1 Violetta Ln · River Park, FL 34952

$22,500

2 bd · 2.0 ba · 1,416 sqft · SingleFamily · 20 Days on market

Built 1979

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

Spanish Lakes One is an Active 55+ Community offering all new CBS homes. We have over 10,000 residents living in our communities. ALL residents have use of all the amenities including golf, tennis, heated pools, a huge clubhouse, plus much more! Our objective is to provide homeowners with the highest quality concrete-block home, at the most affordable price, including a metal roof, stainless steel appliances, granite counter-tops & cherry wood cabinets. We offer unique in-house financing & no-prepayment penalties, no points, no application fee, no survey, no appraisal fee, no title insurance, no Private Mortgage Insurance, and no origination fee. ALL houses offered are brand new! Start your new lifestyle now. * Taxes will be determined at closing.

Key facts

• Lots of storage
• Corner lot
• New roof

Tags

• CORNER LOT
• NEW ROOF
• LOTS OF STORAGE

🏷️ Possibly a rental listed for sale. The $22,500 price doesn't fit this home's estimated sale value (~$288,864) 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 single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $22k).
• Recommended offer: $22k (1.5% below list) — sets the bar for market timing.
• Cap rate 85.8% vs local median 6.4% 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: Manatee Academy K-8 (math 53% / reading 51%, grade C-, #990 of 2,144 statewide, top 48%, 1,664 students, 65% FRL); Southern Oaks Middle School (math 39% / reading 43%, grade F, #353 of 571 statewide, top 63%, 894 students, 76% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL).
• Market conditions: Rents rising (+1.9%/yr); 645 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $156 of loan paydown is wiped out by about $675 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $22,162 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 9.26% ✓
• Cap rate: 85.82%
• Cash-on-cash: 284.03%
• DSCR: 13.64
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $288,864
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Camino Del Rio	0.16mi	2/2.0	1,446 (+2%)	5mo	$259,000	$179	85
8 Santa Maria Ct	0.26mi	2/2.0	1,319 (-7%)	3mo	$145,000	$110	74
8 Golf Dr	0.45mi	2/2.0	1,427 (+1%)	13mo	$160,000	$112	67
201 SE Camino Ct	0.43mi	2/2.0	1,305 (-8%)	6mo	$266,500	$204	62
746 Altura St	0.65mi	3/2.0 (+1)	1,352 (-4%)	23mo	$310,000	$229	38
756 Cypress St	0.71mi	3/2.0 (+1)	1,497 (+6%)	23mo	$349,999	$234	33

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: —
• Equity multiple: 15.15×
• Total profit: $89,118
• Equity at exit: $3,355

10-year hold

• IRR: —
• Equity multiple: 31.32×
• Total profit: $191,026
• Equity at exit: $1,945

Cash invested: $6,300 (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: 645
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $2,084 high
• Mortgage (P&I): −$118
• Tax est. 1.5%: −$28 /mo · $338/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $1,491

Break-even live

Break-even rent $197

Max offer price $22,500

Occupancy floor 23%

Sensitivity live

Price	-10% $1,507	-5% $1,499	+0% $1,491	+5% $1,483	+10% $1,476
Rent	-10% $1,327	-5% $1,409	+0% $1,491	+5% $1,574	+10% $1,656
Rate	-1.0pp $1,503	-0.5pp $1,497	base $1,491	+0.5pp $1,485	+1.0pp $1,479

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: $5,625
• Closing costs: $675
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	16d	1	0.70mi
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	25d	1	0.77mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	16d	16	0.82mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	25d	1	0.96mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	25d	1	0.99mi
400 NW Prima Vista Blvd Port St Lucie, FL	2.0	2.0	1566	$2,300	$1.47	25d	1	1.02mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	25d	1	1.07mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	25d	1	1.09mi
336 SE Tranquilla Ave Port Saint Lucie, FL	3.0	3.0	1412	$2,700	$1.91	16d	1	1.11mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	23d	1	1.11mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	25d	1	1.15mi
2 Lake Vista Trl #107 Port Saint Lucie, FL	2.0	2.0	1170	$1,850	$1.58	25d	1	1.16mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	16d	15	1.18mi
1 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,800	$1.54	25d	1	1.19mi
650 SE Evergreen Ter Port Saint Lucie, FL	2.0	2.0	974	$2,095	$2.15	16d	1	1.29mi
201 NE Midfield Ln Port Saint Lucie, FL	2.0	2.0	1389	$2,500	$1.80	25d	1	1.39mi
213 NE Prima Vista Blvd Port Saint Lucie, FL	2.0	1.0	1012	$2,000	$1.98	25d	1	1.41mi

