14 Del Prado St · River Park, FL 34952

$64,500

3 bd · 2.0 ba · 1,419 sqft · Manufactured · 4 Days on market

Built 1971

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Nicely maintained home in the much sort after Spanish Lakes Community. This home boasts a state of the art gourmet kitchen with granite counters and a center island. This is one of the largest manufactured homes in the community. Spanish Lakes is a 55+ community. Amenities include 2 pools, 9 hole golf course, tennis, pickelball, shuffleboard, bocce, horseshoes and a community room. Lot rent includes trash removal, sewer, lawn care and all amenities. Potential buyers must be approved by Spanish Lakes. Application is attached to the listing.

Key facts

• Office
• Separate dining room
• Laundry room

Tags

• SEPARATE DINING ROOM
• GRANITE COUNTERTOPS
• LARGE ISLAND
• ALL APPLIANCES INCLUDED
• OFFICE
• LAUNDRY ROOM

Property features AI

Finance

• Financial info: Association covers grounds maintenance, sewer, trash, and golf
• HOA & community: Senior community; Community amenities include: clubhouse, pool, fitness center, tennis courts, pickleball courts, shuffleboard, bocce ball, billiard room, game room, library, cafe/restaurant, manager on site, dog park, and community room

Exterior

• Parking: Attached covered carport (2 spaces) and 1 open parking space
• Security: Security patrol
• Utilities: Three-phase electric; Water available
• Home design: Mobile home (Modular); Single-story; Multi/split levels; Model: PKWY; Resale; Faces west; East of US-1 frontage
• Construction: Manufactured roof; Aluminum skirting; Modular construction; Mobile dimensions approximately 53' x 23'
• Exterior features: Patio; No waterfront

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Kitchen island; French doors; Blinds
• Laundry & utility: Laundry closet inside with washer and dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $64k).
• Cap rate 29.8% 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: schools F, amenities F, employment F.
• 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 42% 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 $446 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $35k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $64,500

Questions for the listing agent

1. Built in 1971 — 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 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?
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: 3.35% ✓
• Cap rate: 29.80%
• Cash-on-cash: 83.96%
• DSCR: 4.74
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $144,738
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 S Alhambra Ln	0.12mi	3/2.0	1,400 (-1%)	14mo	$100,000	$71	80
38 Alta Loma	0.39mi	2/2.0 (-1)	1,433 (+1%)	5mo	$180,000	$126	71
8580 Mary Ann Ln	0.55mi	2/2.0 (-1)	1,471 (+4%)	5mo	$175,000	$119	59
8591 Mary Ann Ln	0.57mi	2/2.0 (-1)	1,354 (-5%)	7mo	$75,000	$55	54
5 Yolanda Ln	0.55mi	2/2.0 (-1)	1,280 (-10%)	5mo	$39,000	$30	49
8636 Florence Dr	0.58mi	2/2.0 (-1)	1,266 (-11%)	2mo	$130,000	$103	48
501 La Buona Vita Dr	0.55mi	2/2.0 (-1)	1,289 (-9%)	9mo	$132,000	$102	46
560 Natalie Dr	0.51mi	2/2.0 (-1)	1,248 (-12%)	18mo	$162,800	$130	36
82 Spanish Way	0.60mi	2/2.0 (-1)	1,245 (-12%)	22mo	$18,000	$14	28

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: 83.1%
• Equity multiple: 4.75×
• Total profit: $67,733
• Equity at exit: $9,617

10-year hold

• IRR: 86.1%
• Equity multiple: 9.49×
• Total profit: $153,402
• Equity at exit: $5,577

Cash invested: $18,060 (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: 2.5×

Monthly cashflow live

• Estimated rent: $2,164 high
• Mortgage (P&I): −$338
• Tax est. 1.5%: −$81 /mo · $968/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $1,264

Break-even live

Break-even rent $564

Max offer price $64,500

Occupancy floor 37%

Sensitivity live

Price	-10% $1,308	-5% $1,286	+0% $1,264	+5% $1,241	+10% $1,219
Rent	-10% $1,093	-5% $1,178	+0% $1,264	+5% $1,349	+10% $1,435
Rate	-1.0pp $1,296	-0.5pp $1,280	base $1,264	+0.5pp $1,247	+1.0pp $1,230

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	14d	15	0.56mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$2,212	$2.16	14d	16	1.09mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	14d	1	1.20mi
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	24d	1	1.21mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	24d	1	1.22mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	14d	7	1.32mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	24d	1	1.36mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	24d	1	1.36mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	24d	1	1.41mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	24d	1	1.46mi

Listing history 9 events

1. 2026-06-18
   days on market $64,500 Active 4 DOM
2. 2026-06-17
   days on market $64,500 Active 3 DOM
3. 2026-06-16
   days on market $64,500 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   pricedays on marketlisting id $64,500 Active 1 DOM
6. 2025-08-26
   listed $99,900 Active
7. 2023-02-16
   soldstatus $84,900 Closed 551-char remark

   Show marketing remark (551 chars)

   Nicely maintained home in the much sort after Spanish Lakes Community. This home boasts a state of the art gourmet kitchen with granite counters and a center island. This is one of the largest manufactured homes in the community. Spanish Lakes is a 55+ community. Amenities include 2 pools, 9 hole golf course, tennis, pickelball, shuffleboard, bocce, horseshoes and a community room. Lot rent includes trash removal, sewer, lawn care and all amenities. Potential buyers must be approved by Spanish Lakes. Application is attached to the listing.

8. 2022-12-31
   status Pending 551-char remark

   Show marketing remark (551 chars)

   Nicely maintained home in the much sort after Spanish Lakes Community. This home boasts a state of the art gourmet kitchen with granite counters and a center island. This is one of the largest manufactured homes in the community. Spanish Lakes is a 55+ community. Amenities include 2 pools, 9 hole golf course, tennis, pickelball, shuffleboard, bocce, horseshoes and a community room. Lot rent includes trash removal, sewer, lawn care and all amenities. Potential buyers must be approved by Spanish Lakes. Application is attached to the listing.

9. 2022-12-14
   listed $84,900 Active 551-char remark

   Show marketing remark (551 chars)

   Nicely maintained home in the much sort after Spanish Lakes Community. This home boasts a state of the art gourmet kitchen with granite counters and a center island. This is one of the largest manufactured homes in the community. Spanish Lakes is a 55+ community. Amenities include 2 pools, 9 hole golf course, tennis, pickelball, shuffleboard, bocce, horseshoes and a community room. Lot rent includes trash removal, sewer, lawn care and all amenities. Potential buyers must be approved by Spanish Lakes. Application is attached to the listing.

ⓘ 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: $25,965
• − Mortgage interest: −$3,613
• − Property taxes: −$968
• − Insurance: −$322
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − Depreciation: −$1,876
• Taxable income: $15,031
• Est. tax owed @ 24.0%: −$3,607
• After-tax cash flow: $11,556/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

+17.7% since first listed

4 events — show timeline

• 2025-08-26 Listed $99,900 Beaches MLS
• 2023-02-16 Sold (MLS) $84,900 Beaches MLS
• 2022-12-31 Pending — Beaches MLS
• 2022-12-14 Listed $84,900 Beaches MLS