14 Novedades · Port St. Lucie, FL 34952

$35,999

2 bd · 2.0 ba · 1,400 sqft · Manufactured · 100 Days on market

Built 1980

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Why this score? — see what drove the D 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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Key facts

• Parking
• Built 1980
• Listed 100 days

Property features AI

Finance

• HOA & community: Senior community; Pets allowed (breed restrictions and possible pet restrictions)

Exterior

• Parking: Attached carport; Covered carport (1 space)
• Security: Smoke detectors
• Utilities: Public water; Private sewer (sewer available)
• Home design: Manufactured home; Single-story; Faces southeast; Resale condition
• Construction: Other construction materials
• Exterior features: No waterfront; Other roof

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air
• Interior features: Built-in features; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $36k.

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 $36k).
• Recommended offer: $33k (9.0% below list) — sets the bar for market timing.
• Cap rate 50.7% 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 D — 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.
• 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 39% 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 $249 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts; this cycle's ask is 2082% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $30k; 20% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.56% ✓
• Cap rate: 50.68%
• Cash-on-cash: 158.53%
• DSCR: 8.05
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $175,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 W Caribbean	0.19mi	2/2.0	1,416 (+1%)	5mo	$77,500	$55	85
8394 Delphinium Ct	0.35mi	3/2.0 (+1)	1,392 (-1%)	4mo	$220,000	$158	75
10 Padre	0.27mi	2/2.0	1,280 (-9%)	4mo	$38,000	$30	70
192 W Caribbean	0.50mi	2/2.0	1,416 (+1%)	6mo	$49,000	$35	70
3817 Sleepy Hollow Ln	0.64mi	2/2.0	1,390 (-1%)	4mo	$260,000	$187	65
2948 Fiddlewood Cir	0.42mi	2/2.0	1,280 (-9%)	1mo	$122,000	$95	65
8504 Gallberry Cir	0.40mi	2/2.0	1,264 (-10%)	4mo	$178,000	$141	61
7 Giralda	0.24mi	2/2.0	1,200 (-14%)	4mo	$21,000	$18	61
3033 Satinleaf Ln	0.42mi	2/2.0	1,248 (-11%)	4mo	$195,000	$156	59
3005 Approach Shot Way	0.73mi	2/2.0	1,333 (-5%)	3mo	$149,900	$112	56
3720 Pebble Bch	0.56mi	3/2.0 (+1)	1,608 (+15%)	3mo	$225,000	$140	41
3801 Meadowlark Cir	0.74mi	2/2.0	1,216 (-13%)	4mo	$152,000	$125	40

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: 8.62×
• Total profit: $76,858
• Equity at exit: $5,368

10-year hold

• IRR: —
• Equity multiple: 17.63×
• Total profit: $167,622
• Equity at exit: $3,113

Cash invested: $10,080 (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: 1.5×

Monthly cashflow live

• Estimated rent: $2,001 high
• Mortgage (P&I): −$189
• Tax est. 1.5%: −$45 /mo · $540/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $1,332

Break-even live

Break-even rent $315

Max offer price $35,999

Occupancy floor 28%

Sensitivity live

Price	-10% $1,356	-5% $1,344	+0% $1,332	+5% $1,319	+10% $1,307
Rent	-10% $1,174	-5% $1,253	+0% $1,332	+5% $1,411	+10% $1,490
Rate	-1.0pp $1,350	-0.5pp $1,341	base $1,332	+0.5pp $1,322	+1.0pp $1,313

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	25d	1	0.35mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	25d	1	0.41mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	25d	1	0.55mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	15d	6	0.58mi
2082 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1524	$1,850	$1.21	25d	1	0.62mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	15d	1	0.63mi
2183 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1550	$1,900	$1.23	15d	1	0.64mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	15d	1	0.67mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	15d	1	0.73mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	15d	7	0.75mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	15d	15	0.80mi
1500 SE Tiffany Club Pl Port Saint Lucie, FL	1.0–3.0	1.0–2.0	895	$1,922	$2.15	15d	7	1.11mi
1455 SE Colchester Cir Port Saint Lucie, FL	2.0	2.0	921	$1,795	$1.95	15d	1	1.17mi
1516 SE Royal Green Cir #202 Port St Lucie, FL	3.0	2.0	921	$2,100	$2.28	25d	1	1.18mi
1520 SE Royal Green Cir Unit K-203 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	25d	1	1.19mi
1537 SE Royal Green Cir Unit E204 Port St. Lucie, FL	2.0	2.0	886	$1,750	$1.98	15d	1	1.28mi
1548 SE Royal Green Cir Unit M-103 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	25d	1	1.34mi
1618 SE Elkhart Ter Port Saint Lucie, FL	3.0	2.0	1176	$2,200	$1.87	25d	1	1.43mi

