44 Grande Vista Way · River Park, FL 34952

$219,900

2 bd · 2.0 ba · 1,451 sqft · SingleFamily public records · 102 Days on market

Built 2017 5,227 sqft lot Est $213k · at est.

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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 +12.5/30.0
• ARV discount +6.1/15.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to beautiful Spanish Lakes One 55+ community. This immaculate 5 year old home features a large kitchen and open concept perfect for entertaining family and friends. Big screened in porch is bordered by landscaping offering privacy. The split plan is like having two en suites. Enjoy the neighborhood from your covered front porch. THIS IS A NO PET SECTION. Spanish Lakes One offers the following amenities: Cantina/Club House Kitchen, Auditorium with Stage, Community Library, Lounge with Bar, Arts & Crafts, Billiards Hall, Gym & Sauna, Woodworking, Card RoomOutdoors enjoy Par 3 9-hole Golf Course, heated Resident Pool & Guest Pool, Lighted Shuffleboard, Tennis Courts, Soft Ball Field, Horseshoes, Pickleball, Bocci

Key facts

• Metal roof
• En-suite bedrooms
• Granite countertops

Tags

• HIGH-END BATHROOMS
• EN-SUITE BEDROOMS
• GRANITE COUNTERTOPS
• ACCORDION HURRICANE SHUTTERS
• SCREEN PORCH
• METAL ROOF

Property features AI

Finance

• Other: Pets not allowed
• Financial info: Land lease in place with a monthly payment
• HOA & community: Monthly association with amenities including clubhouse, fitness center, pool, tennis and pickleball courts, bocce, shuffleboard, golf, dog park, cafe/restaurant, community and hobby rooms, library, lobby, billiard room, workshop area, manager on site, maintenance, and trash service; Association fee is paid monthly and includes sewer, trash, common areas, common real estate tax, golf, and pool service; Located in a senior community

Exterior

• Parking: Attached 1-car garage; Covered parking (1); Driveway parking; Concrete driveway
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Single-family home; One story; Resale property; Faces east
• Construction: Stucco/CBS construction; Metal roof; Built as single-story (1 total story)
• Exterior features: Open porch; Screened porch; Landscaped lot; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater (owned)
• Bedrooms: Two bedrooms on the main level
• Flooring: Ceramic tile; Laminate; Tile; Vinyl
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Wall/window AC units
• Interior features: Vaulted ceilings; Walk-in closets; Split bedroom layout; Shutters on windows; Furnished
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-31 ($-375/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (14.8% below list).
• Recommended offer: $187k (14.8% below list) — sets the bar for 1% rule.

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: amenities F, employment F, health & safety D-.
• 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 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 102 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $190k; 16% 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; extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,326 (14.8% 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. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $213,297
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Florida Way	0.06mi	2/2.0	1,451 (0%)	2mo	$165,000	$114	95
53 El Camino Real	0.21mi	2/2.0	1,462 (+1%)	2mo	$259,000	$177	88
11 Nogales Way	0.13mi	2/2.0	1,451 (0%)	15mo	$205,000	$141	82
9 Kachina Ln	0.38mi	2/2.0	1,462 (+1%)	2mo	$259,000	$177	79
8 Golf Dr	0.44mi	2/2.0	1,427 (-2%)	13mo	$160,000	$112	66
39 SE Flamenco Way	0.41mi	2/2.0	1,357 (-6%)	6mo	$200,000	$147	66
45 Huarte Way	0.19mi	2/2.0	1,319 (-9%)	13mo	$142,000	$108	65
8241 Maidencane Pl	0.52mi	3/2.0 (+1)	1,656 (+14%)	12mo	$360,000	$217	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: -18.5%
• Equity multiple: 0.36×
• Total profit: $-39,614
• Equity at exit: $32,788

10-year hold

• IRR: -13.1%
• Equity multiple: 0.27×
• Total profit: $-45,051
• Equity at exit: $19,013

Cash invested: $61,572 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$266 /mo · $3,196/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-31

