254 W Caribbean · Port St. Lucie, FL 34952

$55,000

2 bd · 2.0 ba · 840 sqft · Manufactured · 94 Days on market

Built 1980

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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
• 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

THIS IS A MANUFACTURED HOME ,IN A 50 AND OLDERCOMMUNITY. COMPLETELY REDONE FROM THE GROUND UP, FREShLY PAINTED, INSIDE AND OUT SIDE.new floors, dry walls through-out. 2bedrooms two bath? Backs up to the woods

Key facts

• New floors
• Backs up to the wood
• Freshly painted

Tags

• FRESHLY PAINTED
• NEW FLOORS
• NEW SKIRTING
• SHED ADDED
• BACKS UP TO THE WOOD
• QUIET COMMUNITY

Property features AI

Finance

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

Exterior

• Parking: 2 total parking spaces; Attached carport; 1 covered space; 1 carport space; Concrete parking surface
• Utilities: Public water; Public sewer; Cable available; Sewer connected
• Home design: Manufactured home; One story; Entry faces south; Facing west; Resale condition
• Construction: Modular construction; Other roof
• Exterior features: Open porch; Porch

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Walk-in closet(s); Blinds; Bay window(s); Furnished negotiable
• Laundry & utility: Laundry details: see remarks / other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 31.1% 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 B — 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; 23 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 37% 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 $380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; 45% 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 $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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. 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: 3.49% ✓
• Cap rate: 31.09%
• Cash-on-cash: 88.58%
• DSCR: 4.94
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $33,600
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Angelita	0.07mi	2/2.0	950 (+13%)	15mo	$38,000	$40	63
2975 Fiddlewood Cir	0.48mi	2/2.0	936 (+11%)	5mo	$207,500	$222	54
3 W Caribbean	0.20mi	2/2.0	950 (+13%)	21mo	$15,000	$16	52

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: 88.0%
• Equity multiple: 4.99×
• Total profit: $61,450
• Equity at exit: $8,201

10-year hold

• IRR: 90.8%
• Equity multiple: 10.00×
• Total profit: $138,563
• Equity at exit: $4,755

Cash invested: $15,400 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,920 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $1,137

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 36%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	13d	7	0.34mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	13d	6	0.46mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	13d	15	0.55mi
1455 SE Colchester Cir Port Saint Lucie, FL	2.0	2.0	921	$1,795	$1.95	13d	1	0.77mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	23d	1	0.84mi
1516 SE Royal Green Cir #202 Port St Lucie, FL	3.0	2.0	921	$2,100	$2.28	23d	1	0.86mi
1503 SE Royal Green Cir Unit V104 Port St. Lucie, FL	2.0	2.0	865	$1,750	$2.02	23d	1	0.87mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	23d	1	0.89mi
1520 SE Royal Green Cir Unit K-203 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	23d	1	0.89mi
1524 SE Royal Green Cir Unit Q102 Port St. Lucie, FL	2.0	2.0	865	$1,800	$2.08	13d	1	0.92mi
1550 SE Royal Green Cir Port St. Lucie, FL	2.0	2.0	782	$1,850	$2.37	13d	1	0.92mi
1565 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,595	$2.26	13d	1	0.92mi
1562 SE Royal Green Cir Unit T-204 Port St. Lucie, FL	2.0	2.0	782	$1,900	$2.43	23d	1	0.93mi
1566 SE Royal Green Cir #203 Port St Lucie, FL	2.0	2.0	782	$2,000	$2.56	13d	1	0.99mi
1537 SE Royal Green Cir Unit E204 Port St. Lucie, FL	2.0	2.0	886	$1,750	$1.98	13d	1	1.03mi
1536 SE Royal Green Cir #101 Port St Lucie, FL	2.0	2.0	782	$1,750	$2.24	23d	1	1.06mi
1550 SE Royal Green Cir Unit P-203 Port St. Lucie, FL	2.0	2.0	782	$1,750	$2.24	23d	1	1.08mi
1548 SE Royal Green Cir Unit M-103 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	23d	1	1.10mi
1548 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,650	$2.34	13d	1	1.11mi
1500 SE Tiffany Club Pl Port Saint Lucie, FL	1.0–3.0	1.0–2.0	895	$1,922	$2.15	13d	7	1.11mi
1350 SE La Haven Ct Port Saint Lucie, FL	2.0	2.0	1041	$2,100	$2.02	23d	1	1.30mi
1456 SE Rivergreen Cir Port Saint Lucie, FL	2.0	2.0	921	$1,825	$1.98	13d	1	1.32mi
9905 S US Highway 1 Port Saint Lucie, FL	1.0–2.0	1.0–2.0	966	$2,239	$2.32	13d	15	1.49mi