Listing history 23 events

1. 2026-06-15
   days on market $22,500 Active 20 DOM
2. 2026-06-14
   days on market $22,500 Active 18 DOM
3. 2026-06-13
   days on market $22,500 Active 17 DOM
4. 2026-06-10
   days on market $22,500 Active 15 DOM
5. 2026-06-09
   days on market $22,500 Active 14 DOM
6. 2026-06-08
   days on market $22,500 Active 13 DOM
7. 2026-06-07
   days on market $22,500 Active 12 DOM
8. 2026-06-05
   days on market $22,500 Active 9 DOM
9. 2026-06-03
   days on market $22,500 Active 8 DOM
10. 2026-06-02
    days on market $22,500 Active 7 DOM
11. 2026-06-01
    days on market $22,500 Active 6 DOM
12. 2026-05-31
    days on market $22,500 Active 5 DOM
13. 2026-05-30
    days on market $22,500 Active 4 DOM
14. 2026-05-26
    listed $22,500 Active
15. 2026-01-17
    historical
16. 2025-12-03
    price $34,500
17. 2025-10-20
    price $28,500
18. 2025-10-10
    price $35,000
19. 2025-10-07
    price $39,500
20. 2025-08-10
    price $45,900
21. 2025-07-16
    listed $47,999 Active
22. 2025-06-30
    soldstatus $289,000 Closed 769-char remark

    Show marketing remark (769 chars)

    Spanish Lakes One is an Active 55+ Community offering all new CBS homes. We have over 10,000 residents living in our communities. ALL residents have use of all the amenities including golf, tennis, heated pools, a huge clubhouse, plus much more! Our objective is to provide homeowners with the highest quality concrete-block home, at the most affordable price, including a metal roof, stainless steel appliances, granite counter-tops & cherry wood cabinets. We offer unique in-house financing & no-prepayment penalties, no points, no application fee, no survey, no appraisal fee, no title insurance, no Private Mortgage Insurance, and no origination fee. ALL houses offered are brand new! Start your new lifestyle now. * Taxes will be determined at closing.

23. 2024-11-11
    listed $289,000 Active 769-char remark

    Show marketing remark (769 chars)

    Spanish Lakes One is an Active 55+ Community offering all new CBS homes. We have over 10,000 residents living in our communities. ALL residents have use of all the amenities including golf, tennis, heated pools, a huge clubhouse, plus much more! Our objective is to provide homeowners with the highest quality concrete-block home, at the most affordable price, including a metal roof, stainless steel appliances, granite counter-tops & cherry wood cabinets. We offer unique in-house financing & no-prepayment penalties, no points, no application fee, no survey, no appraisal fee, no title insurance, no Private Mortgage Insurance, and no origination fee. ALL houses offered are brand new! Start your new lifestyle now. * Taxes will be determined at closing.

ⓘ 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: $25,013
• − Mortgage interest: −$1,260
• − Property taxes: −$338
• − Insurance: −$112
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$655
• Taxable income: $18,646
• Est. tax owed @ 24.0%: −$4,475
• After-tax cash flow: $13,419/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

• Census place: River Park, FL
• County: Saint Lucie County · 337,150 people
• 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

-92.2% since first listed

10 events — show timeline

• 2026-05-26 Listed $22,500 FSBO.com
• 2026-01-17 Listing Removed — Beaches MLS
• 2025-12-03 Price Changed $34,500 Beaches MLS
• 2025-10-20 Price Changed $28,500 Beaches MLS
• 2025-10-10 Price Changed $35,000 Beaches MLS
• 2025-10-07 Price Changed $39,500 Beaches MLS
• 2025-08-10 Price Changed $45,900 Beaches MLS
• 2025-07-16 Listed $47,999 Beaches MLS
• 2025-06-30 Sold (MLS) $289,000 Beaches MLS
• 2024-11-11 Listed $289,000 Beaches MLS