8204 W Bitterbush Ln · Port St. Lucie, FL 34952

$155,900

2 bd · 2.0 ba · 936 sqft · Manufactured public records · 33 Days on market

Built 1985 5,139 sqft lot Est $124k · 25% over $338/mo HOA · 18% of rent

---

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 +19.0/30.0
• 1% rule +7.2/10.0
• DSCR +6.0/10.0
• Schools +3.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

LAND OWNED! Spectacular turn key home in desirable Savanna Club awaits you! 2 Bedroom 2 Bath home offers generous storage, a huge golf cart shed, and large welcoming carport area for relaxing and entertaining. Light, bright, and cheery this home offers ample sunlight and an open floor plan that is perfect for family gatherings. A large lanai has full windows with new shades for privacy and sun protection, small A/C unit on lanai. Washer Dryer is included along with new kitchen appliances. Home has sprinkler system. new floors and 3/4" subflooring, recent vapor Barrier inspection, and updated bathrooms that are guest worthy. A jewel of a home in quiet setting minutes from shopping and 3

Key facts

• New floors
• Large lanai
• Large carport area

Tags

• GOLF CART SHED
• LARGE CARPORT AREA
• LARGE LANAI
• NEW KITCHEN APPLIANCES
• SPRINKLER SYSTEM
• NEW FLOORS

Property features AI

Finance

• Other: Located in a senior community; Pets allowed with restrictions and limits
• Financial info: Not a land lease property
• HOA & community: Has association with monthly fee (includes cable TV, internet, common areas, recreation facilities); Association amenities include pool, heated pool, spa/hot tub, clubhouse, fitness center, tennis courts, pickleball, shuffleboard, basketball court, bocce ball, billiard/game rooms, cafe/restaurant, library, community room, kitchen facilities, internet included

Exterior

• Parking: 2 total parking spaces; Attached carport (1 covered space); Driveway and open parking
• Utilities: Public water; Private sewer; Three-phase electric; Cable connected; Phone available; Water connected
• Home design: Manufactured home; One story; Resale condition; Faces west
• Construction: Modular construction; Shingle/composition roof; Built as a manufactured home
• Exterior features: Interior lot; Not waterfront; Composition/shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling; Ceiling fans
• Interior features: Built-in features; Stacked bedroom layout
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $156k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $151k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 D — 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.
• Market conditions: Rents rising (+1.9%/yr); 639 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 37% 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 $1k of loan paydown is wiped out by about $5k 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 33 days — a 3% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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 $112k; 39% 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 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,223 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.22% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $124,488
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2975 Fiddlewood Cir	0.29mi	2/2.0	936 (0%)	5mo	$207,500	$222	82
4 Angelita	0.38mi	2/2.0	950 (+2%)	15mo	$38,000	$40	68
3 W Caribbean	0.48mi	2/2.0	950 (+2%)	21mo	$15,000	$16	57
2999 Saltbush Ct	0.38mi	2/2.0	1,040 (+11%)	8mo	$176,000	$169	57
8506 Redbay Ct	0.53mi	2/2.0	1,036 (+11%)	6mo	$193,000	$186	52
66 Spanish Way	0.64mi	2/2.0	984 (+5%)	14mo	$28,900	$29	50
46 Spanish Way	0.68mi	2/2.0	984 (+5%)	13mo	$15,000	$15	49
8513 Redbay Ct	0.50mi	2/2.0	1,040 (+11%)	21mo	$138,000	$133	40

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: -10.7%
• Equity multiple: 0.62×
• Total profit: $-16,755
• Equity at exit: $23,245

10-year hold

• IRR: -3.1%
• Equity multiple: 0.80×
• Total profit: $-8,690
• Equity at exit: $13,479

Cash invested: $43,652 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$818
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$65
• HOA: −$338
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $163