Listing history 45 events

1. 2026-06-18
   days on market $55,000 Active 94 DOM
2. 2026-06-17
   days on market $55,000 Active 93 DOM
3. 2026-06-16
   days on market $55,000 Active 92 DOM
4. 2026-06-15
   days on market $55,000 Active 91 DOM
5. 2026-06-14
   days on market $55,000 Active 89 DOM
6. 2026-06-13
   days on market $55,000 Active 88 DOM
7. 2026-06-10
   days on market $55,000 Active 86 DOM
8. 2026-06-09
   days on market $55,000 Active 85 DOM
9. 2026-06-08
   days on market $55,000 Active 84 DOM
10. 2026-06-07
    days on market $55,000 Active 83 DOM
11. 2026-06-05
    days on market $55,000 Active 80 DOM
12. 2026-06-03
    days on market $55,000 Active 79 DOM
13. 2026-06-02
    days on market $55,000 Active 78 DOM
14. 2026-06-01
    days on market $55,000 Active 77 DOM
15. 2026-05-31
    days on market $55,000 Active 76 DOM
16. 2026-05-30
    days on market $55,000 Active 75 DOM
17. 2026-04-20
    price $55,000
18. 2026-04-19
    price $59,898
19. 2026-03-16
    listed $59,900 Active
20. 2026-03-16
    historical
21. 2025-11-07
    price $59,900
22. 2025-10-28
    listed $60,000 Active
23. 2025-01-17
    soldstatus $38,000 Closed 208-char remark

    Show marketing remark (208 chars)

    THIS IS A MANUFACTURED HOME ,IN A 50 AND OLDERCOMMUNITY. COMPLETELY REDONE FROM THE GROUND UP, FREShLY PAINTED, INSIDE AND OUT SIDE.new floors, dry walls through-out. 2bedrooms two bath? Backs up to the woods

24. 2025-01-05
    historical Active Under Contract 208-char remark

    Show marketing remark (208 chars)

    THIS IS A MANUFACTURED HOME ,IN A 50 AND OLDERCOMMUNITY. COMPLETELY REDONE FROM THE GROUND UP, FREShLY PAINTED, INSIDE AND OUT SIDE.new floors, dry walls through-out. 2bedrooms two bath? Backs up to the woods

25. 2024-12-27
    price $44,900 208-char remark

    Show marketing remark (208 chars)

    THIS IS A MANUFACTURED HOME ,IN A 50 AND OLDERCOMMUNITY. COMPLETELY REDONE FROM THE GROUND UP, FREShLY PAINTED, INSIDE AND OUT SIDE.new floors, dry walls through-out. 2bedrooms two bath? Backs up to the woods

26. 2024-12-23
    price $50,000 208-char remark

    Show marketing remark (208 chars)

    THIS IS A MANUFACTURED HOME ,IN A 50 AND OLDERCOMMUNITY. COMPLETELY REDONE FROM THE GROUND UP, FREShLY PAINTED, INSIDE AND OUT SIDE.new floors, dry walls through-out. 2bedrooms two bath? Backs up to the woods

27. 2024-12-17
    price $44,900 208-char remark

    Show marketing remark (208 chars)

    THIS IS A MANUFACTURED HOME ,IN A 50 AND OLDERCOMMUNITY. COMPLETELY REDONE FROM THE GROUND UP, FREShLY PAINTED, INSIDE AND OUT SIDE.new floors, dry walls through-out. 2bedrooms two bath? Backs up to the woods

28. 2024-12-13
    price $49,900 208-char remark

    Show marketing remark (208 chars)

    THIS IS A MANUFACTURED HOME ,IN A 50 AND OLDERCOMMUNITY. COMPLETELY REDONE FROM THE GROUND UP, FREShLY PAINTED, INSIDE AND OUT SIDE.new floors, dry walls through-out. 2bedrooms two bath? Backs up to the woods

29. 2024-12-05
    price $55,900 208-char remark

    Show marketing remark (208 chars)

    THIS IS A MANUFACTURED HOME ,IN A 50 AND OLDERCOMMUNITY. COMPLETELY REDONE FROM THE GROUND UP, FREShLY PAINTED, INSIDE AND OUT SIDE.new floors, dry walls through-out. 2bedrooms two bath? Backs up to the woods