Break-even live

Break-even rent $1,913

Max offer price $214,380

Occupancy floor 97%

Sensitivity live

Price	-10% $93	-5% $31	+0% $-31	+5% $-93	+10% $-156
Rent	-10% $-179	-5% $-105	+0% $-31	+5% $43	+10% $117
Rate	-1.0pp $79	-0.5pp $25	base $-31	+0.5pp $-88	+1.0pp $-146

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	16d	15	0.75mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	16d	16	0.95mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	25d	1	1.19mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	16d	1	1.19mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	25d	1	1.25mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	25d	1	1.28mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	23d	1	1.40mi
2 Lake Vista Trl #107 Port Saint Lucie, FL	2.0	2.0	1170	$1,850	$1.58	25d	1	1.43mi
1 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,800	$1.54	25d	1	1.44mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	25d	1	1.48mi

Listing history 25 events

1. 2026-06-21
   days on market $219,900 Active 102 DOM
2. 2026-06-18
   days on market $219,900 Active 99 DOM
3. 2026-06-17
   days on market $219,900 Active 98 DOM
4. 2026-06-16
   days on market $219,900 Active 97 DOM
5. 2026-06-15
   days on market $219,900 Active 96 DOM
6. 2026-06-14
   days on market $219,900 Active 94 DOM
7. 2026-06-13
   days on market $219,900 Active 93 DOM
8. 2026-06-10
   days on market $219,900 Active 91 DOM
9. 2026-06-09
   days on market $219,900 Active 90 DOM
10. 2026-06-08
    days on market $219,900 Active 89 DOM
11. 2026-06-07
    days on market $219,900 Active 88 DOM
12. 2026-06-05
    days on market $219,900 Active 85 DOM
13. 2026-06-03
    days on market $219,900 Active 84 DOM
14. 2026-06-02
    days on market $219,900 Active 83 DOM
15. 2026-06-01
    days on market $219,900 Active 82 DOM
16. 2026-05-31
    days on market $219,900 Active 81 DOM
17. 2026-05-30
    days on market $219,900 Active 80 DOM
18. 2026-03-11
    listed $219,900 Active
19. 2022-04-22
    soldstatus $190,000
20. 2022-03-18
    soldstatus $190,000 Closed 750-char remark

    Show marketing remark (750 chars)

    Welcome home to beautiful Spanish Lakes One 55+ community. This immaculate 5 year old home features a large kitchen and open concept perfect for entertaining family and friends. Big screened in porch is bordered by landscaping offering privacy. The split plan is like having two en suites. Enjoy the neighborhood from your covered front porch. THIS IS A NO PET SECTION. Spanish Lakes One offers the following amenities: Cantina/Club House Kitchen, Auditorium with Stage, Community Library, Lounge with Bar, Arts & Crafts, Billiards Hall, Gym & Sauna, Woodworking, Card RoomOutdoors enjoy Par 3 9-hole Golf Course, heated Resident Pool & Guest Pool, Lighted Shuffleboard, Tennis Courts, Soft Ball Field, Horseshoes, Pickleball, Bocci

21. 2022-02-02
    historical Active Under Contract 750-char remark

    Show marketing remark (750 chars)

    Welcome home to beautiful Spanish Lakes One 55+ community. This immaculate 5 year old home features a large kitchen and open concept perfect for entertaining family and friends. Big screened in porch is bordered by landscaping offering privacy. The split plan is like having two en suites. Enjoy the neighborhood from your covered front porch. THIS IS A NO PET SECTION. Spanish Lakes One offers the following amenities: Cantina/Club House Kitchen, Auditorium with Stage, Community Library, Lounge with Bar, Arts & Crafts, Billiards Hall, Gym & Sauna, Woodworking, Card RoomOutdoors enjoy Par 3 9-hole Golf Course, heated Resident Pool & Guest Pool, Lighted Shuffleboard, Tennis Courts, Soft Ball Field, Horseshoes, Pickleball, Bocci

22. 2022-02-01
    price $180,000 750-char remark

    Show marketing remark (750 chars)

