8372 Gallberry Cir · Port St. Lucie, FL 34952

$210,000

2 bd · 2.0 ba · 1,528 sqft · Manufactured public records · 93 Days on market

Built 1990 7,537 sqft lot Est $171k · 23% over $338/mo HOA · 16% of rent

---

Why this score? — see what drove the D- 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 +14.4/30.0
• 1% rule +5.0/10.0
• DSCR +4.4/10.0
• Schools +3.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own Your Land- 2/2 with over 1500 SF of living in the popular Savanna Club Community. Home features include a large island kitchen with abundant storage, living room/family room combo, spacious bedrooms, enclosed glass porch, newer a/c, decor drive, new wood laminate and vinyl floors, new paint and an oversized double door storage shed.

Key facts

• Hoa includes cable
• New ac duct work
• Large island kitchen

Tags

• LARGE ISLAND KITCHEN
• NEW AC DUCT WORK
• NEW VINYL PLANK FLOORING
• LARGE ENCLOSED GLASS PORCH
• HOA INCLUDES CABLE
• HOA INCLUDES INTERNET

Property features AI

Finance

• Other: Senior community; Lot dimensions approximately 52 x 136
• Financial info: Not a land-lease lot; Pets allowed with breed restrictions
• HOA & community: Community association (Savanna Club HOA); Monthly HOA fee of $338; HOA covers cable TV, trash, common real estate tax, and recreation facilities; Community amenities include clubhouse, pool, fitness center, spa/hot tub, sauna, tennis courts, basketball and shuffleboard courts, putting green, golf course access, jogging path, billiard room, manager on site, and on-site management

Exterior

• Parking: 3 total parking spaces; Attached carport (1 covered space); Driveway
• Security: Smoke detectors; Security patrol
• Utilities: Public water; Public sewer; Cable available; Underground utilities; Water available; Sewer available
• Home design: Manufactured home (double wide); One story; Resale condition; Faces southwest; East of US-1 road frontage
• Construction: Aluminum siding; Modular construction; Composition/shingle roof; Double wide body type; Built as single-story
• Exterior features: Covered patio; Open patio; Screened patio; Shed(s)

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 electric heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral ceilings; Kitchen island; Walk-in closets; Skylight(s)
• Laundry & utility: Laundry room with washer hookup; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $42 ($506/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (0.1% below list).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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 D — 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: Morningside Elementary School (math 71% / reading 68%, grade A-, #364 of 2,144 statewide, top 19%, 669 students, 63% FRL); Southport Middle School (math 43% / reading 49%, grade D+, #300 of 571 statewide, top 53%, 823 students, 68% 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); 645 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1k of loan paydown is wiped out by about $6k 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 93 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 25y ago; this cycle's ask has dropped $27k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $116k; list at $210k 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; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.00% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $171,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8380 Gallberry Cir	0.03mi	2/2.0	1,527 (-0%)	15mo	$278,000	$182	86
3700 Westchester Ct	0.12mi	2/2.0	1,480 (-3%)	8mo	$130,000	$88	83
3720 Pebble Bch	0.12mi	3/2.0 (+1)	1,608 (+5%)	3mo	$225,000	$140	78
3817 Sleepy Hollow Ln	0.13mi	2/2.0	1,390 (-9%)	4mo	$260,000	$187	75
8394 Delphinium Ct	0.23mi	3/2.0 (+1)	1,392 (-9%)	4mo	$220,000	$158	67
7928 Meadowlark Ln	0.51mi	2/3.0	1,475 (-4%)	2mo	$65,000	$44	65
8522 Leadtree Ct	0.48mi	2/2.0	1,550 (+1%)	15mo	$245,000	$158	63
8526 Lidflower Ct	0.45mi	3/2.5 (+1)	1,404 (-8%)	6mo	$70,900	$50	53
110 W Caribbean	0.71mi	2/2.0	1,416 (-7%)	5mo	$77,500	$55	50
7921 Meadowlark Ln	0.54mi	2/2.0	1,301 (-15%)	2mo	$115,000	$88	48
3005 Approach Shot Way	0.64mi	2/2.0	1,333 (-13%)	3mo	$149,900	$112	46
7728 Mcclintock Ct	0.71mi	2/2.0	1,692 (+11%)	11mo	$185,000	$109	39

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-33,467
• Equity at exit: $31,312

10-year hold

• IRR: -10.0%
• Equity multiple: 0.42×
• Total profit: $-34,203
• Equity at exit: $18,157

Cash invested: $58,800 (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: 645
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,097 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$88 /mo · $1,056/yr
• Insurance: −$88
• HOA: −$338
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $42

