8 Santa Fe Ln · River Park, FL 34952

$83,900

2 bd · 2.0 ba · 1,176 sqft · Manufactured · 99 Days on market

Built 1978 $800/mo HOA · 39% 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 +27.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 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

Charming and well maintained 2-bedroom, 2-bath home in the desirable River Park area. This move in ready property features an updated kitchen and primary bath (2023), a spacious living room, and a bright Florida room. Accessibility upgrades include a roll in shower, grab bars, lift system, and front entry ramp. Recent improvements—exterior paint, new water heater, and roof re coat (2025)—provide added peace of mind. Situated on an oversized, beautifully landscaped lot, this home offers comfort, convenience, and thoughtful updates throughout.

Key facts

• Primary bath
• Lift system
• Front entry ramp

Tags

• UPDATED KITCHEN
• PRIMARY BATH
• ROLL IN SHOWER
• GRAB BARS
• LIFT SYSTEM
• FRONT ENTRY RAMP

Property features AI

Finance

• Financial info: Land lease of $800 per month (lease expires 2026-06-01); Pets allowed (restrictions and limits may apply)
• HOA & community: Association: Spanish Lakes; Monthly association fee; Association amenities include: clubhouse, fitness center, golf course, pool, tennis courts, billiard room, game room, shuffleboard court, workshop area, library; Association fee covers grounds maintenance, trash, common areas, common real estate tax, golf, recreation facilities, and pool service; Is a senior community

Exterior

• Parking: 4 total parking spaces; Attached carport (1 covered carport space); 2 open driveway spaces; Concrete driveway
• Security: Smoke detector(s); Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Electricity available; Sewer available; Water available
• Home design: Single family residence; One story; Resale property; Northeast facing
• Construction: Vinyl siding; Metal roof; Built as single-story (1 story)
• Exterior features: Open patio; Open porch; Deck; Patio; Porch; Landscaped yard; Located on a cul-de-sac; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Linoleum; Wood
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Vaulted ceilings; Skylight(s); Accessible approach with ramp; Smoke detector(s); Security patrol
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $84k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $76k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 6.3% 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: Savanna Ridge Elementary School (math 40% / reading 45%, grade F, #1,383 of 2,144 statewide, top 65%, 452 students, 75% 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); 639 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 40% 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 $580 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.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,349 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.46% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.65%
• DSCR: 1.56
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $37,632
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 San Pablo Ln	0.04mi	2/2.0	1,200 (+2%)	13mo	$37,000	$31	84
560 Natalie Dr	0.17mi	2/2.0	1,248 (+6%)	18mo	$162,800	$130	67
5 Yolanda Ln	0.33mi	2/2.0	1,280 (+9%)	5mo	$39,000	$30	66
8636 Florence Dr	0.46mi	2/2.0	1,266 (+8%)	2mo	$130,000	$103	64
501 La Buona Vita Dr	0.30mi	2/2.0	1,289 (+10%)	9mo	$132,000	$102	62
45 Mediterranean Blvd W	0.50mi	2/2.0	1,200 (+2%)	24mo	$38,000	$32	53
541 Natalie Dr	0.20mi	2/2.0	1,032 (-12%)	22mo	$85,000	$82	52
7 Reforma Ln	0.63mi	2/2.0	1,150 (-2%)	20mo	$37,000	$32	51
1 Quintana Roo Ct	0.72mi	2/2.0	1,000 (-15%)	12mo	$18,000	$18	31
2 Quintana Roo Ln	0.68mi	2/2.0	1,350 (+15%)	21mo	$32,000	$24	26

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $484
• Equity at exit: $12,510

10-year hold

• IRR: 8.4%
• Equity multiple: 1.59×
• Total profit: $13,961
• Equity at exit: $7,254

Cash invested: $23,492 (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: 3.4×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$440
• Tax est. 1.5%: −$105 /mo · $1,258/yr
• Insurance: −$35
• HOA: −$800
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $248

Break-even live

Break-even rent $1,747

Max offer price $83,900

Occupancy floor 83%

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: $20,975
• Closing costs: $2,517
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	23d	1	0.68mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	13d	15	0.91mi
650 SE Evergreen Ter Port Saint Lucie, FL	2.0	2.0	974	$2,095	$2.15	13d	1	1.04mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	13d	1	1.13mi
991 SE Walters Ter Port Saint Lucie, FL	2.0	2.0	1040	$8,500	$8.17	23d	1	1.19mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	13d	16	1.21mi
336 SE Tranquilla Ave Port Saint Lucie, FL	3.0	3.0	1412	$2,700	$1.91	13d	1	1.26mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	23d	1	1.41mi
13 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,375	$1.72	23d	1	1.44mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	23d	1	1.48mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	13d	7	1.48mi
8 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,500	$1.88	23d	1	1.49mi

HOA detail

• Monthly dues: $800 · $9,600/yr
• Likely covers: water

Listing history 26 events

1. 2026-06-18
   days on market $83,900 Active 99 DOM
2. 2026-06-18
   price $83,900 Active 98 DOM
3. 2026-06-17
   days on market $85,900 Active 98 DOM
4. 2026-06-16
   days on market $85,900 Active 97 DOM
5. 2026-06-15
   days on market $85,900 Active 96 DOM
6. 2026-06-14
   days on market $85,900 Active 94 DOM
7. 2026-06-13
   days on market $85,900 Active 93 DOM
8. 2026-06-10
   days on market $85,900 Active 91 DOM
9. 2026-06-09
   days on market $85,900 Active 90 DOM
10. 2026-06-08
    days on market $85,900 Active 89 DOM
11. 2026-06-07
    pricedays on market $85,900 Active 88 DOM
12. 2026-06-05
    days on market $87,900 Active 85 DOM
13. 2026-06-03
    days on market $87,900 Active 84 DOM
14. 2026-06-02
    days on market $87,900 Active 83 DOM
15. 2026-06-01
    days on market $87,900 Active 82 DOM
16. 2026-05-31
    days on market $87,900 Active 81 DOM
17. 2026-05-30
    days on market $87,900 Active 80 DOM
18. 2026-04-23
    price $87,900
19. 2026-03-12
    historical
20. 2026-03-11
    listed $89,900 Active
21. 2026-02-26
    price $88,900
22. 2026-02-23
    price $89,900
23. 2026-02-14
    price $79,900
24. 2026-02-13
    price $78,900
25. 2026-01-23
    price $79,000
26. 2026-01-07
    listed $79,900 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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $24,721
• − Mortgage interest: −$4,700
• − Property taxes: −$1,258
• − Insurance: −$420
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − HOA: −$9,600
• − Depreciation: −$2,441
• Taxable income: $2,347
• Est. tax owed @ 24.0%: −$563
• After-tax cash flow: $2,408/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

• Census place: River Park, FL
• 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

+10.0% since first listed

9 events — show timeline

• 2026-04-23 Price Changed $87,900 Beaches MLS
• 2026-03-12 Listing Removed — Beaches MLS
• 2026-03-11 Listed $89,900 Beaches MLS
• 2026-02-26 Price Changed $88,900 Beaches MLS
• 2026-02-23 Price Changed $89,900 Beaches MLS
• 2026-02-14 Price Changed $79,900 Beaches MLS
• 2026-02-13 Price Changed $78,900 Beaches MLS
• 2026-01-23 Price Changed $79,000 Beaches MLS
• 2026-01-07 Listed $79,900 Beaches MLS