48 Del Prado St · River Park, FL 34952

$74,500

2 bd · 2.0 ba · 1,416 sqft · Manufactured · 102 Days on market

Built 1986 Est $144k · 48% under

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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 +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Meticulously maintained home in the much sought after Spanish Lakes Community. Home features two large bedrooms. Master bedroom overlooks canal and comes complete with master bath and large walk in closet. This home is an entertainers delight with two large living rooms; one of which comes equipped with a wet bar. Roof installed 2021 and ac installed 2023. Homeowner had windows tinted & accordion shutters installed. Furniture negotiable. Spanish Lakes is a 55+ community. Amenities include golf, two pools, shuffleboard, pickleball, tennis, bocce, horse shoes, fitness center, library, community room, game room, billiards, dog park and much much more. Do as much as you like or just sit b

Key facts

• Fitness center
• Wet bar
• Community room

Tags

• WET BAR
• TWO LARGE LIVING ROOMS
• TWO POOLS
• FITNESS CENTER
• LIBRARY
• COMMUNITY ROOM

Property features AI

Finance

• Other: Road frontage east of US-1; Directions: US Hwy #1 to Mediterranean Blvd South then left onto Del Prado Street; home on the right (#48)
• HOA & community: Community association with amenities including: clubhouse, pool, fitness center, tennis courts, pickleball courts, bocce, shuffleboard, billiard and game rooms, library, community room, dog park, golf course and manager on site; Association covers maintenance of grounds, security, trash, common areas and golf; Senior community; Pets allowed (pet restrictions possible)

Exterior

• Parking: Attached covered carport (2 spaces)
• Security: Security patrol; Association with on-site manager
• Utilities: Three-phase electric; Public sewer available; Water available; Sewer available
• Home design: Manufactured home; Multi/split levels; Single-story residence; Faces south
• Construction: Modular construction; Aluminum skirting; Composition/shingle roof; Model: MERI; Mobile dimensions approximately 59' x 24'
• Exterior features: Open patio; Patio; Shed(s); Waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central electric air conditioning; Ceiling fan(s)
• Interior features: High ceilings; Walk-in closet(s); Blinds on windows
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $74k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 23.0% 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 38% 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 $515 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $15k (17%) 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 $67,795 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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. 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?
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: 2.64% ✓
• Cap rate: 23.00%
• Cash-on-cash: 59.66%
• DSCR: 3.65
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $144,432
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Alta Loma	0.26mi	2/2.0	1,433 (+1%)	5mo	$180,000	$126	82
8 S Alhambra Ln	0.14mi	3/2.0 (+1)	1,400 (-1%)	14mo	$100,000	$71	75
8580 Mary Ann Ln	0.62mi	2/2.0	1,471 (+4%)	5mo	$175,000	$119	60
5 Yolanda Ln	0.45mi	2/2.0	1,280 (-10%)	5mo	$39,000	$30	59
8591 Mary Ann Ln	0.65mi	2/2.0	1,354 (-4%)	7mo	$75,000	$55	56
8636 Florence Dr	0.67mi	2/2.0	1,266 (-11%)	2mo	$130,000	$103	50
501 La Buona Vita Dr	0.60mi	2/2.0	1,289 (-9%)	9mo	$132,000	$102	49
560 Natalie Dr	0.54mi	2/2.0	1,248 (-12%)	18mo	$162,800	$130	40
82 Spanish Way	0.68mi	2/2.0	1,245 (-12%)	22mo	$18,000	$14	30

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: 57.1%
• Equity multiple: 3.49×
• Total profit: $51,895
• Equity at exit: $11,108

10-year hold

• IRR: 61.6%
• Equity multiple: 6.84×
• Total profit: $121,879
• Equity at exit: $6,441

Cash invested: $20,860 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,964 high
• Mortgage (P&I): −$391
• Tax est. 1.5%: −$93 /mo · $1,118/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $1,037

Break-even live

Break-even rent $652

Max offer price $74,500

Occupancy floor 42%

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	13d	15	0.74mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	13d	16	0.92mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	13d	1	1.01mi
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	23d	1	1.14mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	23d	1	1.19mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	23d	1	1.21mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	23d	1	1.24mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	23d	1	1.29mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	21d	1	1.33mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	23d	1	1.34mi
2 Lake Vista Trl #107 Port Saint Lucie, FL	2.0	2.0	1170	$1,850	$1.58	23d	1	1.38mi
1 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,800	$1.54	23d	1	1.40mi

Listing history 24 events

1. 2026-06-18
   days on market $74,500 Active 102 DOM
2. 2026-06-17
   days on market $74,500 Active 101 DOM
3. 2026-06-16
   days on market $74,500 Active 100 DOM
4. 2026-06-15
   days on market $74,500 Active 99 DOM
5. 2026-06-14
   days on market $74,500 Active 97 DOM
6. 2026-06-13
   days on market $74,500 Active 96 DOM
7. 2026-06-10
   days on market $74,500 Active 94 DOM
8. 2026-06-09
   days on market $74,500 Active 93 DOM
9. 2026-06-08
   days on market $74,500 Active 92 DOM
10. 2026-06-07
    days on market $74,500 Active 91 DOM
11. 2026-06-05
    days on market $74,500 Active 88 DOM
12. 2026-06-03
    days on market $74,500 Active 87 DOM
13. 2026-06-02
    days on market $74,500 Active 86 DOM
14. 2026-06-01
    days on market $74,500 Active 85 DOM
15. 2026-05-31
    days on market $74,500 Active 84 DOM
16. 2026-05-30
    days on market $74,500 Active 83 DOM
17. 2026-05-19
    price $74,500
18. 2026-05-09
    price $79,500
19. 2026-04-07
    price $84,900
20. 2026-03-07
    listed $89,900 Active
21. 2026-02-24
    historical
22. 2025-08-23
    listed $89,900 Active
23. 2009-01-05
    historical
24. 2008-12-27
    listed $10,001

ⓘ 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: $23,573
• − Mortgage interest: −$4,173
• − Property taxes: −$1,118
• − Insurance: −$372
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$2,167
• Taxable income: $11,971
• Est. tax owed @ 24.0%: −$2,873
• After-tax cash flow: $9,571/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
• 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

+644.9% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $74,500 Beaches MLS
• 2026-05-09 Price Changed $79,500 Beaches MLS
• 2026-04-07 Price Changed $84,900 Beaches MLS
• 2026-03-07 Listed $89,900 Beaches MLS
• 2026-02-24 Listing Removed — Beaches MLS
• 2025-08-23 Listed $89,900 Beaches MLS
• 2009-01-05 Listing Removed — Beaches MLS
• 2008-12-27 Listed $10,001 Beaches MLS