7904 Meadowlark Ln · Indian River Estates, FL 34952

$99,000

3 bd · 2.0 ba · 1,421 sqft · Manufactured public records · 153 Days on market

Built 1999 5,889 sqft lot Est $178k · 44% under $310/mo HOA · 14% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy lakeside living in this 3-bedroom, 2-bath home located in the desirable Savanna Club 55+ community. Featuring a 2021 roof and a popular split floor plan, this residence offers both comfort and privacy. The enclosed lanai provides the perfect space to relax and take in peaceful water views year-round. Conveniently situated just minutes from beautiful beaches, shopping, and medical facilities, this home offers the ideal blend of serenity and accessibility. Experience the best of 55+ living in a welcoming community designed for enjoying the Florida lifestyle. Land Lease Property

Key facts

• Water views
• Split floor plan
• Enclosed lanai

Tags

• SPLIT FLOOR PLAN
• ENCLOSED LANAI
• WATER VIEWS

Property features AI

Finance

• Other: Senior community; Pets allowed (breed restrictions, number limits, possible pet restrictions)
• Financial info: Association fee paid monthly
• HOA & community: Has association with monthly fee; Association amenities include: clubhouse, fitness center, pool, spa/hot tub, sauna, tennis courts, pickleball courts, basketball court, shuffleboard, bocce ball, putting green, golf course, billiard room, community room, cafe/restaurant, manager on site, internet included, recreation facilities

Exterior

• Parking: Attached carport (covered) with 1 carport space; 2 open parking spaces
• Security: Gated (no guard); Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Underground utilities; Water available; Sewer available
• Home design: Manufactured home; Single-story; North-facing
• Construction: Modular construction; Composition/shingle roof; Built/recorded as resale
• Exterior features: Open patio; Screened porch; Enclosed glass porch; Patio; Shed(s); Waterfront property; Road frontage east of US-1

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 (both on main level)
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans; Electric systems
• Interior features: Walk-in closets; Split bedroom layout; Blinds; Single-hung metal windows
• Laundry & utility: Unfurnished (no washer/dryer listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $833 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 5.3% in Indian River Estates — 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 65/100 on livability (#653 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, amenities F, commute 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.
• 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 43% 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 $684 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
6. 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.
7. 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.
8. 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: 2.24% ✓
• Cap rate: 16.39%
• Cash-on-cash: 36.05%
• DSCR: 2.60
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $177,625
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7928 Meadowlark Ln	0.07mi	2/3.0 (-1)	1,475 (+4%)	1mo	$65,000	$44	80
7921 Meadowlark Ln	0.05mi	2/2.0 (-1)	1,301 (-8%)	2mo	$115,000	$88	76
8394 Delphinium Ct	0.59mi	3/2.0	1,392 (-2%)	4mo	$220,000	$158	66
3817 Sleepy Hollow Ln	0.46mi	2/2.0 (-1)	1,390 (-2%)	4mo	$260,000	$187	66
3005 Approach Shot Way	0.37mi	2/2.0 (-1)	1,333 (-6%)	3mo	$149,900	$112	65
7822 White Ibis Ln	0.38mi	3/2.0	1,612 (+13%)	2mo	$115,000	$71	58
7953 Horned Lark Cir	0.46mi	2/2.0 (-1)	1,286 (-10%)	1mo	$130,000	$101	57
3801 Meadowlark Cir	0.29mi	2/2.0 (-1)	1,216 (-14%)	4mo	$152,000	$125	54
3720 Pebble Bch	0.46mi	3/2.0	1,608 (+13%)	3mo	$225,000	$140	54
2948 Fiddlewood Cir	0.70mi	2/2.0 (-1)	1,280 (-10%)	1mo	$122,000	$95	45
3033 Satinleaf Ln	0.58mi	2/2.0 (-1)	1,248 (-12%)	4mo	$195,000	$156	44
3801 Westchester Ct	0.54mi	2/2.0 (-1)	1,225 (-14%)	7mo	$210,000	$171	41

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: 30.4%
• Equity multiple: 2.25×
• Total profit: $34,787
• Equity at exit: $14,761

10-year hold

• IRR: 37.0%
• Equity multiple: 4.24×
• Total profit: $89,727
• Equity at exit: $8,560

Cash invested: $27,720 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,222 high
• Mortgage (P&I): −$519
• Tax from tax record: −$52 /mo · $626/yr
• Insurance: −$41
• HOA: −$310
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $833

Break-even live

Break-even rent $1,168

Max offer price $99,000

Occupancy floor 58%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	23d	1	0.72mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	13d	15	1.21mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	23d	1	1.27mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	23d	1	1.30mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	13d	1	1.35mi
2183 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1550	$1,900	$1.23	13d	1	1.43mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	13d	1	1.47mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	13d	1	1.47mi
2082 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1524	$1,850	$1.21	23d	1	1.48mi

HOA detail

• Monthly dues: $310 · $3,720/yr
• Likely covers: water

Listing history 21 events

1. 2026-06-18
   days on market $99,000 Active 153 DOM
2. 2026-06-17
   days on market $99,000 Active 152 DOM
3. 2026-06-16
   days on market $99,000 Active 151 DOM
4. 2026-06-15
   days on market $99,000 Active 150 DOM
5. 2026-06-14
   days on market $99,000 Active 148 DOM
6. 2026-06-13
   days on market $99,000 Active 147 DOM
7. 2026-06-10
   days on market $99,000 Active 145 DOM
8. 2026-06-09
   days on market $99,000 Active 144 DOM
9. 2026-06-08
   days on market $99,000 Active 143 DOM
10. 2026-06-07
    days on market $99,000 Active 142 DOM
11. 2026-06-05
    days on market $99,000 Active 139 DOM
12. 2026-06-03
    days on market $99,000 Active 138 DOM
13. 2026-06-02
    days on market $99,000 Active 137 DOM
14. 2026-06-01
    days on market $99,000 Active 136 DOM
15. 2026-05-31
    days on market $99,000 Active 135 DOM
16. 2026-05-30
    days on market $99,000 Active 134 DOM
17. 2026-05-15
    price $99,000
18. 2026-05-02
    price $109,900
19. 2026-02-25
    price $119,900
20. 2026-01-15
    listed $129,900 Active
21. 2003-12-08
    soldstatus $8,500,000

ⓘ 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: $626 · $52/mo
• Projected year-2 tax: $822 · $68/mo
• Expected delta: +$195/yr (+$16/mo · 31.2%)

ⓘ 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 5/10 Major
• 🌡 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: $26,664
• − Mortgage interest: −$5,546
• − Property taxes: −$626
• − Insurance: −$495
• − Repairs & maintenance: −$2,133
• − Management: −$2,133
• − HOA: −$3,720
• − Depreciation: −$2,880
• Taxable income: $9,131
• Est. tax owed @ 24.0%: −$2,191
• After-tax cash flow: $7,802/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 — Indian River Estates

• Score: 65/100
• State rank: #653
• US rank: #12946

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-98.8% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $99,000 Beaches MLS
• 2026-05-02 Price Changed $109,900 Beaches MLS
• 2026-02-25 Price Changed $119,900 Beaches MLS
• 2026-01-15 Listed $129,900 Beaches MLS
• 2003-12-08 Sold (Public Records) $8,500,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $626 · +2.4% YoY. Source: county tax records.