8162 13th Hole Dr · Port St. Lucie, FL 34952

$169,000

3 bd · 2.0 ba · 1,823 sqft · Manufactured public records · 117 Days on market

Built 2002 7,000 sqft lot Est $199k · 15% under $310/mo HOA · 15% 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 +22.8/30.0
• ARV discount +14.2/15.0
• 1% rule +7.3/10.0
• DSCR +7.3/10.0
• 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

Looking for that perfect FL lifestyle? This is it!Better than new- bright & cheery, open plan, one year new home boasts panoramic golf & pond views from family room & screened patio. Drywall interior walls and many upgrades make this beautiful home a "must see"! Immaculate inside & out, defintely a pleasure to show. Amenities galore! "View" for pics.

Key facts

• Eastern exposure
• Golf course lot
• Ss appliances

Tags

• GOLF COURSE LOT
• EASTERN EXPOSURE
• VERANDA FAMILY ROOM
• ALCOVE BAY OF WINDOWS
• TILED AND LAMINATE FLOORS
• SS APPLIANCES

Property features AI

Finance

• Other: Located east of US-1; Directions: Savanna Club Blvd to L on Bromeliad to R on Five Iron to R on 13th Hole
• Financial info: Pets allowed (restrictions and limits apply; breed and number limitations possible)
• HOA & community: Community association with monthly fee; HOA fee $310 monthly; Association amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, golf course, putting green, basketball and pickleball courts, bocce ball, billiard room, cafe/restaurant, community room, recreation facilities, and internet included; Senior community

Exterior

• Parking: Attached carport; Covered parking for 2 vehicles; Driveway with decorative finish; 2 open parking spaces
• Security: Security patrol; Gated (no guard)
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available; Underground utilities
• Home design: Manufactured home; Single-story; Resale property; Faces west
• Construction: Modular construction; Composition/shingle roof
• Exterior features: Open patio; Screened porch; Porch; Shed(s); Located on a golf course

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; French doors; Blinds and single-hung metal windows; Furnished
• Laundry & utility: Electric water heater (listed under appliances)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 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 14d 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 $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 117 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $26k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $153,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 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. 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.
6. 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.
7. 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: 1.23% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $198,707
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8112 Long Dr	0.17mi	3/2.0	1,786 (-2%)	18mo	$122,000	$68	73
2968 Eagles Nest Way	0.56mi	3/2.0	1,786 (-2%)	8mo	$199,999	$112	64
7822 White Ibis Ln	0.39mi	3/2.0	1,612 (-12%)	2mo	$115,000	$71	61
3720 Pebble Bch	0.39mi	3/2.0	1,608 (-12%)	3mo	$225,000	$140	59
7808 Horned Lark Cir	0.50mi	2/2.0 (-1)	1,904 (+4%)	6mo	$244,900	$129	59
2948 Eagles Nest Way	0.61mi	3/2.0	1,786 (-2%)	15mo	$125,000	$70	56
7728 Mcclintock Ct	0.50mi	2/2.0 (-1)	1,692 (-7%)	11mo	$185,000	$109	50
172 W Carribean	0.66mi	2/2.0 (-1)	1,650 (-10%)	8mo	$9,500	$6	42
3815 Sandlace Ct	0.65mi	3/2.0	1,641 (-10%)	16mo	$190,000	$116	40
8522 Leadtree Ct	0.43mi	2/2.0 (-1)	1,550 (-15%)	15mo	$245,000	$158	38
2852 Eagles Nest Way	0.70mi	2/2.0 (-1)	1,724 (-5%)	22mo	$165,000	$96	35
7707 Mcclintock Way	0.57mi	2/2.0 (-1)	1,609 (-12%)	19mo	$160,000	$99	33

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-10,757
• Equity at exit: $25,198

10-year hold

• IRR: 2.0%
• Equity multiple: 1.13×
• Total profit: $6,332
• Equity at exit: $14,612

Cash invested: $47,320 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,086 high
• Mortgage (P&I): −$886
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$70
• HOA: −$310
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $294

Break-even live

Break-even rent $1,714

Max offer price $169,000

Occupancy floor 81%

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: $42,250
• Closing costs: $5,070
• 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	23d	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	23d	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: $310 · $3,720/yr

