6 Santa Cruz Way · River Park, FL 34952

$51,900

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 110 Days on market

Built 1978 Fair condition Est $66k · 21% under $911/mo HOA · 44% 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 +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Spanish Lakes Communities provides 55+ resort-style living with numerous amenities and community activities. Located in the sought after "Pet Friendly" Section, 6 Santa Cruz is a well-maintained home featuring spacious rooms and open living areas and ready for your personal touch. Attached shed offers additional storage or bonus room. Amenities are available throughout the Treasure Coast, and the land lease offers fixed payments for peace of mind.

Key facts

• Well maintained home
• Open living areas
• Spacious rooms

Tags

• WELL MAINTAINED HOME
• SPACIOUS ROOMS
• OPEN LIVING AREAS

Property features AI

Finance

• Other: Pet restrictions
• HOA & community: Homeowners association with monthly/periodic fee (fee listed); Association fee includes taxes; Community amenities: clubhouse, golf, park, pool; Senior community

Exterior

• Parking: Attached carport with two parking spaces (one covered)
• Utilities: Electricity connected (110V and 220V)
• Home design: Single-story manufactured home; Aluminum siding
• Construction: Manufactured construction; Aluminum siding; Year built: Unknown
• Exterior features: Community pool; Residential zoning

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Unfurnished

🏷️ Possibly a rental listed for sale. The $51,900 price doesn't fit this home's estimated sale value (~$66,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $52k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $52k).
• Recommended offer: $47k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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: schools F, amenities F, employment 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.
• Market conditions: Rents rising (+1.9%/yr); 639 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 41% 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 $359 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,229 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 4.01% ✓
• Cap rate: 14.99%
• Cash-on-cash: 31.08%
• DSCR: 2.38
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $66,000
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 San Pablo Ln	0.10mi	2/2.0	1,200 (0%)	13mo	$37,000	$31	84
5 Yolanda Ln	0.31mi	2/2.0	1,280 (+7%)	5mo	$39,000	$30	70
560 Natalie Dr	0.18mi	2/2.0	1,248 (+4%)	18mo	$162,800	$130	70
8636 Florence Dr	0.45mi	2/2.0	1,266 (+6%)	2mo	$130,000	$103	68
501 La Buona Vita Dr	0.31mi	2/2.0	1,289 (+7%)	9mo	$132,000	$102	66
45 Mediterranean Blvd W	0.45mi	2/2.0	1,200 (0%)	24mo	$38,000	$32	59
8591 Mary Ann Ln	0.41mi	2/2.0	1,354 (+13%)	7mo	$75,000	$55	54
7 Reforma Ln	0.57mi	2/2.0	1,150 (-4%)	20mo	$37,000	$32	50
541 Natalie Dr	0.20mi	2/2.0	1,032 (-14%)	22mo	$85,000	$82	49
2 Quintana Roo Ln	0.68mi	2/2.0	1,350 (+12%)	21mo	$32,000	$24	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: 23.8%
• Equity multiple: 1.96×
• Total profit: $13,910
• Equity at exit: $7,738

10-year hold

• IRR: 30.5%
• Equity multiple: 3.50×
• Total profit: $36,384
• Equity at exit: $4,487

Cash invested: $14,532 (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: 2.1×

Monthly cashflow live

• Estimated rent: $2,084 high
• Mortgage (P&I): −$272
• Tax est. 1.5%: −$65 /mo · $778/yr
• Insurance: −$22
• HOA: −$911
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $376

Break-even live

Break-even rent $1,607

Max offer price $51,900

Occupancy floor 77%

Sensitivity live

Price	-10% $412	-5% $394	+0% $376	+5% $358	+10% $340
Rent	-10% $212	-5% $294	+0% $376	+5% $459	+10% $541
Rate	-1.0pp $402	-0.5pp $390	base $376	+0.5pp $363	+1.0pp $349

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: $12,975
• Closing costs: $1,557
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	24d	1	0.74mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	14d	15	0.85mi
650 SE Evergreen Ter Port Saint Lucie, FL	2.0	2.0	974	$2,095	$2.15	14d	1	1.09mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	14d	1	1.15mi
991 SE Walters Ter Port Saint Lucie, FL	2.0	2.0	1040	$8,500	$8.17	24d	1	1.20mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	14d	16	1.21mi
336 SE Tranquilla Ave Port Saint Lucie, FL	3.0	3.0	1412	$2,700	$1.91	14d	1	1.32mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	14d	7	1.44mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	24d	1	1.44mi
13 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,375	$1.72	24d	1	1.44mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	24d	1	1.48mi

HOA detail

• Monthly dues: $911 · $10,932/yr

Listing history 17 events

1. 2026-06-18
   days on market $51,900 Active 110 DOM
2. 2026-06-17
   days on market $51,900 Active 109 DOM
3. 2026-06-16
   days on market $51,900 Active 108 DOM
4. 2026-06-15
   days on market $51,900 Active 107 DOM
5. 2026-06-14
   days on market $51,900 Active 105 DOM
6. 2026-06-13
   days on market $51,900 Active 104 DOM
7. 2026-06-10
   days on market $51,900 Active 102 DOM
8. 2026-06-09
   days on market $51,900 Active 101 DOM
9. 2026-06-08
   days on market $51,900 Active 100 DOM
10. 2026-06-07
    days on market $51,900 Active 99 DOM
11. 2026-06-05
    days on market $51,900 Active 96 DOM
12. 2026-06-03
    days on market $51,900 Active 95 DOM
13. 2026-06-02
    days on market $51,900 Active 94 DOM
14. 2026-06-01
    days on market $51,900 Active 93 DOM
15. 2026-05-31
    days on market $51,900 Active 92 DOM
16. 2026-05-30
    days on market $51,900 Active 91 DOM
17. 2026-02-24
    listed $51,900 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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $25,003
• − Mortgage interest: −$2,907
• − Property taxes: −$778
• − Insurance: −$260
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − HOA: −$10,932
• − Depreciation: −$1,510
• Taxable income: $4,615
• Est. tax owed @ 24.0%: −$1,108
• After-tax cash flow: $3,408/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The home requires extensive repairs and maintenance, including a new roof and siding, and landscaping improvements. These updates will significantly increase its resale and rental value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major siding — The siding is peeling and the paint is chipping.
• Major landscaping — The landscaping is sparse and unkempt.

Value-add opportunities

• Resale repair and replace roof — A new roof will significantly improve the home's appearance and increase its resale value.
• Resale repair and replace siding — New siding will improve the home's appearance and increase its resale value.
• Both landscaping — A well-maintained landscape will improve the home's curb appeal and increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
siding · The siding is peeling and the paint is chipping.	Major	$15,000–50,000
landscaping · The landscaping is sparse and unkempt.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale repair and replace roof — A new roof will significantly improve the home's appearance and increase its resale value. ↑
• Resale repair and replace siding — New siding will improve the home's appearance and increase its resale value. ↑
• Both landscaping — A well-maintained landscape will improve the home's curb appeal and increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: River Park, 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

1 event — show timeline

• 2026-02-24 Listed $51,900 MCRTC