Break-even live

Break-even rent $2,044

Max offer price $210,000

Occupancy floor 93%

Sensitivity live

Price	-10% $161	-5% $102	+0% $42	+5% $-17	+10% $-77
Rent	-10% $-124	-5% $-41	+0% $42	+5% $125	+10% $208
Rate	-1.0pp $148	-0.5pp $96	base $42	+0.5pp $-12	+1.0pp $-68

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: $52,500
• Closing costs: $6,300
• 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	25d	1	0.16mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	16d	1	0.79mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	25d	1	0.84mi
2183 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1550	$1,900	$1.23	16d	1	0.88mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	16d	1	0.92mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	16d	1	0.93mi
2082 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1524	$1,850	$1.21	25d	1	0.95mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	16d	6	1.04mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	16d	15	1.14mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	16d	7	1.25mi
1500 SE Tiffany Club Pl Port Saint Lucie, FL	1.0–3.0	1.0–2.0	895	$1,922	$2.15	16d	7	1.42mi

HOA detail

• Monthly dues: $338 · $4,056/yr

Listing history 45 events

1. 2026-06-21
   days on market $210,000 Active 93 DOM
2. 2026-06-18
   days on market $210,000 Active 90 DOM
3. 2026-06-17
   days on market $210,000 Active 89 DOM
4. 2026-06-16
   days on market $210,000 Active 88 DOM
5. 2026-06-15
   days on market $210,000 Active 87 DOM
6. 2026-06-14
   days on market $210,000 Active 85 DOM
7. 2026-06-13
   days on market $210,000 Active 84 DOM
8. 2026-06-10
   pricedays on market $210,000 Active 82 DOM
9. 2026-06-09
   days on market $229,900 Active 81 DOM
10. 2026-06-08
    days on market $229,900 Active 80 DOM
11. 2026-06-07
    days on market $229,900 Active 79 DOM
12. 2026-06-05
    days on market $229,900 Active 76 DOM
13. 2026-06-03
    days on market $229,900 Active 75 DOM
14. 2026-06-02
    days on market $229,900 Active 74 DOM
15. 2026-06-01
    days on market $229,900 Active 73 DOM
16. 2026-05-31
    days on market $229,900 Active 72 DOM
17. 2026-05-30
    days on market $229,900 Active 71 DOM
18. 2026-04-30
    price $229,900
19. 2026-04-26
    status Active
20. 2026-04-23
    historical Active Under Contract
21. 2026-03-19
    listed $237,000 Active
22. 2026-01-07
    historical
23. 2025-09-26
    price $239,000
24. 2025-07-20
    listed $242,000 Active
25. 2016-08-12
    soldstatus $115,500
26. 2016-08-09
    price $115,500 338-char remark

    Show marketing remark (338 chars)

    Own Your Land- 2/2 with over 1500 SF of living in the popular Savanna Club Community. Home features include a large island kitchen with abundant storage, living room/family room combo, spacious bedrooms, enclosed glass porch, newer a/c, decor drive, new wood laminate and vinyl floors, new paint and an oversized double door storage shed.

27. 2016-08-08
    soldstatus $115,500 Sold 338-char remark

    Show marketing remark (338 chars)

    Own Your Land- 2/2 with over 1500 SF of living in the popular Savanna Club Community. Home features include a large island kitchen with abundant storage, living room/family room combo, spacious bedrooms, enclosed glass porch, newer a/c, decor drive, new wood laminate and vinyl floors, new paint and an oversized double door storage shed.

28. 2016-08-01
    soldstatus $116,000 Closed
29. 2016-07-05
    historical Pending W/Cont 338-char remark

    Show marketing remark (338 chars)

    Own Your Land- 2/2 with over 1500 SF of living in the popular Savanna Club Community. Home features include a large island kitchen with abundant storage, living room/family room combo, spacious bedrooms, enclosed glass porch, newer a/c, decor drive, new wood laminate and vinyl floors, new paint and an oversized double door storage shed.

30. 2016-07-05
    historical Contingent

    Show marketing remark (338 chars)

    Own Your Land- 2/2 with over 1500 SF of living in the popular Savanna Club Community. Home features include a large island kitchen with abundant storage, living room/family room combo, spacious bedrooms, enclosed glass porch, newer a/c, decor drive, new wood laminate and vinyl floors, new paint and an oversized double door storage shed.

31. 2016-07-01
    price $119,900 338-char remark

    Show marketing remark (338 chars)

    Own Your Land- 2/2 with over 1500 SF of living in the popular Savanna Club Community. Home features include a large island kitchen with abundant storage, living room/family room combo, spacious bedrooms, enclosed glass porch, newer a/c, decor drive, new wood laminate and vinyl floors, new paint and an oversized double door storage shed.