Listing history 29 events

1. 2026-06-18
   days on market $169,000 Active 117 DOM
2. 2026-06-17
   days on market $169,000 Active 116 DOM
3. 2026-06-16
   days on market $169,000 Active 115 DOM
4. 2026-06-15
   days on market $169,000 Active 114 DOM
5. 2026-06-14
   days on market $169,000 Active 112 DOM
6. 2026-06-13
   pricedays on market $169,000 Active 111 DOM
7. 2026-06-10
   days on market $174,000 Active 180 DOM
8. 2026-06-09
   days on market $174,000 Active 179 DOM
9. 2026-06-08
   days on market $174,000 Active 178 DOM
10. 2026-06-07
    days on market $174,000 Active 177 DOM
11. 2026-06-05
    days on market $174,000 Active 174 DOM
12. 2026-06-03
    days on market $174,000 Active 173 DOM
13. 2026-06-02
    days on market $174,000 Active 172 DOM
14. 2026-06-01
    days on market $174,000 Active 171 DOM
15. 2026-05-31
    days on market $174,000 Active 170 DOM
16. 2026-05-30
    days on market $174,000 Active 169 DOM
17. 2026-05-13
    price $174,000
18. 2026-04-13
    status Active
19. 2026-04-02
    historical Active Under Contract
20. 2026-03-25
    price $186,000
21. 2026-03-21
    status Active
22. 2026-02-06
    historical Active Under Contract
23. 2025-12-10
    listed $195,000 Active
24. 2003-08-06
    soldstatus $134,900
25. 2003-08-04
    soldstatus $119,900 399-char remark

    Show marketing remark (222 chars)

    LOOKING FOR THAT PERFECT FLORIDA LIFESTYLE? THIS IS IT! BRIGHT & CHEERY OPEN PLAN, ONE YEAR NEW HOME BOASTS PANORAMIC GOLF & POND VIEWS. MANY UPGRADES MAKE THIS BEAUTIFUL MANUFACTURED HOME A TRUE VALUE. PRISTINE

26. 2003-08-04
    soldstatus $119,900 222-char remark

    Show marketing remark (222 chars)

    LOOKING FOR THAT PERFECT FLORIDA LIFESTYLE? THIS IS IT! BRIGHT & CHEERY OPEN PLAN, ONE YEAR NEW HOME BOASTS PANORAMIC GOLF & POND VIEWS. MANY UPGRADES MAKE THIS BEAUTIFUL MANUFACTURED HOME A TRUE VALUE. PRISTINE

27. 2003-06-29
    historical 222-char remark

    Show marketing remark (222 chars)

    LOOKING FOR THAT PERFECT FLORIDA LIFESTYLE? THIS IS IT! BRIGHT & CHEERY OPEN PLAN, ONE YEAR NEW HOME BOASTS PANORAMIC GOLF & POND VIEWS. MANY UPGRADES MAKE THIS BEAUTIFUL MANUFACTURED HOME A TRUE VALUE. PRISTINE

28. 2003-04-07
    listed $119,900 399-char remark

    Show marketing remark (222 chars)

    LOOKING FOR THAT PERFECT FLORIDA LIFESTYLE? THIS IS IT! BRIGHT & CHEERY OPEN PLAN, ONE YEAR NEW HOME BOASTS PANORAMIC GOLF & POND VIEWS. MANY UPGRADES MAKE THIS BEAUTIFUL MANUFACTURED HOME A TRUE VALUE. PRISTINE

29. 2003-04-07
    listed $119,900 222-char remark

    Show marketing remark (222 chars)

    LOOKING FOR THAT PERFECT FLORIDA LIFESTYLE? THIS IS IT! BRIGHT & CHEERY OPEN PLAN, ONE YEAR NEW HOME BOASTS PANORAMIC GOLF & POND VIEWS. MANY UPGRADES MAKE THIS BEAUTIFUL MANUFACTURED HOME A TRUE VALUE. PRISTINE

ⓘ 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: $1,045 · $87/mo
• Projected year-2 tax: $1,403 · $117/mo
• Expected delta: +$358/yr (+$30/mo · 34.2%)

ⓘ 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: $25,029
• − Mortgage interest: −$9,467
• − Property taxes: −$1,045
• − Insurance: −$845
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − HOA: −$3,720
• − Depreciation: −$4,916
• Taxable income: $1,031
• Est. tax owed @ 24.0%: −$248
• After-tax cash flow: $3,280/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

+45.1% since first listed

13 events — show timeline

• 2026-05-13 Price Changed $174,000 Beaches MLS
• 2026-04-13 Relisted — Beaches MLS
• 2026-04-02 Contingent — Beaches MLS
• 2026-03-25 Price Changed $186,000 Beaches MLS
• 2026-03-21 Relisted — Beaches MLS
• 2026-02-06 Contingent — Beaches MLS
• 2025-12-10 Listed $195,000 Beaches MLS
• 2003-08-06 Sold (Public Records) $134,900 Public Records
• 2003-08-04 Sold (MLS) $119,900 Beaches MLS
• 2003-08-04 Sold (MLS) $119,900 MCRTC
• 2003-06-29 Listing Removed — Beaches MLS
• 2003-04-07 Listed $119,900 Beaches MLS
• 2003-04-07 Listed $119,900 MCRTC

Property tax history

+3.4%/yr

Latest (2025): $1,045 · +4.5% YoY. Source: county tax records.