70.8% YoY. Source: county tax records.