Listing history 50 events

1. 2026-06-21
   days on market $35,999 Active 100 DOM
2. 2026-06-18
   days on market $35,999 Active 97 DOM
3. 2026-06-17
   days on market $35,999 Active 96 DOM
4. 2026-06-16
   days on market $35,999 Active 95 DOM
5. 2026-06-15
   days on market $35,999 Active 94 DOM
6. 2026-06-14
   days on market $35,999 Active 92 DOM
7. 2026-06-13
   days on market $35,999 Active 91 DOM
8. 2026-06-10
   days on market $35,999 Active 89 DOM
9. 2026-06-09
   days on market $35,999 Active 88 DOM
10. 2026-06-08
    days on market $35,999 Active 87 DOM
11. 2026-06-07
    days on market $35,999 Active 86 DOM
12. 2026-06-05
    days on market $35,999 Active 83 DOM
13. 2026-06-03
    days on market $35,999 Active 82 DOM
14. 2026-06-02
    days on market $35,999 Active 81 DOM
15. 2026-06-01
    days on market $35,999 Active 80 DOM
16. 2026-05-31
    days on market $35,999 Active 79 DOM
17. 2026-05-30
    days on market $35,999 Active 78 DOM
18. 2026-04-10
    listed $1,650
19. 2026-04-09
    historical $1,650
20. 2026-03-13
    listed $35,999 Active
21. 2026-03-13
    historical
22. 2026-01-06
    listed $35,999 Active
23. 2026-01-06
    historical
24. 2026-01-04
    price $35,999
25. 2026-01-03
    price $49,999
26. 2025-12-07
    price $1,650
27. 2025-11-19
    listed $1,600
28. 2025-11-19
    historical $1,600
29. 2025-10-14
    price $59,999
30. 2025-09-16
    price $65,999
31. 2025-08-08
    status Pending
32. 2025-08-06
    soldstatus $30,000 Closed
33. 2025-07-28
    price $69,999
34. 2025-07-22
    price $72,405
35. 2025-07-16
    price $72,500
36. 2025-07-15
    price $72,600
37. 2025-07-14
    price $72,700
38. 2025-06-19
    price $72,800
39. 2025-05-16
    price $1,600
40. 2025-05-14
    price $1,900
41. 2025-05-14
    historical
42. 2025-05-14
    status Active
43. 2025-05-13
    price $72,900
44. 2025-05-10
    listed $2,000
45. 2025-05-10
    historical $2,000
46. 2025-05-09
    listed $2,000
47. 2025-05-09
    listed $72,000 Active
48. 2025-03-21
    historical Active Under Contract
49. 2025-03-10
    price $30,000
50. 2025-03-10
    price $13,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 22 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: $24,006
• − Mortgage interest: −$2,017
• − Property taxes: −$540
• − Insurance: −$180
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$1,047
• Taxable income: $16,381
• Est. tax owed @ 24.0%: −$3,932
• After-tax cash flow: $12,048/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

• Census place: Port St. Lucie, FL
• 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

-95.3% since first listed

34 events — show timeline

• 2026-04-10 Listed for Rent $1,650 RMLSFL
• 2026-04-09 Rental Removed $1,650 GFLMLS
• 2026-03-13 Listing Removed — Beaches MLS
• 2026-03-13 Listed $35,999 Beaches MLS
• 2026-01-06 Listing Removed — Beaches MLS
• 2026-01-06 Listed $35,999 Beaches MLS
• 2026-01-04 Price Changed $35,999 Beaches MLS
• 2026-01-03 Price Changed $49,999 Beaches MLS
• 2025-12-07 Price Changed $1,650 GFLMLS
• 2025-11-19 Listed for Rent $1,600 GFLMLS
• 2025-11-19 Rental Removed $1,600 GFLMLS
• 2025-10-14 Price Changed $59,999 Beaches MLS
• 2025-09-16 Price Changed $65,999 Beaches MLS
• 2025-08-08 Pending — Beaches MLS
• 2025-08-06 Sold (MLS) $30,000 Beaches MLS
• 2025-07-28 Price Changed $69,999 Beaches MLS
• 2025-07-22 Price Changed $72,405 Beaches MLS
• 2025-07-16 Price Changed $72,500 Beaches MLS
• 2025-07-15 Price Changed $72,600 Beaches MLS
• 2025-07-14 Price Changed $72,700 Beaches MLS
• 2025-06-19 Price Changed $72,800 Beaches MLS
• 2025-05-16 Price Changed $1,600 GFLMLS
• 2025-05-14 Price Changed $1,900 GFLMLS
• 2025-05-14 Listing Removed — Beaches MLS
• 2025-05-14 Relisted — Beaches MLS
• 2025-05-13 Price Changed $72,900 Beaches MLS
• 2025-05-10 Listed for Rent $2,000 GFLMLS
• 2025-05-10 Rental Removed $2,000 RMLSFL
• 2025-05-09 Listed for Rent $2,000 RMLSFL
• 2025-05-09 Listed $72,000 Beaches MLS
• 2025-03-21 Contingent — Beaches MLS
• 2025-03-10 Price Changed $30,000 Beaches MLS
• 2025-03-10 Price Changed $13,000 Beaches MLS
• 2025-02-21 Listed $35,000 Beaches MLS