9 Margarita Ln · River Park, FL 34952

$26,000

2 bd · 2.0 ba · 1,060 sqft · Manufactured · 92 Days on market

Built 1976 Est $33k · 21% under ↓ 33% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just Reduced! MUST SEE! Don't miss out! Private Yard w/ 2 bed/2 bath on a cul-de-sac w/ a Large, Well Lit, Enclosed Florida Rm, serves as extra room/den/office & more! Beautiful flooring, brightly lit home. Master bed. boasts en-suite bathroom. Step outside & it gets better - find a Large Shed & Outdoor Closet for ample Storage! Gardener's delight! Tropical vibes, lots of greenery & private small yard area for Planting, Pets & More! Storm Shutters Available. PRIME LOCATION; close to the beach, the mall, grocery stores, diners, coffee shops, post office, banks, pharmacy, hospitals & more. Lot Lease 842.53 includes lawn care, trash, Private Free Golf Course

Key facts

• Florida room
• Storm shutters
• Large shed

Tags

• FLORIDA ROOM
• LARGE SHED
• OUTDOOR CLOSET
• PRIVATE SMALL YARD AREA
• STORM SHUTTERS
• PRIME LOCATION

Property features AI

Finance

• Other: Parcel information on file
• Financial info: Land lease community — buyer to assume ongoing land lease payments
• HOA & community: Located in a senior community; Monthly land lease of $842.53 (lease expires 3026-03-21)

Exterior

• Parking: Attached carport (1 covered carport space) plus driveway — total 2 parking spaces (1 open); Covered parking
• Security: Security patrol
• Utilities: Public water; Public sewer (also lists private sewer); Electricity available; Cable available; Water and sewer available
• Home design: Manufactured home (double wide); One story; Faces north; Resale condition
• Construction: Aluminum siding; Flat roof; Double wide mobile home (approximately 41' by 24'); Built as a single-story unit
• Exterior features: Shed/storage structure; Not waterfront; East of US-1 road frontage

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating (central building); Central air conditioning; Ceiling fans
• Interior features: Electric water heater; Security patrol (community)
• Laundry & utility: Inside laundry with laundry closet on the main level (in-unit)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $26k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $26k).
• Recommended offer: $24k (9.0% below list) — sets the bar for market timing.
• Cap rate 66.7% vs local median 6.4% in River Park — 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 69/100 on livability (#451 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: amenities F, employment F, health & safety D-.
• 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: Manatee Academy K-8 (math 53% / reading 51%, grade C-, #990 of 2,144 statewide, top 48%, 1,664 students, 65% FRL); Southern Oaks Middle School (math 39% / reading 43%, grade F, #353 of 571 statewide, top 63%, 894 students, 76% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL).
• Market conditions: Rents rising (+1.9%/yr); 645 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $180 of loan paydown is wiped out by about $780 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,660 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 7.25% ✓
• Cap rate: 66.71%
• Cash-on-cash: 215.77%
• DSCR: 10.60
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $32,860
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Nuestra Calle Ln	0.28mi	2/2.0	984 (-7%)	6mo	$26,000	$26	70
1 Quintana Roo Ct	0.48mi	2/2.0	1,000 (-6%)	12mo	$18,000	$18	58
7 Reforma Ln	0.33mi	2/2.0	1,150 (+8%)	20mo	$37,000	$32	54
37 El Camino Real	0.71mi	2/2.0	984 (-7%)	1mo	$15,000	$15	54
45 Mediterranean Blvd W	0.18mi	2/2.0	1,200 (+13%)	24mo	$38,000	$32	50
23 San Pablo Ln	0.64mi	2/2.0	1,200 (+13%)	13mo	$37,000	$31	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: —
• Equity multiple: 11.60×
• Total profit: $77,159
• Equity at exit: $3,877

10-year hold

• IRR: —
• Equity multiple: 23.87×
• Total profit: $166,522
• Equity at exit: $2,248

Cash invested: $7,280 (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: 1.1×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$136
• Tax est. 1.5%: −$32 /mo · $390/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $1,309

Break-even live

Break-even rent $227

Max offer price $26,000

Occupancy floor 26%

Sensitivity live

Price	-10% $1,327	-5% $1,318	+0% $1,309	+5% $1,300	+10% $1,291
Rent	-10% $1,160	-5% $1,235	+0% $1,309	+5% $1,383	+10% $1,458
Rate	-1.0pp $1,322	-0.5pp $1,316	base $1,309	+0.5pp $1,302	+1.0pp $1,295

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: $6,500
• Closing costs: $780
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	16d	16	0.59mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	16d	1	0.60mi
13 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,375	$1.72	25d	1	0.82mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	25d	1	0.86mi
8 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,500	$1.88	25d	1	0.89mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	25d	1	0.89mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	25d	1	0.93mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	25d	1	0.95mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	23d	1	0.96mi
28 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,600	$2.00	25d	1	0.97mi
30 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,300	$1.62	25d	1	0.98mi
2 Lake Vista Trl #107 Port Saint Lucie, FL	2.0	2.0	1170	$1,850	$1.58	25d	1	1.00mi
1 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,800	$1.54	25d	1	1.03mi
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	25d	1	1.05mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	16d	15	1.16mi
336 SE Tranquilla Ave Port Saint Lucie, FL	3.0	3.0	1412	$2,700	$1.91	16d	1	1.32mi

Listing history 21 events

1. 2026-06-21
   days on market $26,000 Active 92 DOM
2. 2026-06-18
   days on market $26,000 Active 89 DOM
3. 2026-06-17
   days on market $26,000 Active 88 DOM
4. 2026-06-16
   days on market $26,000 Active 87 DOM
5. 2026-06-15
   days on market $26,000 Active 86 DOM
6. 2026-06-14
   days on market $26,000 Active 84 DOM
7. 2026-06-13
   days on market $26,000 Active 83 DOM
8. 2026-06-10
   days on market $26,000 Active 81 DOM
9. 2026-06-09
   days on market $26,000 Active 80 DOM
10. 2026-06-08
    days on market $26,000 Active 79 DOM
11. 2026-06-07
    days on market $26,000 Active 78 DOM
12. 2026-06-05
    days on market $26,000 Active 75 DOM
13. 2026-06-03
    days on market $26,000 Active 74 DOM
14. 2026-06-02
    days on market $26,000 Active 73 DOM
15. 2026-06-01
    days on market $26,000 Active 72 DOM
16. 2026-05-31
    days on market $26,000 Active 71 DOM
17. 2026-05-30
    days on market $26,000 Active 70 DOM
18. 2026-05-19
    price $26,000
19. 2026-05-04
    price $31,000
20. 2026-04-13
    price $35,000
21. 2026-03-21
    listed $39,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥106°F today · 20 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: $22,613
• − Mortgage interest: −$1,456
• − Property taxes: −$390
• − Insurance: −$130
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$756
• Taxable income: $16,262
• Est. tax owed @ 24.0%: −$3,903
• After-tax cash flow: $11,805/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 — River Park

• Score: 69/100
• State rank: #451
• US rank: #8159

Category grades

Amenities F Commute A- Cost of living A+ Crime B- Employment F Housing A+ Health & safety D- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Lucie County · 337,150 people
• 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

-33.3% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $26,000 Beaches MLS
• 2026-05-04 Price Changed $31,000 Beaches MLS
• 2026-04-13 Price Changed $35,000 Beaches MLS
• 2026-03-21 Listed $39,000 Beaches MLS