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324 Mockingbird Ave
B Composite 74.28
Why this score? — see what drove the B 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 +30.0/30.0
  • ARV discount +15.0/15.0
  • 1% rule +10.0/10.0
  • DSCR +10.0/10.0
  • Rent growth +4.4/5.0
  • Livability +3.8/5.0
  • Schools +2.8/10.0
  • Appreciation +2.5/10.0
  • Condition / age +2.2/5.0
  • Manufactured-home adj. -6.5

$49,900

324 Mockingbird Ave · Fort Pierce, FL 34982
2 bd · 2.0 ba · 840 sqft · Manufactured · 187 Days on market
Manufactured home Built 1988 Fair condition $59/sqft · 24% below area Est $65k · 24% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Location! Location! Location! With this home backing up to the preserve and on the corner it gives you a lot of privacy and beautiful scenery. This 2 bedroom 2 bath home boasts wonderful shade trees and amazing morning sun. The air conditioner less than 1 year old and a brand new roof! The oversized Florida room is perfect for plants and entertaining! The front bedroom i is perfect for guests or home office. Enjoy your morning coffee in the dine-in kitchen or one of 3 outdoor areas that this home proudly boasts! Need parking? Enough driveway parking for 5+ cars!

Key facts

  • 5 parking spots
  • Built 1988
  • Listed 187 days

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2-bed/2.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

  • At list price, monthly cash flow is $660 ($8k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($1k rent vs $50k).
  • Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
  • Cap rate 22.2% vs local median 4.0% in Fort Pierce — 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 76/100 on livability (#226 in FL, #3,360 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, amenities F, employment 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: Weatherbee Elementary School (math 32% / reading 32%, grade F, #1,797 of 2,144 statewide, top 86%, 672 students, 90% FRL); Dan Mccarty Middle School (math 23% / reading 23%, grade F, #542 of 571 statewide, top 95%, 747 students, 88% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL) — zoned schools average 80% FRL vs 59% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
  • Zoned-school proficiency averages 28% at this address vs 44% district-wide (-16 pts) — the specific schools serving this property underperform the St. Lucie average; the district grade overstates school quality for this exact location.
  • Market conditions: Rents rising fast (+7.4%/yr); 473 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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.
  • At projected returns (-3.0% appreciation + 7.4% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

  • It's been on market 187 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

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 $43,912 (12.0% below list)

Questions for the listing agent

  1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
  2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
  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 D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
  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
2.55%
Cap rate
22.16%
Cash-on-cash
56.67%
DSCR
3.52
GRM
3.3

CMA / ARV

ARV (median comp)
$65,483
List price
$49,900
Delta
-23.80%
Verdict
UNDERPRICED
Comps
2 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
127 Lakes End Dr Unit C 0.84mi 1/1.5 (-1) 816 (-3%) 0mo $70,000 $86 53
2050 Oleander Blvd #8104 1.46mi 1/1.0 (-1) 840 (0%) 4mo $100,000 $119 52
319 Colony Ln Unit C 0.73mi 1/1.5 (-1) 816 (-3%) 3mo $105,000 $129 52
422 Sandpiper Dr 0.60mi 1/1.0 (-1) 772 (-8%) 3mo $63,750 $83 47
2302 Sunrise Blvd Unit 1-103 1.43mi 2/1.0 924 (+10%) 6mo $83,500 $90 40
2050 Oleander Blvd #11 1.46mi 2/2.0 1,040 (+24%) 3mo $114,900 $110 37
2050 Oleander Blvd Unit 2-206 1.45mi 2/1.5 1,014 (+21%) 3mo $97,500 $96 35
112 Lakes End Dr Unit B 0.57mi 1/1.5 (-1) 994 (+18%) 7mo $80,000 $80 35
2050 Oleander Blvd Unit 4-106 1.45mi 2/2.0 1,014 (+21%) 8mo $120,000 $118 34
602 Azalea Ave 0.79mi 2/1.0 955 (+14%) 6mo $240,000 $251 33
2606 Sunrise Boulevard Blvd 1.40mi 2/1.0 1,040 (+24%) 5mo $120,000 $115 32
119 Indian Hills Dr 1.01mi 2/1.0 992 (+18%) 7mo $160,000 $161 30

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 · 7.42% rent growth · sell at horizon

5-year hold
IRR
60.1%
Equity multiple
3.85×
Total profit
$39,868
Equity at exit
$7,440
10-year hold
IRR
66.3%
Equity multiple
9.26×
Total profit
$115,471
Equity at exit
$4,314

Cash invested: $13,972 (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.