32. 2016-06-26
    status Active 338-char remark

    Show marketing remark (338 chars)

    Own Your Land- 2/2 with over 1500 SF of living in the popular Savanna Club Community. Home features include a large island kitchen with abundant storage, living room/family room combo, spacious bedrooms, enclosed glass porch, newer a/c, decor drive, new wood laminate and vinyl floors, new paint and an oversized double door storage shed.

33. 2016-06-18
    status Active
34. 2016-06-16
    historical Pending W/Cont 338-char remark

    Show marketing remark (338 chars)

    Own Your Land- 2/2 with over 1500 SF of living in the popular Savanna Club Community. Home features include a large island kitchen with abundant storage, living room/family room combo, spacious bedrooms, enclosed glass porch, newer a/c, decor drive, new wood laminate and vinyl floors, new paint and an oversized double door storage shed.

35. 2016-06-16
    historical Contingent

    Show marketing remark (338 chars)

    Own Your Land- 2/2 with over 1500 SF of living in the popular Savanna Club Community. Home features include a large island kitchen with abundant storage, living room/family room combo, spacious bedrooms, enclosed glass porch, newer a/c, decor drive, new wood laminate and vinyl floors, new paint and an oversized double door storage shed.

36. 2016-06-15
    listed $119,900 Active 338-char remark

    Show marketing remark (338 chars)

    Own Your Land- 2/2 with over 1500 SF of living in the popular Savanna Club Community. Home features include a large island kitchen with abundant storage, living room/family room combo, spacious bedrooms, enclosed glass porch, newer a/c, decor drive, new wood laminate and vinyl floors, new paint and an oversized double door storage shed.

37. 2016-06-15
    listed $119,900 Active

    Show marketing remark (338 chars)

    Own Your Land- 2/2 with over 1500 SF of living in the popular Savanna Club Community. Home features include a large island kitchen with abundant storage, living room/family room combo, spacious bedrooms, enclosed glass porch, newer a/c, decor drive, new wood laminate and vinyl floors, new paint and an oversized double door storage shed.

38. 2016-05-24
    soldstatus $108,000
39. 2016-05-17
    listed Contingent
40. 2016-05-16
    soldstatus $108,000 Closed
41. 2001-08-21
    soldstatus $75,500
42. 2001-05-09
    soldstatus $60,000
43. 2001-05-04
    historical
44. 2001-01-06
    listed $79,500
45. 1990-10-04
    soldstatus $86,200

ⓘ 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: $1,056 · $88/mo
• Projected year-2 tax: $1,743 · $145/mo
• Expected delta: +$687/yr (+$57/mo · 65.1%)

ⓘ 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 5/10 Major
• 🌡 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: $25,168
• − Mortgage interest: −$11,763
• − Property taxes: −$1,056
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − HOA: −$4,056
• − Depreciation: −$6,109
• Taxable loss: −$2,893
• Est. tax savings @ 24.0%: +$694
• After-tax cash flow: $1,200/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

+166.7% since first listed

28 events — show timeline

• 2026-04-30 Price Changed $229,900 Beaches MLS
• 2026-04-26 Relisted — Beaches MLS
• 2026-04-23 Contingent — Beaches MLS
• 2026-03-19 Listed $237,000 Beaches MLS
• 2026-01-07 Listing Removed — Beaches MLS
• 2025-09-26 Price Changed $239,000 Beaches MLS
• 2025-07-20 Listed $242,000 Beaches MLS
• 2016-08-12 Sold (Public Records) $115,500 Public Records
• 2016-08-09 Price Changed $115,500 MCRTC
• 2016-08-08 Sold (MLS) $115,500 MCRTC
• 2016-08-01 Sold (MLS) $116,000 Beaches MLS
• 2016-07-05 Contingent — MCRTC
• 2016-07-05 Contingent — Beaches MLS
• 2016-07-01 Price Changed $119,900 MCRTC
• 2016-06-26 Relisted — MCRTC
• 2016-06-18 Relisted — Beaches MLS
• 2016-06-16 Contingent — MCRTC
• 2016-06-16 Contingent — Beaches MLS
• 2016-06-15 Listed $119,900 MCRTC
• 2016-06-15 Listed $119,900 Beaches MLS
• 2016-05-24 Sold (Public Records) $108,000 Public Records
• 2016-05-17 Listed — Beaches MLS
• 2016-05-16 Sold (MLS) $108,000 Beaches MLS
• 2001-08-21 Sold (Public Records) $75,500 Public Records
• 2001-05-09 Sold (MLS) $60,000 Beaches MLS
• 2001-05-04 Listing Removed — Beaches MLS
• 2001-01-06 Listed $79,500 Beaches MLS
• 1990-10-04 Sold (Public Records) $86,200 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,056 · +5.1% YoY. Source: county tax records.