2886 SE La Palma Ter · Port Salerno, FL 34997

$189,000

2 bd · 1.0 ba · 520 sqft · Manufactured public records · 25 Days on market

Built 1974 7,556 sqft lot $363/sqft · 164% above area

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Beanstalk House! A beautifully updated mobile home situated on an oversized 75x100 lot with no HOA and no lot fees. This move-in-ready gem offers comfort, space, and freedom in a peaceful, private setting. Property Highlights: You own the land - no rental or park fees! Freshly painted interior with new flooring throughout, Brand-new appliances included, Roof resealed in 2024 for peace of mind, Enclosed Florida room - perfect for relaxing or entertaining, Updated lighting fixtures throughout, Well and septic system with covered pump house, Large working shed on property for storage or hobbies and Propane/gas utilities for efficient energy use. Enjoy the freedom of rural-style living with all the modern updates already done for you. Whether you're downsizing, investing, or looking for a cozy primary residence, the Beanstalk House offers charm, privacy, and value.

Key facts

• New flooring
• No lot fees
• Oversized lot

Tags

• OVERSIZED LOT
• NO HOA
• NO LOT FEES
• YOU OWN THE LAND
• FRESHLY PAINTED INTERIOR
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $186k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.1% in Port Salerno — 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 70/100 on livability (#440 in FL) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A; Watch: schools D, amenities F, commute F.
• Martin (suburban): math 52% / reading 53% proficiency, ranked #24 of 73 in FL (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.7%/yr); 588 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 737 units permitted in Martin County in 2024 (167 in 5+ unit buildings).
• This rent runs 32% of the median local income ($78k/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.
• Martin County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $34k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $126k; list at $189k implies a 50% 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 $186,165 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.83%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (median comp): $71,700
• List price: $189,000
• Delta: 163.60%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5400 SE Jack Ave Unit N20	0.61mi	2/1.0	576 (+11%)	5mo	$65,000	$113	49
5400 SE Jack Ave Unit K-18	0.61mi	1/1.0 (-1)	552 (+6%)	22mo	$56,500	$102	38

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 · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,649
• Equity at exit: $28,181

10-year hold

• IRR: 7.5%
• Equity multiple: 1.56×
• Total profit: $29,806
• Equity at exit: $16,341

Cash invested: $52,920 (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 34997

• Rents YoY: 2.7%
• Active inventory: 588
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,101 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$156 /mo · $1,875/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $433

Break-even live

Break-even rent $1,552

Max offer price $189,000

Occupancy floor 74%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4585 SE Federal Hwy Stuart, FL	1.0–3.0	1.0–2.0	1015	$2,326	$2.29	13d	27	0.38mi
5393 SE 48th Ave Unit C Stuart, FL	1.0	1.0	750	$1,550	$2.07	23d	1	1.41mi

Listing history 15 events

1. 2026-06-14
   days on market $189,000 Active 25 DOM
2. 2026-05-31
   days on market $189,000 Active 250 DOM
3. 2026-05-31
   days on market $189,000 Active 249 DOM
4. 2026-03-05
   price $189,000 888-char remark

   Show marketing remark (888 chars)

   Welcome to the Beanstalk House! A beautifully updated mobile home situated on an oversized 75x100 lot with no HOA and no lot fees. This move-in-ready gem offers comfort, space, and freedom in a peaceful, private setting. Property Highlights: You own the land - no rental or park fees! Freshly painted interior with new flooring throughout, Brand-new appliances included, Roof resealed in 2024 for peace of mind, Enclosed Florida room - perfect for relaxing or entertaining, Updated lighting fixtures throughout, Well and septic system with covered pump house, Large working shed on property for storage or hobbies and Propane/gas utilities for efficient energy use. Enjoy the freedom of rural-style living with all the modern updates already done for you. Whether you're downsizing, investing, or looking for a cozy primary residence, the Beanstalk House offers charm, privacy, and value.

5. 2025-11-26
   price $195,000 888-char remark

   Show marketing remark (888 chars)

   Welcome to the Beanstalk House! A beautifully updated mobile home situated on an oversized 75x100 lot with no HOA and no lot fees. This move-in-ready gem offers comfort, space, and freedom in a peaceful, private setting. Property Highlights: You own the land - no rental or park fees! Freshly painted interior with new flooring throughout, Brand-new appliances included, Roof resealed in 2024 for peace of mind, Enclosed Florida room - perfect for relaxing or entertaining, Updated lighting fixtures throughout, Well and septic system with covered pump house, Large working shed on property for storage or hobbies and Propane/gas utilities for efficient energy use. Enjoy the freedom of rural-style living with all the modern updates already done for you. Whether you're downsizing, investing, or looking for a cozy primary residence, the Beanstalk House offers charm, privacy, and value.

6. 2025-11-25
   status Active 888-char remark

   Show marketing remark (888 chars)

   Welcome to the Beanstalk House! A beautifully updated mobile home situated on an oversized 75x100 lot with no HOA and no lot fees. This move-in-ready gem offers comfort, space, and freedom in a peaceful, private setting. Property Highlights: You own the land - no rental or park fees! Freshly painted interior with new flooring throughout, Brand-new appliances included, Roof resealed in 2024 for peace of mind, Enclosed Florida room - perfect for relaxing or entertaining, Updated lighting fixtures throughout, Well and septic system with covered pump house, Large working shed on property for storage or hobbies and Propane/gas utilities for efficient energy use. Enjoy the freedom of rural-style living with all the modern updates already done for you. Whether you're downsizing, investing, or looking for a cozy primary residence, the Beanstalk House offers charm, privacy, and value.