    Welcome home to beautiful Spanish Lakes One 55+ community. This immaculate 5 year old home features a large kitchen and open concept perfect for entertaining family and friends. Big screened in porch is bordered by landscaping offering privacy. The split plan is like having two en suites. Enjoy the neighborhood from your covered front porch. THIS IS A NO PET SECTION. Spanish Lakes One offers the following amenities: Cantina/Club House Kitchen, Auditorium with Stage, Community Library, Lounge with Bar, Arts & Crafts, Billiards Hall, Gym & Sauna, Woodworking, Card RoomOutdoors enjoy Par 3 9-hole Golf Course, heated Resident Pool & Guest Pool, Lighted Shuffleboard, Tennis Courts, Soft Ball Field, Horseshoes, Pickleball, Bocci

23. 2022-02-01
    status Active 750-char remark

    Show marketing remark (750 chars)

    Welcome home to beautiful Spanish Lakes One 55+ community. This immaculate 5 year old home features a large kitchen and open concept perfect for entertaining family and friends. Big screened in porch is bordered by landscaping offering privacy. The split plan is like having two en suites. Enjoy the neighborhood from your covered front porch. THIS IS A NO PET SECTION. Spanish Lakes One offers the following amenities: Cantina/Club House Kitchen, Auditorium with Stage, Community Library, Lounge with Bar, Arts & Crafts, Billiards Hall, Gym & Sauna, Woodworking, Card RoomOutdoors enjoy Par 3 9-hole Golf Course, heated Resident Pool & Guest Pool, Lighted Shuffleboard, Tennis Courts, Soft Ball Field, Horseshoes, Pickleball, Bocci

24. 2022-01-14
    historical Active Under Contract 750-char remark

    Show marketing remark (750 chars)

    Welcome home to beautiful Spanish Lakes One 55+ community. This immaculate 5 year old home features a large kitchen and open concept perfect for entertaining family and friends. Big screened in porch is bordered by landscaping offering privacy. The split plan is like having two en suites. Enjoy the neighborhood from your covered front porch. THIS IS A NO PET SECTION. Spanish Lakes One offers the following amenities: Cantina/Club House Kitchen, Auditorium with Stage, Community Library, Lounge with Bar, Arts & Crafts, Billiards Hall, Gym & Sauna, Woodworking, Card RoomOutdoors enjoy Par 3 9-hole Golf Course, heated Resident Pool & Guest Pool, Lighted Shuffleboard, Tennis Courts, Soft Ball Field, Horseshoes, Pickleball, Bocci

25. 2022-01-08
    listed $175,000 Active 750-char remark

    Show marketing remark (750 chars)

    Welcome home to beautiful Spanish Lakes One 55+ community. This immaculate 5 year old home features a large kitchen and open concept perfect for entertaining family and friends. Big screened in porch is bordered by landscaping offering privacy. The split plan is like having two en suites. Enjoy the neighborhood from your covered front porch. THIS IS A NO PET SECTION. Spanish Lakes One offers the following amenities: Cantina/Club House Kitchen, Auditorium with Stage, Community Library, Lounge with Bar, Arts & Crafts, Billiards Hall, Gym & Sauna, Woodworking, Card RoomOutdoors enjoy Par 3 9-hole Golf Course, heated Resident Pool & Guest Pool, Lighted Shuffleboard, Tennis Courts, Soft Ball Field, Horseshoes, Pickleball, Bocci

ⓘ 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: $3,196 · $266/mo
• Projected year-2 tax: $3,196 · $266/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 5 d/yr ≥106°F today · 18 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: $22,479
• − Mortgage interest: −$12,318
• − Property taxes: −$3,196
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$6,397
• Taxable loss: −$4,128
• Est. tax savings @ 24.0%: +$991
• After-tax cash flow: $616/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

+25.7% since first listed

8 events — show timeline

• 2026-03-11 Listed $219,900 Beaches MLS
• 2022-04-22 Sold (Public Records) $190,000 Public Records
• 2022-03-18 Sold (MLS) $190,000 Beaches MLS
• 2022-02-02 Contingent — Beaches MLS
• 2022-02-01 Price Changed $180,000 Beaches MLS
• 2022-02-01 Relisted — Beaches MLS
• 2022-01-14 Contingent — Beaches MLS
• 2022-01-08 Listed $175,000 Beaches MLS

Property tax history

+30.9%/yr

Latest (2025): $3,196 · +0.3% YoY. Source: county tax records.