249 Camino Del Rio · River Park, FL 34952

$49,999

3 bd · 2.0 ba · 1,450 sqft · Manufactured · 18 Days on market

Built 1970 Good condition ↓ 29% since listing

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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
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

DONT MISS OUT on this home w/ a Large Lot Great for Grilling, Gardening, Bird Watching, Dog Play & more! Unique 3bed/2bath w/ upgraded kitchen & appliances. Large storage SHED w/ Ample Yard Space - great privacy for activities. Beautiful, well lit, enclosed Patio/Florida Rm w/ AC doubles as an extra room/den/office & more! Master bedroom features an en-suite bathroom & all bedrooms offer generous closet space! PRIME LOCATION; close to the beach (but NO FLOODZONE), the mall, grocery stores, diners, coffee shops, post office, banks, pharmacy, hospitals & more. Lot lease 833.06 includes lawn care, trash, private, free golf course, heated pool, pickleball, tennis,

Key facts

• Large lot
• Upgraded kitchen
• Prime location

Tags

• LARGE LOT
• UPGRADED KITCHEN
• LARGE STORAGE SHED
• ENCLOSED PATIO
• PRIME LOCATION
• HEATED POOL

Property features AI

Finance

• Other: Pets not allowed
• Financial info: Land lease $833.06 monthly (lease expires 2126-06-01)
• HOA & community: Senior community

Exterior

• Parking: 2 total parking spaces; Attached 1-car carport; Covered parking; Driveway
• Security: Security patrol
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home; One story; Faces west; Resale
• Construction: Aluminum siding; Other exterior materials; Flat roof; Built as manufactured home
• Exterior features: Oversized lot; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Walk-in closet(s)
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 39.6% 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; 15 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 43% 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 $345 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($49k) 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 $49,249 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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: 4.39% ✓
• Cap rate: 39.60%
• Cash-on-cash: 118.94%
• DSCR: 6.29
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $147,900
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Alta Loma	0.27mi	2/2.0 (-1)	1,433 (-1%)	5mo	$180,000	$126	76
8 S Alhambra Ln	0.36mi	3/2.0	1,400 (-3%)	14mo	$100,000	$71	66
5 Yolanda Ln	0.14mi	2/2.0 (-1)	1,280 (-12%)	5mo	$39,000	$30	65
8580 Mary Ann Ln	0.69mi	2/2.0 (-1)	1,471 (+1%)	5mo	$175,000	$119	56
2 Quintana Roo Ln	0.45mi	2/2.0 (-1)	1,350 (-7%)	21mo	$32,000	$24	45
8591 Mary Ann Ln	0.72mi	2/2.0 (-1)	1,354 (-7%)	7mo	$75,000	$55	44
501 La Buona Vita Dr	0.64mi	2/2.0 (-1)	1,289 (-11%)	9mo	$132,000	$102	39
560 Natalie Dr	0.52mi	2/2.0 (-1)	1,248 (-14%)	18mo	$162,800	$130	32

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: 6.57×
• Total profit: $77,947
• Equity at exit: $7,455

10-year hold

• IRR: —
• Equity multiple: 13.31×
• Total profit: $172,336
• Equity at exit: $4,323

Cash invested: $14,000 (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: 1.9×

Monthly cashflow live

• Estimated rent: $2,194 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $1,388

Break-even live

Break-even rent $437

Max offer price $49,999

Occupancy floor 32%

Sensitivity live

Price	-10% $1,422	-5% $1,405	+0% $1,388	+5% $1,370	+10% $1,353
Rent	-10% $1,214	-5% $1,301	+0% $1,388	+5% $1,474	+10% $1,561
Rate	-1.0pp $1,413	-0.5pp $1,400	base $1,388	+0.5pp $1,375	+1.0pp $1,361

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	14d	1	0.84mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$2,212	$2.16	14d	16	0.86mi
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	24d	1	0.87mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	14d	15	0.99mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	24d	1	0.99mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	24d	1	1.13mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	24d	1	1.14mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	24d	1	1.17mi
400 NW Prima Vista Blvd Port St Lucie, FL	2.0	2.0	1566	$2,300	$1.47	24d	1	1.21mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	21d	1	1.22mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	24d	1	1.23mi
2 Lake Vista Trl #107 Port Saint Lucie, FL	2.0	2.0	1170	$1,850	$1.58	24d	1	1.26mi
336 SE Tranquilla Ave Port Saint Lucie, FL	3.0	3.0	1412	$2,700	$1.91	14d	1	1.29mi
1 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,800	$1.54	24d	1	1.29mi
650 SE Evergreen Ter Port Saint Lucie, FL	2.0	2.0	974	$2,095	$2.15	14d	1	1.33mi

Listing history 15 events

1. 2026-06-18
   days on market $49,999 Active 18 DOM
2. 2026-06-17
   days on market $49,999 Active 17 DOM
3. 2026-06-16
   days on market $49,999 Active 16 DOM
4. 2026-06-15
   days on market $49,999 Active 15 DOM
5. 2026-06-14
   days on market $49,999 Active 13 DOM
6. 2026-06-13
   days on market $49,999 Active 12 DOM
7. 2026-06-10
   days on market $49,999 Active 10 DOM
8. 2026-06-09
   days on market $49,999 Active 9 DOM
9. 2026-06-08
   days on market $49,999 Active 8 DOM
10. 2026-06-07
    days on market $49,999 Active 7 DOM
11. 2026-06-05
    days on market $49,999 Active 4 DOM
12. 2026-06-03
    days on market $49,999 Active 3 DOM
13. 2026-06-02
    days on market $49,999 Active 2 DOM
14. 2026-06-01
    remarks 679-char remark
15. 2026-06-01
    listed $49,999 Active 1 DOM

ⓘ 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: $26,325
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − Depreciation: −$1,455
• Taxable income: $16,858
• Est. tax owed @ 24.0%: −$4,046
• After-tax cash flow: $12,605/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

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with a well-maintained exterior and interior. It has a clean and tidy appearance and is located in a prime location. The home has a functional HVAC system and no visible mechanical issues. The home has a clean and tidy exterior and is located in a prime location. The home has a functional HVAC system and no visible mechanical issues.

Value-add opportunities

• Both Painting the exterior and interior walls — Painting can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters.
• Both Updating the kitchen appliances — Upgrading the kitchen appliances can improve the functionality and appeal of the home, making it more attractive to potential buyers and renters.
• Both Landscaping improvements — Landscaping improvements can enhance the curb appeal and overall aesthetic of the home, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Painting can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Updating the kitchen appliances — Upgrading the kitchen appliances can improve the functionality and appeal of the home, making it more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Landscaping improvements can enhance the curb appeal and overall aesthetic of the home, making it more attractive to potential buyers and renters. ↑

ⓘ 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
• 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

-28.6% since first listed

8 events — show timeline

• 2026-05-31 Listed $49,999 Beaches MLS
• 2025-04-26 Listing Removed — Beaches MLS
• 2025-03-27 Price Changed $55,000 Beaches MLS
• 2025-01-17 Relisted — Beaches MLS
• 2024-12-10 Contingent — Beaches MLS
• 2024-11-12 Price Changed $64,500 Beaches MLS
• 2024-09-19 Price Changed $67,000 Beaches MLS
• 2024-08-24 Listed $70,000 Beaches MLS