Break-even live

Break-even rent $1,699

Max offer price $155,900

Occupancy floor 86%

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: $38,975
• Closing costs: $4,677
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	13d	15	0.29mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	13d	7	0.68mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	13d	6	0.79mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	23d	1	0.86mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	23d	1	1.03mi
1455 SE Colchester Cir Port Saint Lucie, FL	2.0	2.0	921	$1,795	$1.95	13d	1	1.07mi
1516 SE Royal Green Cir #202 Port St Lucie, FL	3.0	2.0	921	$2,100	$2.28	23d	1	1.21mi
1503 SE Royal Green Cir Unit V104 Port St. Lucie, FL	2.0	2.0	865	$1,750	$2.02	23d	1	1.22mi
1520 SE Royal Green Cir Unit K-203 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	23d	1	1.23mi
1524 SE Royal Green Cir Unit Q102 Port St. Lucie, FL	2.0	2.0	865	$1,800	$2.08	13d	1	1.26mi
1550 SE Royal Green Cir Port St. Lucie, FL	2.0	2.0	782	$1,850	$2.37	13d	1	1.27mi
1565 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,595	$2.26	13d	1	1.27mi
1562 SE Royal Green Cir Unit T-204 Port St. Lucie, FL	2.0	2.0	782	$1,900	$2.43	23d	1	1.28mi
1566 SE Royal Green Cir #203 Port St Lucie, FL	2.0	2.0	782	$2,000	$2.56	13d	1	1.34mi
1537 SE Royal Green Cir Unit E204 Port St. Lucie, FL	2.0	2.0	886	$1,750	$1.98	13d	1	1.37mi
1536 SE Royal Green Cir #101 Port St Lucie, FL	2.0	2.0	782	$1,750	$2.24	23d	1	1.41mi
1550 SE Royal Green Cir Unit P-203 Port St. Lucie, FL	2.0	2.0	782	$1,750	$2.24	23d	1	1.43mi
1500 SE Tiffany Club Pl Port Saint Lucie, FL	1.0–3.0	1.0–2.0	895	$1,922	$2.15	13d	7	1.43mi
1548 SE Royal Green Cir Unit M-103 Port St. Lucie, FL	2.0	2.0	886	$1,800	$2.03	23d	1	1.45mi
1548 SE Royal Green Cir #108 Port St Lucie, FL	1.0	1.0	705	$1,650	$2.34	13d	1	1.46mi

HOA detail

• Monthly dues: $338 · $4,056/yr

Listing history 24 events

1. 2026-05-20
   status Pending
2. 2026-05-08
   historical Active Under Contract
3. 2026-04-18
   status Active
4. 2026-04-18
   historical Active Under Contract
5. 2026-04-17
   listed $155,900 Active
6. 2026-04-10
   historical
7. 2026-03-20
   price $157,000
8. 2026-02-05
   price $169,900
9. 2025-09-23
   listed $179,900 Active
10. 2025-09-19
    historical
11. 2025-03-18
    listed $220,000 Active
12. 2021-02-12
    soldstatus $112,000 Closed
13. 2021-02-12
    soldstatus $112,000
14. 2021-02-02
    historical Contingent
15. 2020-11-25
    listed $119,900 Active
16. 2011-04-19
    soldstatus $69,000
17. 2011-04-07
    soldstatus $69,000
18. 2011-03-26
    historical
19. 2010-10-28
    listed $69,000
20. 2010-05-03
    soldstatus $56,000
21. 2010-04-28
    soldstatus $56,000
22. 2010-04-01
    historical
23. 2008-06-01
    listed $69,000
24. 1992-02-22
    soldstatus $52,000

ⓘ 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: $1,460 · $122/mo
• Projected year-2 tax: $1,460 · $122/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 3/10 Moderate
• 🌡 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: $22,859
• − Mortgage interest: −$8,733
• − Property taxes: −$1,460
• − Insurance: −$780
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − HOA: −$4,056
• − Depreciation: −$4,535
• Taxable loss: −$362
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $2,040/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 — Port St. Lucie

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

Census & demographics

• 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

+199.8% since first listed

24 events — show timeline

• 2026-05-20 Pending — Beaches MLS
• 2026-05-08 Contingent — Beaches MLS
• 2026-04-18 Relisted — Beaches MLS
• 2026-04-18 Contingent — Beaches MLS
• 2026-04-17 Listed $155,900 Beaches MLS
• 2026-04-10 Listing Removed — Beaches MLS
• 2026-03-20 Price Changed $157,000 Beaches MLS
• 2026-02-05 Price Changed $169,900 Beaches MLS
• 2025-09-23 Listed $179,900 Beaches MLS
• 2025-09-19 Listing Removed — Beaches MLS
• 2025-03-18 Listed $220,000 Beaches MLS
• 2021-02-12 Sold (Public Records) $112,000 Public Records
• 2021-02-12 Sold (MLS) $112,000 Beaches MLS
• 2021-02-02 Contingent — Beaches MLS
• 2020-11-25 Listed $119,900 Beaches MLS
• 2011-04-19 Sold (Public Records) $69,000 Public Records
• 2011-04-07 Sold (MLS) $69,000 Beaches MLS
• 2011-03-26 Listing Removed — Beaches MLS
• 2010-10-28 Listed $69,000 Beaches MLS
• 2010-05-03 Sold (Public Records) $56,000 Public Records
• 2010-04-28 Sold (MLS) $56,000 Beaches MLS
• 2010-04-01 Listing Removed — Beaches MLS
• 2008-06-01 Listed $69,000 Beaches MLS
• 1992-02-22 Sold (Public Records) $52,000 Public Records

Property tax history

+24.0%/yr

Latest (2025): $1,460 · +4.7% YoY. Source: county tax records.