248 W Caribbean · Port St. Lucie, FL 34952

$84,900

2 bd · 2.0 ba · 1,456 sqft · Manufactured · 128 Days on market

Built 1983 Est $90k · 6% 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 +10.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks

Wake up to sunshine and start living the Florida dream in this beautifully updated, professionally furnished home in Spanish Lakes Golf Village, in Port St. Lucie. This turnkey residence (furniture & accessories included) features a new metal roof, new carport, new concrete driveway, water heater, brand-new appliances, fresh paint, and luxury plank vinyl flooring throughout. Spend your days golfing, lounging by the pool, playing pickleball, and enjoying an active social calendar--then relax in your own slice of paradise. Easy, carefree living starts here.

Key facts

• Private deck
• Community amenities
• Parking

Tags

• PRIVATE PERIMETER LOT
• PRIVATE DECK
• COMMUNITY AMENITIES
• FREE GOLF FOR HOMEOWNERS

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Senior community

Exterior

• Parking: Attached carport (1 covered space); 1 open parking space; Concrete parking surface
• Utilities: Public water; Public sewer; Three-phase electric; Sewer available; Water available
• Home design: Manufactured home (Twin model); Single-story; Faces northeast; Resale
• Construction: Modular construction; Metal roof; Mobile dimensions approximately 52' x 28'; Built as a manufactured home
• Exterior features: Covered patio; Open porch; Deck; Patio; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Split bedroom layout; Furnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $970 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.0% 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.
• 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; 21 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 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 $587 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.32% ✓
• Cap rate: 20.00%
• Cash-on-cash: 48.96%
• DSCR: 3.18
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $90,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
192 W Caribbean	0.19mi	2/2.0	1,416 (-3%)	6mo	$49,000	$35	81
110 W Caribbean	0.26mi	2/2.0	1,416 (-3%)	5mo	$77,500	$55	79
166 W West Caribbean	0.19mi	2/2.0	1,450 (-0%)	14mo	$38,000	$26	79
188 W West Caribbean W	0.20mi	2/2.0	1,400 (-4%)	17mo	$106,000	$76	70
172 W Carribean	0.18mi	2/2.0	1,650 (+13%)	8mo	$9,500	$6	62
8526 Lidflower Ct	0.52mi	3/2.5 (+1)	1,404 (-4%)	6mo	$70,900	$50	58
8483 Labelia Ct	0.68mi	2/2.0	1,456 (0%)	15mo	$265,000	$182	56
8164 Buckthorn Cir	0.39mi	2/2.0	1,338 (-8%)	18mo	$83,000	$62	54
8522 Leadtree Ct	0.49mi	2/2.0	1,550 (+6%)	15mo	$245,000	$158	54
2948 Fiddlewood Cir	0.57mi	2/2.0	1,280 (-12%)	1mo	$122,000	$95	52
10 Padre	0.70mi	2/2.0	1,280 (-12%)	4mo	$38,000	$30	44
3033 Satinleaf Ln	0.67mi	2/2.0	1,248 (-14%)	4mo	$195,000	$156	42

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: 45.3%
• Equity multiple: 2.93×
• Total profit: $45,931
• Equity at exit: $12,659

10-year hold

• IRR: 50.7%
• Equity multiple: 5.68×
• Total profit: $111,159
• Equity at exit: $7,341

Cash invested: $23,772 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,970 high
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $970

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 46%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	23d	1	0.28mi
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
2082 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1524	$1,850	$1.21	23d	1	0.74mi
1455 SE Colchester Cir Port Saint Lucie, FL	2.0	2.0	921	$1,795	$1.95	13d	1	0.77mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	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
2183 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1550	$1,900	$1.23	13d	1	0.86mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	13d	1	0.86mi
1516 SE Royal Green Cir #202 Port St Lucie, FL	3.0	2.0	921	$2,100	$2.28	23d	1	0.86mi
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
1537 SE Royal Green Cir Unit E204 Port St. Lucie, FL	2.0	2.0	886	$1,750	$1.98	13d	1	1.03mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	13d	1	1.05mi
1618 SE Elkhart Ter Port Saint Lucie, FL	3.0	2.0	1176	$2,200	$1.87	23d	1	1.06mi
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
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 25 events

1. 2026-06-18
   days on market $84,900 Active 128 DOM
2. 2026-06-17
   days on market $84,900 Active 127 DOM
3. 2026-06-16
   days on market $84,900 Active 126 DOM
4. 2026-06-15
   days on market $84,900 Active 125 DOM
5. 2026-06-14
   days on market $84,900 Active 123 DOM
6. 2026-06-13
   days on market $84,900 Active 122 DOM
7. 2026-06-10
   days on market $84,900 Active 120 DOM
8. 2026-06-09
   days on market $84,900 Active 119 DOM
9. 2026-06-08
   days on market $84,900 Active 118 DOM
10. 2026-06-07
    days on market $84,900 Active 117 DOM
11. 2026-06-05
    days on market $84,900 Active 114 DOM
12. 2026-06-03
    days on market $84,900 Active 113 DOM
13. 2026-06-02
    days on market $84,900 Active 112 DOM
14. 2026-06-01
    days on market $84,900 Active 111 DOM
15. 2026-05-31
    days on market $84,900 Active 110 DOM
16. 2026-05-30
    days on market $84,900 Active 109 DOM
17. 2026-04-04
    price $84,900
18. 2026-03-13
    price $87,500
19. 2026-02-06
    listed $89,900 Active
20. 2024-06-26
    historical
21. 2024-06-07
    price $9,000
22. 2024-05-06
    status Active
23. 2024-05-01
    status Pending
24. 2024-04-23
    price $10,000
25. 2024-04-19
    listed $18,000 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: $23,646
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − Depreciation: −$2,470
• Taxable income: $10,939
• Est. tax owed @ 24.0%: −$2,625
• After-tax cash flow: $9,014/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

+371.7% since first listed

9 events — show timeline

• 2026-04-04 Price Changed $84,900 Beaches MLS
• 2026-03-13 Price Changed $87,500 Beaches MLS
• 2026-02-06 Listed $89,900 Beaches MLS
• 2024-06-26 Listing Removed — Beaches MLS
• 2024-06-07 Price Changed $9,000 Beaches MLS
• 2024-05-06 Relisted — Beaches MLS
• 2024-05-01 Pending — Beaches MLS
• 2024-04-23 Price Changed $10,000 Beaches MLS
• 2024-04-19 Listed $18,000 Beaches MLS