7. 2025-10-18
   historical Active Under Contract 888-char remark

   Show marketing remark (888 chars)

   Welcome to the Beanstalk House! A beautifully updated mobile home situated on an oversized 75x100 lot with no HOA and no lot fees. This move-in-ready gem offers comfort, space, and freedom in a peaceful, private setting. Property Highlights: You own the land - no rental or park fees! Freshly painted interior with new flooring throughout, Brand-new appliances included, Roof resealed in 2024 for peace of mind, Enclosed Florida room - perfect for relaxing or entertaining, Updated lighting fixtures throughout, Well and septic system with covered pump house, Large working shed on property for storage or hobbies and Propane/gas utilities for efficient energy use. Enjoy the freedom of rural-style living with all the modern updates already done for you. Whether you're downsizing, investing, or looking for a cozy primary residence, the Beanstalk House offers charm, privacy, and value.

8. 2025-10-06
   price $209,000 888-char remark

   Show marketing remark (888 chars)

   Welcome to the Beanstalk House! A beautifully updated mobile home situated on an oversized 75x100 lot with no HOA and no lot fees. This move-in-ready gem offers comfort, space, and freedom in a peaceful, private setting. Property Highlights: You own the land - no rental or park fees! Freshly painted interior with new flooring throughout, Brand-new appliances included, Roof resealed in 2024 for peace of mind, Enclosed Florida room - perfect for relaxing or entertaining, Updated lighting fixtures throughout, Well and septic system with covered pump house, Large working shed on property for storage or hobbies and Propane/gas utilities for efficient energy use. Enjoy the freedom of rural-style living with all the modern updates already done for you. Whether you're downsizing, investing, or looking for a cozy primary residence, the Beanstalk House offers charm, privacy, and value.

9. 2025-09-23
   listed $223,000 Active 888-char remark

   Show marketing remark (888 chars)

   Welcome to the Beanstalk House! A beautifully updated mobile home situated on an oversized 75x100 lot with no HOA and no lot fees. This move-in-ready gem offers comfort, space, and freedom in a peaceful, private setting. Property Highlights: You own the land - no rental or park fees! Freshly painted interior with new flooring throughout, Brand-new appliances included, Roof resealed in 2024 for peace of mind, Enclosed Florida room - perfect for relaxing or entertaining, Updated lighting fixtures throughout, Well and septic system with covered pump house, Large working shed on property for storage or hobbies and Propane/gas utilities for efficient energy use. Enjoy the freedom of rural-style living with all the modern updates already done for you. Whether you're downsizing, investing, or looking for a cozy primary residence, the Beanstalk House offers charm, privacy, and value.

10. 2023-06-12
    soldstatus $126,000
11. 2023-05-17
    historical
12. 2023-05-16
    listed $99,999 Active
13. 2006-04-19
    historical
14. 2004-10-19
    listed $75,000
15. 1973-01-01
    soldstatus $17,000

ⓘ 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: $1,875 · $156/mo
• Projected year-2 tax: $1,875 · $156/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $25,209
• − Mortgage interest: −$10,587
• − Property taxes: −$1,875
• − Insurance: −$945
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$5,498
• Taxable income: $2,270
• Est. tax owed @ 24.0%: −$545
• After-tax cash flow: $4,656/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: Martin
• NCES district ID: 1201290
• Math proficiency: 52% ▼ -14.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $52,482
• Composite: 45.1/100
• National rank: #2690
• State rank: #24 of 73 in FL

Livability — Port Salerno

• Score: 70/100
• State rank: #440
• US rank: #7873

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Martin County · 165,223 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 47,075
• Household income: $78,136
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 1323.0

Population outlook (Martin County) Hauer SSP2

• Today (2025): 172,383 people
• By 2030: 180,192 · +4.5%
• By 2040: 194,114 · +12.6%
• By 2050: 204,992 · +18.9%
• By 2075: 229,641 · +33.2%
• By 2100: 232,146 · +34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 9% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+31.1) · D 34.1% · R 65.2%
• 2008→2024 swing: -17.5pp toward R · 2008: -13.6pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+24.6 2016: R+26.9 2012: R+22.9 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -319.78%
• Current HPI: 336.7717
• Rent YoY: ▲ 2.71%
• 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

+1011.8% since first listed

12 events — show timeline

• 2026-03-05 Price Changed $189,000 Beaches MLS
• 2025-11-26 Price Changed $195,000 Beaches MLS
• 2025-11-25 Relisted — Beaches MLS
• 2025-10-18 Contingent — Beaches MLS
• 2025-10-06 Price Changed $209,000 Beaches MLS
• 2025-09-23 Listed $223,000 Beaches MLS
• 2023-06-12 Sold (Public Records) $126,000 Public Records
• 2023-05-17 Listing Removed — Beaches MLS
• 2023-05-16 Listed $99,999 Beaches MLS
• 2006-04-19 Listing Removed — MCRTC
• 2004-10-19 Listed $75,000 MCRTC
• 1973-01-01 Sold (Public Records) $17,000 Public Records

Property tax history

+13.1%/yr

Latest (2025): $1,875 · +7.4% YoY. Source: county tax records.