Active competition Active MLS

For sale now
7 active · 1 under contract
Median asking
$59,000 ($91/sqft)
Median days on market
71 d
This list price
lowest-priced of the active set
ARV vs active asking
-14.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34982

Home prices YoY
-33.4%
Rents YoY
7.4%
Active inventory
473
Price-to-rent
3.3×

Monthly cashflow live

Estimated rent
$1,272 high interval (Pro) →
Mortgage (P&I)
$262
Tax est. 1.5%
$62 /mo · $748/yr
Insurance
$21
HOA
$0
Lot rent leased land?
$0
Vacancy / Maint / Mgmt
$267
Net cashflow
$660

Break-even live

Break-even rent $437
Max offer price $49,900
Occupancy floor 43%

Sensitivity live

Price -10% $694 -5% $677 +0% $660 +5% $643 +10% $625
Rent -10% $559 -5% $610 +0% $660 +5% $710 +10% $760
Rate -1.0pp $685 -0.5pp $673 base $660 +0.5pp $647 +1.0pp $634

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
$12,475
Closing costs
$1,497
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 34 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
3224 S US Highway 1 Fort Pierce, FL 1.0 1.0 750 $2,000 $2.67 5d 1 0.46mi
916 Savannas Point Dr Fort Pierce, FL 2.0 2.0 1120 $2,100 $1.88 109d 1 0.52mi
3261 S US Highway 1 Unit 1 Fort Pierce, FL 1.0 1.0 576 $1,050 $1.82 119d 1 0.64mi
605 Ixoria Ave Fort Pierce, FL 2.0 2.0 744 $1,450 $1.95 109d 2 0.67mi
605 Ixoria Ave #15 Fort Pierce, FL 2.0 2.0 744 $1,500 $2.02 119d 1 0.69mi
410 Palm Ave Apt B Fort Pierce, FL 2.0 1.0 800 $1,400 $1.75 109d 1 0.71mi
617 Ixoria Ave Fort Pierce, FL 2.0 2.0–2.5 744 $1,550 $2.08 5d 2 0.74mi
115 Maple Ave Fort Pierce, FL 3.0 1.0 1008 $1,999 $1.98 119d 1 0.74mi
322 Colony Ln Unit C Fort Pierce, FL 1.0 1.5 816 $1,375 $1.69 119d 1 0.74mi
617 Ixoria Ave Unit 2A Fort Pierce, FL 2.0 2.5 764 $1,500 $1.96 119d 1 0.75mi
