1 Cortez Ln · River Park, FL 34952

$190,000

2 bd · 2.0 ba · 1,463 sqft · SingleFamily public records · 88 Days on market

Built 2019 2,614 sqft lot Est $215k · 12% under

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Why this score? — see what drove the C 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 +20.2/30.0
• ARV discount +12.7/15.0
• DSCR +6.4/10.0
• 1% rule +5.6/10.0
• 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

ELEGANT, DURABLE, SAFE & AFFORDABLE this 2019 2bed/2bath home is BUILTtoLAST w/ Concrete Block Construction, IMPACT WINDOWS & MetalRoof built on 5/8'' Plywood for maxstrength. Corner Lot w/ tropical foliage for FrontPorch Privacy. Step inside & beauty continues w/ one of largest potential living space offered; OpenConcept, GRANITECounters, PlantationShutters for lighting & temp control, SS Appl, new Fridge, Garage w/ overheadStorage, Master w/ Walk-in Closet & dbl Sink Ensuite, LRG Window/ Screened Lanai great for Grilling, Greenroom, Den, bedroom & more. PRIMELOCATION; beach, shopping, mall, grocery, bank, hospital, postal & more! Lot Lease 779.45 incl

Key facts

• Metal roof
• Open concept
• Front porch privacy

Tags

• CONCRETE BLOCK CONSTRUCTION
• IMPACT WINDOWS
• METAL ROOF
• FRONT PORCH PRIVACY
• OPEN CONCEPT
• VAULTED CEILINGS

Property features AI

Finance

• Other: Pets not allowed
• Financial info: Property is on a land lease (monthly fee; lease expires in the future)
• HOA & community: Located in a senior community; Land lease in place (monthly payment)

Exterior

• Parking: Attached garage (1 space); Covered parking (1 space); Driveway with additional open parking (2 spaces); Total parking for 3 vehicles
• Security: Smoke detectors; Security patrol
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-family residence; One story; Faces east; Resale property
• Construction: Stucco and CBS construction; Metal roof; Built on a single-story foundation
• Exterior features: Corner lot with many trees; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile; Vinyl; Wood; Other
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Vaulted ceilings; Walk-in closets; Split bedroom layout; Pull-down attic stairs; Plantation shutters; Storm windows
• Laundry & utility: Indoor laundry room on the main level with washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 6.3% in River Park — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 24d 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 39% 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.06% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $215,061
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 El Camino Real	0.47mi	2/2.0	1,462 (-0%)	1mo	$259,000	$177	77
9 Kachina Ln	0.46mi	2/2.0	1,462 (-0%)	2mo	$259,000	$177	77
8 Golf Dr	0.21mi	2/2.0	1,427 (-2%)	13mo	$160,000	$112	75
45 Florida Way	0.49mi	2/2.0	1,451 (-1%)	2mo	$165,000	$114	74
39 SE Flamenco Way	0.26mi	2/2.0	1,357 (-7%)	6mo	$200,000	$147	71
11 Nogales Way	0.40mi	2/2.0	1,451 (-1%)	15mo	$205,000	$141	68
20 Camino Del Rio	0.66mi	2/2.0	1,446 (-1%)	5mo	$259,000	$179	63
8 Santa Maria Ct	0.57mi	2/2.0	1,319 (-10%)	3mo	$145,000	$110	55
8241 Maidencane Pl	0.29mi	3/2.0 (+1)	1,656 (+13%)	12mo	$360,000	$217	49
45 Huarte Way	0.63mi	2/2.0	1,319 (-10%)	13mo	$142,000	$108	43

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-17,519
• Equity at exit: $28,330

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-3,922
• Equity at exit: $16,428

Cash invested: $53,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$996
• Tax from tax record: −$271 /mo · $3,257/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $241

Break-even live

Break-even rent $1,705

Max offer price $190,000

Occupancy floor 83%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	14d	15	0.56mi
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	23d	1	1.13mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	23d	1	1.13mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	14d	16	1.13mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	14d	1	1.21mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	14d	7	1.30mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	23d	1	1.36mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	23d	1	1.41mi
991 SE Walters Ter Port Saint Lucie, FL	2.0	2.0	1040	$8,500	$8.17	23d	1	1.45mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	23d	1	1.46mi
650 SE Evergreen Ter Port Saint Lucie, FL	2.0	2.0	974	$2,095	$2.15	14d	1	1.47mi

