2872 Eagles Nest Way · Indian River Estates, FL 34952

$239,900

2 bd · 2.0 ba · 1,786 sqft · Manufactured public records · 16 Days on market

Built 2005 8,038 sqft lot Est $195k · 23% over $310/mo HOA · 17% of rent

---

Why this score? — see what drove the F 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 +7.0/30.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey & Move In Ready! Fully furnished 3/2 split floor plan. 2 car garage, carport w/ tiedowns. New roof 2019. New A/C unit w/ heatpump 2015. W/ D 2011.Reverse Osmosis in kitchen. Irrigation Well w/ filter. Accordian storm shutters. Most furniture is Havert'y's w/ family room having a queen pull-out bed. On Preserve, must see picturesque view from lanai complete w/ handmade wicker furniture from Malaysia. Workbench, tool chest, airhose & shelving in garage remain. Security system too! All offers considered!

Key facts

• Remodeled kitchen
• Ss appliances
• Updated bathrooms

Tags

• SCENIC SAVANNAS PRESERVE VIEWS
• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• SS APPLIANCES
• ABUNDANT CABINETRY
• UPDATED BATHROOMS

Property features AI

Finance

• Other: Association fee includes cable TV, internet, security, trash, common areas, and reserve funds
• Financial info: Land lease in effect (monthly payment); Pets allowed with breed and number restrictions
• HOA & community: Association (SCHOA) with monthly fee; Association amenities include clubhouse, fitness center, pool/spa amenities, tennis and pickleball courts, bocce and shuffleboard, golf putting green, basketball, billiards, game room, business center, cafe/restaurant, library, community room, manager on site, internet included, security, sauna, spa/hot tub

Exterior

• Parking: 6 total parking spaces; Attached 2-car garage; Attached carport with 2 carport spaces; Covered parking for 4 vehicles; 2 open parking spaces
• Security: Gated community (no guard); Security patrol
• Utilities: Public water and well available; Public sewer; 200+ amp electric service; Cable available; Sewer connected; Underground utilities; Water connected; Electricity not available (note: listed alongside service details)
• Home design: Manufactured home (double wide); One story; Resale condition; Faces west; Mobile home remains on site
• Construction: Pre-fab construction; Shingle roof; Pillar/post/pier and piling foundation; Skirt: other
• Exterior features: Pergola; Public maintained road; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central individual cooling; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Blinds and single-hung metal windows
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $-353 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (26.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (22.3% below list).
• Recommended offer: $178k (26.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 65/100 on livability (#653 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, amenities F, commute 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.
• 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; 1 comparable units currently listed for rent nearby; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 36% 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 $2k of loan paydown is wiped out by about $7k 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 16 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.
• Current owner paid $174k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,500 (26.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.31%
• DSCR: 0.72
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $194,674
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2968 Eagles Nest Way	0.21mi	3/2.0 (+1)	1,786 (0%)	8mo	$199,999	$112	78
2948 Eagles Nest Way	0.17mi	3/2.0 (+1)	1,786 (0%)	15mo	$125,000	$70	75
2852 Eagles Nest Way	0.06mi	2/2.0	1,724 (-4%)	22mo	$165,000	$96	73
7808 Horned Lark Cir	0.27mi	2/2.0	1,904 (+7%)	7mo	$244,900	$129	71
2847 Eagles Nest Way	0.10mi	3/2.0 (+1)	1,808 (+1%)	24mo	$279,000	$154	69
7822 White Ibis Ln	0.37mi	3/2.0 (+1)	1,612 (-10%)	2mo	$115,000	$71	60
7728 Mcclintock Ct	0.51mi	2/2.0	1,692 (-5%)	11mo	$185,000	$109	58
8112 Long Dr	0.59mi	3/2.0 (+1)	1,786 (0%)	19mo	$122,000	$68	52
7707 Mcclintock Way	0.49mi	2/2.0	1,609 (-10%)	19mo	$160,000	$99	45
7917 Horned Lark Cir	0.43mi	3/2.0 (+1)	1,915 (+7%)	22mo	$250,000	$131	44
3815 Sandlace Ct	0.64mi	3/2.0 (+1)	1,641 (-8%)	16mo	$190,000	$116	38

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: -28.4%
• Equity multiple: 0.06×
• Total profit: $-63,245
• Equity at exit: $35,770

10-year hold

• IRR: -32.9%
• Equity multiple: -0.36×
• Total profit: $-91,557
• Equity at exit: $20,742

Cash invested: $67,172 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,865 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$159 /mo · $1,903/yr
• Insurance: −$100
• HOA: −$310
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-353

Break-even live

Break-even rent $2,312

Max offer price $177,500

Occupancy floor —

Sensitivity live

Price	-10% $-217	-5% $-285	+0% $-353	+5% $-421	+10% $-489
Rent	-10% $-501	-5% $-427	+0% $-353	+5% $-280	+10% $-206
Rate	-1.0pp $-232	-0.5pp $-292	base $-353	+0.5pp $-415	+1.0pp $-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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	16d	16	1.41mi

