6772 Sinsonte Ct · Vero Beach South, FL 34951

$120,000

3 bd · 2.0 ba · 1,848 sqft · Manufactured · 180 Days on market

Built 2003 Est $89k · 35% over $867/mo HOA · 36% of rent ↓ 8% since listing

---

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 +22.6/30.0
• 1% rule +10.0/10.0
• DSCR +7.2/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated 3-bedroom, 2-bath mobile home built with house-like quality, featuring drywall walls and ceilings, vinyl flooring, and a stunning kitchen overlooking the family room and lake. Located in a vibrant 55+ community with golf and many amenities. Enjoy peace of mind with a 2017 metal roof, 2023 water heater, and numerous recent upgrades. Spacious, bright, and move-in ready—this one won't last. Call today before it gets away! Professional Photo's coming soon.

Key facts

• 3 parking spots
• Community pool
• Built 2003

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.3% in Vero Beach South — 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 78/100 on livability (#163 in FL, #2,445 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: amenities 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: 294 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $2,406/mo this rent would consume 46% of the median local household income ($63k/yr) (locally 140% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 180 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.00% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $88,704
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6787 Yedra Ave	0.05mi	2/2.0 (-1)	1,664 (-10%)	13mo	$80,595	$48	66

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.83×
• Total profit: $-5,869
• Equity at exit: $17,892

10-year hold

• IRR: 5.5%
• Equity multiple: 1.42×
• Total profit: $13,949
• Equity at exit: $10,375

Cash invested: $33,600 (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 34951

• Home prices YoY: -23.6%
• Active inventory: 294
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,406 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$867
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $204

Break-even live

Break-even rent $2,147

Max offer price $120,000

Occupancy floor 87%

Sensitivity live

Price	-10% $287	-5% $246	+0% $204	+5% $163	+10% $121
Rent	-10% $14	-5% $109	+0% $204	+5% $299	+10% $394
Rate	-1.0pp $265	-0.5pp $235	base $204	+0.5pp $173	+1.0pp $141

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6765 Spanish Lakes Blvd Fort Pierce, FL	2.0	2.0	1368	$2,500	$1.83	24d	1	0.19mi

HOA detail

• Monthly dues: $867 · $10,404/yr
• Likely covers: water

Listing history 6 events

1. 2026-06-01
   days on market $120,000 Active 180 DOM
2. 2026-05-31
   days on market $120,000 Active 179 DOM
3. 2026-05-30
   days on market $120,000 Active 178 DOM
4. 2026-01-15
   price $120,000 483-char remark

   Show marketing remark (483 chars)

   Beautifully updated 3-bedroom, 2-bath mobile home built with house-like quality, featuring drywall walls and ceilings, vinyl flooring, and a stunning kitchen overlooking the family room and lake. Located in a vibrant 55+ community with golf and many amenities. Enjoy peace of mind with a 2017 metal roof, 2023 water heater, and numerous recent upgrades. Spacious, bright, and move-in ready—this one won't last. Call today before it gets away! Professional Photo's coming soon.

5. 2026-01-02
   price $128,999 483-char remark

   Show marketing remark (483 chars)

   Beautifully updated 3-bedroom, 2-bath mobile home built with house-like quality, featuring drywall walls and ceilings, vinyl flooring, and a stunning kitchen overlooking the family room and lake. Located in a vibrant 55+ community with golf and many amenities. Enjoy peace of mind with a 2017 metal roof, 2023 water heater, and numerous recent upgrades. Spacious, bright, and move-in ready—this one won't last. Call today before it gets away! Professional Photo's coming soon.

6. 2025-12-03
   listed $129,900 Active 483-char remark

   Show marketing remark (483 chars)

   Beautifully updated 3-bedroom, 2-bath mobile home built with house-like quality, featuring drywall walls and ceilings, vinyl flooring, and a stunning kitchen overlooking the family room and lake. Located in a vibrant 55+ community with golf and many amenities. Enjoy peace of mind with a 2017 metal roof, 2023 water heater, and numerous recent upgrades. Spacious, bright, and move-in ready—this one won't last. Call today before it gets away! Professional Photo's coming soon.

ⓘ 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 ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,869
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,309
• − Management: −$2,309
• − HOA: −$10,404
• − Depreciation: −$3,491
• Taxable income: $1,233
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $2,155/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 — Vero Beach South

• Score: 78/100
• State rank: #163
• US rank: #2445

Category grades

Amenities F Commute A+ Cost of living A- Crime A- Employment C+ Housing A+ Health & safety A User ratings D

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): 17,148
• Household income: $63,122
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 140.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 3% Vietnamese 1%

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: ▼ -106.06%
• Current HPI: 343.1376
• Rent YoY: —
• 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

-7.6% since first listed

3 events — show timeline

• 2026-01-15 Price Changed $120,000 Beaches MLS
• 2026-01-02 Price Changed $128,999 Beaches MLS
• 2025-12-03 Listed $129,900 Beaches MLS