3266 S 7th St Fort Pierce, FL 1.0 1.0 672 $1,400 $2.08 119d 1 0.75mi
2625 Heathcote Dr Unit 2647 Fort Pierce, FL 2.0 2.0 1000 $1,700 $1.70 116d 1 0.77mi
2625 Heathcote Dr Unit 2631 Fort Pierce, FL 2.0 2.0 1000 $1,750 $1.75 5d 1 0.77mi
2625 Heathcote Dr Unit 2623 Fort Pierce, FL 2.0 2.0 1000 $1,700 $1.70 119d 1 0.77mi
608 Palm Ave Apt B Fort Pierce, FL 1.0 1.0 900 $1,200 $1.33 5d 1 0.77mi
800 Kanner Dr Unit B Fort Pierce, FL 2.0 1.0 900 $1,550 $1.72 109d 1 0.85mi
802 N Lake Dr Unit B Fort Pierce, FL 2.0 1.0 1000 $1,550 $1.55 119d 1 0.90mi
3300 S 7th St Unit B Fort Pierce, FL 2.0 1.0 800 $1,595 $1.99 119d 1 0.91mi
815 King Orange Dr Fort Pierce, FL 2.0 1.0 754 $1,600 $2.12 1d 1 0.94mi
947 Fra Mar Pl Fort Pierce, FL 2.0 1.0 768 $1,700 $2.21 119d 1 1.18mi
2016 Golfview Ct Fort Pierce, FL 2.0 1.0 1055 $1,750 $1.66 119d 1 1.28mi
2050 Oleander Blvd Unit 703 Fort Pierce, FL 2.0 2.0 1014 $1,800 $1.78 119d 1 1.30mi
Fort Pierce, FL 2.0 1.0 924 $1,500 $1.62 5d 1 1.41mi
2302 Sunrise Blvd #209 Fort Pierce, FL 2.0 1.0 966 $1,550 $1.60 5d 1 1.42mi
2302 Sunrise Blvd #201 Fort Pierce, FL 2.0 1.0 966 $1,500 $1.55 119d 1 1.42mi
2302 Sunrise Blvd #105 Fort Pierce, FL 1.0 1.0 726 $1,100 $1.52 5d 1 1.42mi
2018 S 10th St Unit C Fort Pierce, FL 2.0 2.5 1120 $1,700 $1.52 5d 1 1.44mi
2015 Oleander Blvd Unit D Fort Pierce, FL 1.0 1.5 660 $1,475 $2.23 119d 1 1.45mi
2015 Oleander Blvd Unit D Fort Pierce, FL 1.0 1.5 660 $1,400 $2.12 5d 1 1.45mi
2050 Oleander Blvd Fort Pierce, FL 1.0–2.0 1.0–2.0 833 $2,350 $2.82 119d 4 1.46mi
2050 Oleander Blvd Fort Pierce, FL 1.0–2.0 1.0–2.0 833 $1,950 $2.34 5d 2 1.46mi
2016 S 10th St Unit A Fort Pierce, FL 2.0 2.5 1120 $1,595 $1.42 119d 1 1.46mi
2016 S 10th St Unit D Fort Pierce, FL 2.0 3.0 1120 $1,750 $1.56 3d 1 1.46mi
2011 Oleander Blvd Unit C Fort Pierce, FL 1.0 1.5 660 $1,400 $2.12 5d 1 1.48mi

