3809 Meadowlark Cir · Port St. Lucie, FL 34952

$99,900

2 bd · 2.0 ba · 1,251 sqft · Manufactured public records · 11 Days on market

Built 2001 5,287 sqft lot Est $173k · 42% under $310/mo HOA · 15% 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

Nice and cozy with lot's of water views. This charming home in Savanna Club (55+ community) has a nice floor plan, easy flow from room to room. Small niche in kitchen for table, to look out over the lake with your morning coffee. Brand new carpets in the bedrooms. Brand new hot water heater. Beautiful landscaping with plenty of tropical charm. Great home for snowbirds or full time residents. Perfect for two people. With all the amenities Savanna Club offers. There are numerous ponds for fishing or just relaxing watching the waterway. This community has it all, 3 heated pools, tennis courts, shuffle board, bocce courts. Clubhouses, recreation center, fully equipped fitness center, basketball court, card rooms, on site cafe, billiards and so much more. Planned activities all year long!

Key facts

• 2018 roof
• Low-maintenance home
• 5,287 sq ft lot

Tags

• 2018 ROOF
• LOW-MAINTENANCE HOME

Property features AI

Finance

• Other: Senior community; Pets allowed with restrictions and limits
• Financial info: Land lease in place with a monthly fee
• HOA & community: Association present (SCHOA) with monthly fee and on-site management; Association amenities include clubhouse, pool, fitness center, tennis, basketball and shuffleboard courts, spa/hot tub, sauna, billiard and game rooms, library, business center, cafe/restaurant, putting green, park, recreation facilities and security; Association monthly fee applies

Exterior

• Parking: Attached carport (1 covered space); Driveway with 1 open parking space; Total parking for 2 vehicles
• Security: Gated community (no guard); Security patrol
• Utilities: Public water; Public sewer; 200+ amp electric service; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured home (double wide); Single-story; Resale condition; Faces southwest; Located east of US-1
• Construction: Pre-fab construction; Double wide body type; Shingle roof; Pillar/post/pier foundation; Skirt: other; Mobile home remains on site
• Exterior features: Open patio; Screened porch; Patio and porch areas; Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Bedroom layout with stacked rooms; Unfurnished
• Laundry & utility: Laundry closet inside the home in hall with washer hookup

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 $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.4% 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.
• Market conditions: Rents rising (+1.9%/yr); 639 active listings in the ZIP; 11 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 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 $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 ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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.
• Current owner paid $55k; list at $100k implies a 82% gain — meaningful room to come down on a strong offer.

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 $99,900

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: 2.08% ✓
• Cap rate: 14.36%
• Cash-on-cash: 28.79%
• DSCR: 2.28
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $172,638
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3801 Meadowlark Cir	0.02mi	2/2.0	1,216 (-3%)	4mo	$152,000	$125	91
7921 Meadowlark Ln	0.29mi	2/2.0	1,301 (+4%)	2mo	$115,000	$88	78
3422 Feriwinkle Ct	0.35mi	2/2.0	1,184 (-5%)	4mo	$205,000	$173	72
3033 Satinleaf Ln	0.55mi	2/2.0	1,248 (-0%)	4mo	$195,000	$156	70
3817 Sleepy Hollow Ln	0.16mi	2/2.0	1,390 (+11%)	4mo	$260,000	$187	70
8504 Gallberry Cir	0.59mi	2/2.0	1,264 (+1%)	4mo	$178,000	$141	68
2948 Fiddlewood Cir	0.69mi	2/2.0	1,280 (+2%)	1mo	$122,000	$95	63
3005 Approach Shot Way	0.52mi	2/2.0	1,333 (+7%)	3mo	$149,900	$112	63
7953 Horned Lark Cir	0.69mi	2/2.0	1,286 (+3%)	1mo	$130,000	$101	62
10 Padre	0.67mi	2/2.0	1,280 (+2%)	4mo	$38,000	$30	62
3788 Satinwood Ct	0.47mi	2/2.0	1,090 (-13%)	2mo	$150,000	$138	55
8394 Delphinium Ct	0.40mi	3/2.0 (+1)	1,392 (+11%)	4mo	$220,000	$158	54

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: 21.8%
• Equity multiple: 1.88×
• Total profit: $24,527
• Equity at exit: $14,895

10-year hold

• IRR: 29.0%
• Equity multiple: 3.44×
• Total profit: $68,250
• 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: 4.0×

Monthly cashflow live

• Estimated rent: $2,082 high
• Mortgage (P&I): −$524
• Tax from tax record: −$98 /mo · $1,180/yr
• Insurance: −$42
• HOA: −$310
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $671

Break-even live

Break-even rent $1,233

Max offer price $99,900

Occupancy floor 63%

Sensitivity live

Price	-10% $728	-5% $699	+0% $671	+5% $643	+10% $615
Rent	-10% $507	-5% $589	+0% $671	+5% $753	+10% $836
Rate	-1.0pp $722	-0.5pp $697	base $671	+0.5pp $645	+1.0pp $619

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 11 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	0.44mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	24d	1	1.02mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	14d	1	1.04mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	24d	1	1.10mi
2183 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1550	$1,900	$1.23	14d	1	1.16mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	14d	1	1.19mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	14d	1	1.21mi
2082 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1524	$1,850	$1.21	24d	1	1.23mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	14d	15	1.26mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	14d	6	1.32mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	14d	7	1.50mi

HOA detail

• Monthly dues: $310 · $3,720/yr
• Likely covers: waterlandscapingpoolgym

Listing history 10 events

1. 2026-06-18
   days on market $99,900 Active 11 DOM
2. 2026-06-17
   days on market $99,900 Active 10 DOM
3. 2026-06-16
   days on market $99,900 Active 9 DOM
4. 2026-06-15
   days on market $99,900 Active 8 DOM
5. 2026-06-14
   days on market $99,900 Active 6 DOM
6. 2026-06-13
   days on market $99,900 Active 5 DOM
7. 2026-06-10
   days on market $99,900 Active 3 DOM
8. 2026-06-09
   days on market $99,900 Active 2 DOM
9. 2026-06-07
   remarks 575-char remark
10. 2026-06-07
    listed $99,900 Active 1 DOM

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,180 · $98/mo
• Projected year-2 tax: $1,180 · $98/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 · 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: $24,987
• − Mortgage interest: −$5,596
• − Property taxes: −$1,180
• − Insurance: −$500
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − HOA: −$3,720
• − Depreciation: −$2,906
• Taxable income: $7,088
• Est. tax owed @ 24.0%: −$1,701
• After-tax cash flow: $6,353/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: 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

-98.8% since first listed

10 events — show timeline

• 2026-06-05 Listed $99,900 Beaches MLS
• 2020-06-20 Listing Removed — Beaches MLS
• 2020-03-11 Listed $89,000 Beaches MLS
• 2018-10-23 Sold (Public Records) $89,000 Public Records
• 2018-10-23 Sold (MLS) $55,000 Beaches MLS
• 2018-10-04 Pending — Beaches MLS
• 2018-08-12 Relisted — Beaches MLS
• 2018-08-12 Pending — Beaches MLS
• 2018-07-05 Listed $64,500 Beaches MLS
• 2003-12-08 Sold (Public Records) $8,500,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $1,180 · +4.4% YoY. Source: county tax records.