Listing history 44 events

1. 2026-06-18
   days on market $190,000 Active 88 DOM
2. 2026-06-17
   days on market $190,000 Active 87 DOM
3. 2026-06-16
   days on market $190,000 Active 86 DOM
4. 2026-06-15
   days on market $190,000 Active 85 DOM
5. 2026-06-14
   days on market $190,000 Active 83 DOM
6. 2026-06-13
   days on market $190,000 Active 82 DOM
7. 2026-06-10
   days on market $190,000 Active 80 DOM
8. 2026-06-09
   days on market $190,000 Active 79 DOM
9. 2026-06-08
   days on market $190,000 Active 78 DOM
10. 2026-06-07
    days on market $190,000 Active 77 DOM
11. 2026-06-05
    days on market $190,000 Active 74 DOM
12. 2026-06-03
    days on market $190,000 Active 73 DOM
13. 2026-06-02
    days on market $190,000 Active 72 DOM
14. 2026-06-01
    days on market $190,000 Active 71 DOM
15. 2026-05-31
    days on market $190,000 Active 70 DOM
16. 2026-05-30
    days on market $190,000 Active 69 DOM
17. 2026-03-22
    listed $190,000 Active
18. 2026-03-12
    historical
19. 2026-01-28
    price $192,000
20. 2025-12-08
    listed $207,000 Active
21. 2025-12-01
    historical
22. 2025-10-29
    price $199,700
23. 2025-10-16
    status Active
24. 2025-10-03
    historical
25. 2025-09-10
    price $228,300
26. 2025-08-21
    price $248,400
27. 2025-04-02
    listed $264,600 Active
28. 2024-07-19
    soldstatus $195,000 Closed
29. 2024-06-18
    historical Active Under Contract
30. 2024-05-16
    price $199,000
31. 2024-04-26
    listed $210,000 Active
32. 2024-04-25
    historical $210,000
33. 2024-04-22
    historical
34. 2024-01-29
    listed $214,000 Active
35. 2023-03-07
    soldstatus $182,500 Closed
36. 2023-01-26
    historical Active Under Contract
37. 2022-12-13
    price $200,000
38. 2022-11-15
    price $225,000
39. 2022-10-27
    listed $235,000 Active
40. 2018-11-26
    soldstatus $145,000 Closed
41. 2018-10-23
    historical Contingent
42. 2018-04-18
    price $145,000
43. 2018-02-22
    price $140,000
44. 2018-02-22
    listed $129,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $3,257 · $271/mo
• Projected year-2 tax: $3,257 · $271/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 21 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: $24,128
• − Mortgage interest: −$10,643
• − Property taxes: −$3,257
• − Insurance: −$950
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$5,527
• Taxable loss: −$109
• Est. tax savings @ 24.0%: +$26
• After-tax cash flow: $2,924/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
• 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

+47.3% since first listed

28 events — show timeline

• 2026-03-22 Listed $190,000 Beaches MLS
• 2026-03-12 Listing Removed — Beaches MLS
• 2026-01-28 Price Changed $192,000 Beaches MLS
• 2025-12-08 Listed $207,000 Beaches MLS
• 2025-12-01 Listing Removed — Beaches MLS
• 2025-10-29 Price Changed $199,700 Beaches MLS
• 2025-10-16 Relisted — Beaches MLS
• 2025-10-03 Listing Removed — Beaches MLS
• 2025-09-10 Price Changed $228,300 Beaches MLS
• 2025-08-21 Price Changed $248,400 Beaches MLS
• 2025-04-02 Listed $264,600 Beaches MLS
• 2024-07-19 Sold (MLS) $195,000 Beaches MLS
• 2024-06-18 Contingent — Beaches MLS
• 2024-05-16 Price Changed $199,000 Beaches MLS
• 2024-04-26 Listed $210,000 Beaches MLS
• 2024-04-25 Coming Soon $210,000 Beaches MLS
• 2024-04-22 Listing Removed — MARMLS
• 2024-01-29 Listed $214,000 MARMLS
• 2023-03-07 Sold (MLS) $182,500 Beaches MLS
• 2023-01-26 Contingent — Beaches MLS
• 2022-12-13 Price Changed $200,000 Beaches MLS
• 2022-11-15 Price Changed $225,000 Beaches MLS
• 2022-10-27 Listed $235,000 Beaches MLS
• 2018-11-26 Sold (MLS) $145,000 Beaches MLS
• 2018-10-23 Contingent — Beaches MLS
• 2018-04-18 Price Changed $145,000 Beaches MLS
• 2018-02-22 Price Changed $140,000 Beaches MLS
• 2018-02-22 Listed $129,000 Beaches MLS

Property tax history

+58.2%/yr

Latest (2025): $3,257 · +0.3% YoY. Source: county tax records.