43 Montilla Way · Port St. Lucie, FL 34952

$80,000

2 bd · 2.0 ba · 1,296 sqft · Manufactured · 93 Days on market

Built 2004 Good condition $875/mo HOA · 44% of rent ↓ 11% since listing

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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 +23.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained home in the highly sought‑after 55+ community of Spanish Lakes Golf Village. This charming residence features spacious living and dining areas, perfect for both everyday comfort and entertaining with views of the lake. The kitchen offers generous counter space and cabinetry, while the primary suite provides a peaceful retreat with a large closet and private en‑suite bath. The bonus room is ideal for guests, hobbies, or a home office. Spanish Lakes Golf Village residents enjoy an impressive array of amenities, including a private 9‑hole golf course, clubhouse, pool, tennis, pickleball, shuffleboard, fitness facilities, and a full calendar of social acti

Key facts

• Clubhouse
• Fitness facilities
• Social activities

Tags

• SPANISH LAKES GOLF VILLAGE
• PRIVATE GOLF COURSE
• CLUBHOUSE
• FITNESS FACILITIES
• SOCIAL ACTIVITIES

Property features AI

Finance

• Financial info: Pets allowed with possible breed or other restrictions
• HOA & community: Community association with on-site manager; Monthly association fee; Association amenities include clubhouse, fitness center, pool, spa/hot tub, tennis and pickleball courts, golf course and related recreation, billiard and game rooms, shuffleboard court, workshop area, library, street lights

Exterior

• Parking: Attached carport; 3 covered/carport spaces plus 1 open parking space
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available; Underground utilities; Water and sewer available
• Home design: Manufactured home; Single-story; Faces east; Resale condition
• Construction: Vinyl siding; Modular construction; Composition/shingle roof
• Exterior features: Not waterfront; Aluminum skirt

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cathedral and vaulted ceilings; Walk-in closet(s); Split bedroom layout; Accessible doors
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.9% in Port St. Lucie — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Savanna Ridge Elementary School (math 40% / reading 45%, grade F, #1,383 of 2,144 statewide, top 65%, 452 students, 75% FRL); Port St. Lucie High School (math 21% / reading 43%, grade F, #415 of 667 statewide, top 63%, 1,748 students, 67% FRL).
• Market conditions: Rents rising (+1.9%/yr); 646 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $553 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.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 2.48% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.57%
• DSCR: 1.34
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $216,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Padre	0.46mi	2/2.0	1,280 (-1%)	4mo	$38,000	$30	73
7 Giralda	0.40mi	2/2.0	1,200 (-7%)	4mo	$21,000	$18	65
8504 Gallberry Cir	0.60mi	2/2.0	1,264 (-2%)	4mo	$178,000	$141	64
110 W Caribbean	0.37mi	2/2.0	1,416 (+9%)	5mo	$77,500	$55	63
3776 Satinwood Ct	0.66mi	2/2.0	1,284 (-1%)	11mo	$175,000	$136	58
3792 Satinwood Ct	0.69mi	2/2.0	1,238 (-4%)	8mo	$153,000	$124	54
8526 Lidflower Ct	0.49mi	3/2.5 (+1)	1,404 (+8%)	6mo	$70,900	$50	51
192 W Caribbean	0.63mi	2/2.0	1,416 (+9%)	6mo	$49,000	$35	50
8394 Delphinium Ct	0.72mi	3/2.0 (+1)	1,392 (+7%)	4mo	$220,000	$158	46
166 W West Caribbean	0.55mi	2/2.0	1,450 (+12%)	14mo	$38,000	$26	43
3316 Ironwood Ave	0.71mi	2/2.0	1,134 (-12%)	10mo	$208,500	$184	38
8483 Labelia Ct	0.63mi	2/2.0	1,456 (+12%)	16mo	$265,000	$182	37

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-5,530
• Equity at exit: $11,928

10-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $506
• Equity at exit: $6,917

Cash invested: $22,400 (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: 646
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,986 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$875
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $141

Break-even live

Break-even rent $1,807

Max offer price $80,000

Occupancy floor 88%

Sensitivity live

Price	-10% $197	-5% $169	+0% $141	+5% $114	+10% $86
Rent	-10% $-16	-5% $63	+0% $141	+5% $220	+10% $298
Rate	-1.0pp $182	-0.5pp $162	base $141	+0.5pp $121	+1.0pp $100