30. 2024-11-30
    price $59,999 208-char remark

    Show marketing remark (208 chars)

    THIS IS A MANUFACTURED HOME ,IN A 50 AND OLDERCOMMUNITY. COMPLETELY REDONE FROM THE GROUND UP, FREShLY PAINTED, INSIDE AND OUT SIDE.new floors, dry walls through-out. 2bedrooms two bath? Backs up to the woods

31. 2024-10-27
    price $61,000 208-char remark

    Show marketing remark (208 chars)

    THIS IS A MANUFACTURED HOME ,IN A 50 AND OLDERCOMMUNITY. COMPLETELY REDONE FROM THE GROUND UP, FREShLY PAINTED, INSIDE AND OUT SIDE.new floors, dry walls through-out. 2bedrooms two bath? Backs up to the woods

32. 2024-10-14
    listed $59,900 Active 208-char remark

    Show marketing remark (208 chars)

    THIS IS A MANUFACTURED HOME ,IN A 50 AND OLDERCOMMUNITY. COMPLETELY REDONE FROM THE GROUND UP, FREShLY PAINTED, INSIDE AND OUT SIDE.new floors, dry walls through-out. 2bedrooms two bath? Backs up to the woods

33. 2024-10-14
    historical

    Show marketing remark (208 chars)

    THIS IS A MANUFACTURED HOME ,IN A 50 AND OLDERCOMMUNITY. COMPLETELY REDONE FROM THE GROUND UP, FREShLY PAINTED, INSIDE AND OUT SIDE.new floors, dry walls through-out. 2bedrooms two bath? Backs up to the woods

34. 2024-09-04
    listed $59,900 Active
35. 2024-09-04
    historical
36. 2024-08-07
    price $59,900
37. 2024-07-25
    listed $49,000 Active
38. 2024-07-25
    historical
39. 2024-06-15
    price $49,000
40. 2024-06-08
    soldstatus $31,000 Closed
41. 2024-06-05
    listed $59,000 Active
42. 2024-01-09
    historical Active Under Contract
43. 2024-01-03
    price $31,000
44. 2024-01-03
    price $30,000
45. 2023-12-12
    listed $40,000 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 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: $23,040
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$1,600
• Taxable income: $13,573
• Est. tax owed @ 24.0%: −$3,257
• After-tax cash flow: $10,383/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

+37.5% since first listed

29 events — show timeline

• 2026-04-20 Price Changed $55,000 Beaches MLS
• 2026-04-19 Price Changed $59,898 Beaches MLS
• 2026-03-16 Listing Removed — Beaches MLS
• 2026-03-16 Listed $59,900 Beaches MLS
• 2025-11-07 Price Changed $59,900 Beaches MLS
• 2025-10-28 Listed $60,000 Beaches MLS
• 2025-01-17 Sold (MLS) $38,000 Beaches MLS
• 2025-01-05 Contingent — Beaches MLS
• 2024-12-27 Price Changed $44,900 Beaches MLS
• 2024-12-23 Price Changed $50,000 Beaches MLS
• 2024-12-17 Price Changed $44,900 Beaches MLS
• 2024-12-13 Price Changed $49,900 Beaches MLS
• 2024-12-05 Price Changed $55,900 Beaches MLS
• 2024-11-30 Price Changed $59,999 Beaches MLS
• 2024-10-27 Price Changed $61,000 Beaches MLS
• 2024-10-14 Listing Removed — Beaches MLS
• 2024-10-14 Listed $59,900 Beaches MLS
• 2024-09-04 Listing Removed — Beaches MLS
• 2024-09-04 Listed $59,900 Beaches MLS
• 2024-08-07 Price Changed $59,900 Beaches MLS
• 2024-07-25 Listing Removed — Beaches MLS
• 2024-07-25 Listed $49,000 Beaches MLS
• 2024-06-15 Price Changed $49,000 Beaches MLS
• 2024-06-08 Sold (MLS) $31,000 Beaches MLS
• 2024-06-05 Listed $59,000 Beaches MLS
• 2024-01-09 Contingent — Beaches MLS
• 2024-01-03 Price Changed $31,000 Beaches MLS
• 2024-01-03 Price Changed $30,000 Beaches MLS
• 2023-12-12 Listed $40,000 Beaches MLS