HOA detail

• Monthly dues: $310 · $3,720/yr
• Likely covers: security

Listing history 15 events

1. 2026-06-07
   days on market $239,900 Active 16 DOM
2. 2026-06-05
   days on market $239,900 Active 13 DOM
3. 2026-06-03
   days on market $239,900 Active 12 DOM
4. 2026-06-02
   days on market $239,900 Active 11 DOM
5. 2026-06-01
   days on market $239,900 Active 10 DOM
6. 2026-05-31
   days on market $239,900 Active 9 DOM
7. 2026-05-30
   days on market $239,900 Active 8 DOM
8. 2026-05-22
   listed $239,900 Active
9. 2020-05-28
   soldstatus $174,100
10. 2020-05-22
    soldstatus $128,500 Closed 530-char remark

    Show marketing remark (530 chars)

    Turnkey & Move In Ready! Fully furnished 3/2 split floor plan. 2 car garage, carport w/ tiedowns. New roof 2019. New A/C unit w/ heatpump 2015. W/ D 2011.Reverse Osmosis in kitchen. Irrigation Well w/ filter. Accordian storm shutters. Most furniture is Havert'y's w/ family room having a queen pull-out bed. On Preserve, must see picturesque view from lanai complete w/ handmade wicker furniture from Malaysia. Workbench, tool chest, airhose & shelving in garage remain. Security system too! All offers considered!

11. 2020-05-01
    status Pending 530-char remark

    Show marketing remark (530 chars)

    Turnkey & Move In Ready! Fully furnished 3/2 split floor plan. 2 car garage, carport w/ tiedowns. New roof 2019. New A/C unit w/ heatpump 2015. W/ D 2011.Reverse Osmosis in kitchen. Irrigation Well w/ filter. Accordian storm shutters. Most furniture is Havert'y's w/ family room having a queen pull-out bed. On Preserve, must see picturesque view from lanai complete w/ handmade wicker furniture from Malaysia. Workbench, tool chest, airhose & shelving in garage remain. Security system too! All offers considered!

12. 2020-02-26
    listed $142,000 Active 530-char remark

    Show marketing remark (530 chars)

    Turnkey & Move In Ready! Fully furnished 3/2 split floor plan. 2 car garage, carport w/ tiedowns. New roof 2019. New A/C unit w/ heatpump 2015. W/ D 2011.Reverse Osmosis in kitchen. Irrigation Well w/ filter. Accordian storm shutters. Most furniture is Havert'y's w/ family room having a queen pull-out bed. On Preserve, must see picturesque view from lanai complete w/ handmade wicker furniture from Malaysia. Workbench, tool chest, airhose & shelving in garage remain. Security system too! All offers considered!

13. 2011-04-21
    soldstatus $78,500 141-char remark

    Show marketing remark (141 chars)

    Beautifully furnished, rarely used - Like New! Incredible view of State Preserve. Priced Low. Owner must sell fast! Rm sizes are approximate.

14. 2011-04-05
    historical 141-char remark

    Show marketing remark (141 chars)

    Beautifully furnished, rarely used - Like New! Incredible view of State Preserve. Priced Low. Owner must sell fast! Rm sizes are approximate.

15. 2011-03-08
    listed $84,900 141-char remark

    Show marketing remark (141 chars)

    Beautifully furnished, rarely used - Like New! Incredible view of State Preserve. Priced Low. Owner must sell fast! Rm sizes are approximate.

ⓘ 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: $1,903 · $159/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: +$88/yr (+$7/mo · 4.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 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: $22,381
• − Mortgage interest: −$13,438
• − Property taxes: −$1,903
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − HOA: −$3,720
• − Depreciation: −$6,979
• Taxable loss: −$8,440
• Est. tax savings @ 24.0%: +$2,026
• After-tax cash flow: $-2,213/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 — Indian River Estates

• Score: 65/100
• State rank: #653
• US rank: #12946

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Lucie County · 337,150 people
• City population: 27,447
• 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

+182.6% since first listed

8 events — show timeline

• 2026-05-22 Listed $239,900 Beaches MLS
• 2020-05-28 Sold (Public Records) $174,100 Public Records
• 2020-05-22 Sold (MLS) $128,500 Beaches MLS
• 2020-05-01 Pending — Beaches MLS
• 2020-02-26 Listed $142,000 Beaches MLS
• 2011-04-21 Sold (MLS) $78,500 Beaches MLS
• 2011-04-05 Listing Removed — Beaches MLS
• 2011-03-08 Listed $84,900 Beaches MLS

Property tax history

+2.0%/yr

Latest (2025): $1,903 · +3.9% YoY. Source: county tax records.