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	25d	1	0.15mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	15d	6	0.17mi
2082 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1524	$1,850	$1.21	25d	1	0.32mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	15d	1	0.35mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	15d	1	0.43mi
2183 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1550	$1,900	$1.23	15d	1	0.44mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	25d	1	0.45mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	15d	7	0.48mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	15d	1	0.67mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	25d	1	0.74mi
1500 SE Tiffany Club Pl Port Saint Lucie, FL	1.0–3.0	1.0–2.0	895	$1,922	$2.15	15d	7	0.74mi
1516 SE Royal Green Cir #202 Port St Lucie, FL	3.0	2.0	921	$2,100	$2.28	25d	1	0.79mi
1520 SE Royal Green Cir Unit K-203 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	25d	1	0.79mi
1455 SE Colchester Cir Port Saint Lucie, FL	2.0	2.0	921	$1,795	$1.95	15d	1	0.83mi
1537 SE Royal Green Cir Unit E204 Port St. Lucie, FL	2.0	2.0	886	$1,750	$1.98	15d	1	0.87mi
1548 SE Royal Green Cir Unit M-103 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	25d	1	0.92mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	15d	15	0.95mi
1618 SE Elkhart Ter Port Saint Lucie, FL	3.0	2.0	1176	$2,200	$1.87	25d	1	1.07mi
2051 SE Hillmoor Dr Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1014	$2,539	$2.50	25d	15	1.25mi
1900 SE Hillmoor Dr Port Saint Lucie, FL	2.0–3.0	2.0–2.5	1182	$1,799	$1.52	15d	14	1.28mi
9905 S US Highway 1 Port Saint Lucie, FL	1.0–2.0	1.0–2.0	966	$2,239	$2.32	15d	15	1.31mi
2061 SE Glen Ridge Dr Port Saint Lucie, FL	2.0	2.5	1350	$1,925	$1.43	25d	1	1.33mi
301 SE Castle Ct Port St. Lucie, FL	2.0	2.5	1688	$2,900	$1.72	25d	1	1.34mi
1456 SE Rivergreen Cir Port Saint Lucie, FL	2.0	2.0	921	$1,825	$1.98	15d	1	1.37mi
1350 SE La Haven Ct Port Saint Lucie, FL	2.0	2.0	1041	$2,100	$2.02	25d	1	1.38mi

HOA detail

• Monthly dues: $875 · $10,500/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-21
   days on market $80,000 Active 93 DOM
2. 2026-06-18
   days on market $80,000 Active 90 DOM
3. 2026-06-17
   days on market $80,000 Active 89 DOM
4. 2026-06-16
   days on market $80,000 Active 88 DOM
5. 2026-06-15
   days on market $80,000 Active 87 DOM
6. 2026-06-14
   days on market $80,000 Active 85 DOM
7. 2026-06-13
   days on market $80,000 Active 84 DOM
8. 2026-06-10
   days on market $80,000 Active 82 DOM
9. 2026-06-09
   days on market $80,000 Active 81 DOM
10. 2026-06-08
    days on market $80,000 Active 80 DOM
11. 2026-06-07
    days on market $80,000 Active 79 DOM
12. 2026-06-05
    days on market $80,000 Active 76 DOM
13. 2026-06-03
    pricedays on market $80,000 Active 75 DOM
14. 2026-06-02
    days on market $85,000 Active 74 DOM
15. 2026-06-01
    days on market $85,000 Active 73 DOM
16. 2026-05-31
    days on market $85,000 Active 72 DOM
17. 2026-05-30
    days on market $85,000 Active 71 DOM
18. 2026-05-14
    price $85,000
19. 2026-04-09
    status Active
20. 2026-02-27
    historical
21. 2026-02-05
    listed $95,000 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 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 · 22 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: $23,836
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − HOA: −$10,500
• − Depreciation: −$2,327
• Taxable income: $1,113
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $1,429/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 well-maintained mobile home in Spanish Lakes Golf Village is move-in ready with good curb appeal and interior condition. Minor updates to the exterior and energy-efficient upgrades would further enhance its value.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value
• Both Replace ceiling fans with energy-efficient models — Improves energy efficiency and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Replace ceiling fans with energy-efficient models — Improves energy efficiency and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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 — Port St. Lucie

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Port St. Lucie, 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

-10.5% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $85,000 Beaches MLS
• 2026-04-09 Relisted — Beaches MLS
• 2026-02-27 Listing Removed — Beaches MLS
• 2026-02-05 Listed $95,000 Beaches MLS