Property features AI

Finance

HOA & community
Senior communityPets allowed (restrictions possible)

Exterior

Parking
Total 5 parking spacesAttached carport with 3 covered/carport spaces2 open parking spaces
Utilities
Public waterPublic sewerCable availableElectricity availableSewer availableWater available
Home design
Manufactured homeOne storyResale conditionFaces southwest
Construction
Aluminum sidingComposition roofBuilt as of prior construction (year not provided)
Exterior features
Covered patioScreened porchPatioPorchZero lot line

Interior

Kitchen
DishwasherElectric rangeMicrowave
Bedrooms
2 bedrooms on the main level
Flooring
CarpetLaminate
Bathrooms
2 full bathrooms (main level)
Heating & cooling
Central electric heatingCentral air conditioning (electric)
Interior features
Built-in featuresVaulted ceilingsSplit bedroom layoutNegotiable furnishing
Laundry & utility
Laundry closetExterior laundry access

Listing history 50 events

  1. 2026-09-23
    days on market $49,900 Active 187 DOM
  2. 2026-09-22
    days on market $49,900 Active 186 DOM
  3. 2026-09-21
    days on market $49,900 Active 185 DOM
  4. 2026-09-20
    days on market $49,900 Active 184 DOM
  5. 2026-09-19
    days on market $49,900 Active 183 DOM
  6. 2026-09-18
    days on market $49,900 Active 182 DOM
  7. 2026-09-17
    days on market $49,900 Active 181 DOM
  8. 2026-09-16
    days on market $49,900 Active 180 DOM
  9. 2026-09-15
    days on market $49,900 Active 179 DOM
  10. 2026-09-14
    days on market $49,900 Active 178 DOM
  11. 2026-09-13
    days on market $49,900 Active 177 DOM
  12. 2026-09-12
    days on market $49,900 Active 176 DOM
  13. 2026-09-11
    days on market $49,900 Active 175 DOM
  14. 2026-09-05
    days on market $49,900 Active 169 DOM
  15. 2026-09-04
    days on market $49,900 Active 168 DOM
  16. 2026-09-03
    days on market $49,900 Active 167 DOM
  17. 2026-08-31
    days on market $49,900 Active 164 DOM
  18. 2026-08-30
    days on market $49,900 Active 163 DOM
  19. 2026-08-29
    days on market $49,900 Active 162 DOM
  20. 2026-08-28
    days on market $49,900 Active 161 DOM
  21. 2026-08-27
    days on market $49,900 Active 160 DOM
  22. 2026-08-26
    days on market $49,900 Active 159 DOM
  23. 2026-08-25
    days on market $49,900 Active 158 DOM
  24. 2026-08-24
    days on market $49,900 Active 157 DOM
  25. 2026-08-23
    days on market $49,900 Active 156 DOM
  26. 2026-08-22
    days on market $49,900 Active 155 DOM
  27. 2026-08-21
    days on market $49,900 Active 154 DOM
  28. 2026-08-20
    days on market $49,900 Active 153 DOM
  29. 2026-08-19
    days on market $49,900 Active 152 DOM
  30. 2026-08-18
    days on market $49,900 Active 151 DOM
  31. 2026-08-17
    days on market $49,900 Active 150 DOM
  32. 2026-08-16
    days on market $49,900 Active 149 DOM
  33. 2026-08-15
    days on market $49,900 Active 148 DOM
  34. 2026-08-14
    days on market $49,900 Active 147 DOM
  35. 2026-08-13
    days on market $49,900 Active 146 DOM
  36. 2026-08-12
    days on market $49,900 Active 145 DOM
  37. 2026-08-11
    days on market $49,900 Active 144 DOM
  38. 2026-08-10
    days on market $49,900 Active 143 DOM
  39. 2026-08-09
    days on market $49,900 Active 142 DOM
  40. 2026-08-08
    days on market $49,900 Active 141 DOM
  41. 2026-08-07
    days on market $49,900 Active 140 DOM
  42. 2026-08-06
    days on market $49,900 Active 139 DOM
  43. 2026-08-05
    days on market $49,900 Active 138 DOM
  44. 2026-08-04
    days on market $49,900 Active 137 DOM
  45. 2026-08-03
    remarks 699-char remark
  46. 2026-08-03
    pricedays on market $49,900 Active 136 DOM
  47. 2026-07-31
    days on market $44,500 Active 133 DOM
  48. 2026-07-30
    days on market $44,500 Active 132 DOM
  49. 2026-07-29
    days on market $44,500 Active 131 DOM
  50. 2026-07-27
    days on market $44,500 Active 129 DOM

ⓘ 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 · 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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$15,261
− Mortgage interest
−$2,795
− Property taxes
−$748
− Insurance
−$250
− Repairs & maintenance
−$1,221
− Management
−$1,221
− Depreciation
−$1,452
Taxable income
$7,575
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$1,818
After-tax cash flow
$6,100/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

Fair 45/100 Cosmetic rehab Est. rehab $4,200–$12,600 screening

This manufactured home has a fair condition with some cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

  • Minor Exterior siding — Weathered appearance
  • Minor Carpeted flooring — Worn condition

Value-add opportunities

  • Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
  • Both Replace carpeted flooring — New flooring improves comfort and value
  • Both Clean and organize kitchen and bathroom — A clean and organized space is more appealing to potential buyers/renters

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Weatherbee Elementary School F FL #1,797/2,144 Nat'l #24,950/41,679 Middle Dan Mccarty Middle School F FL #542/571 Nat'l #11,007/14,009 High Fort Pierce Central High School F FL #441/667 Nat'l #10,947/17,239

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
B Composite livability gradescore 76/100

Livability — Fort Pierce

Score
76/100
State rank
#226
US rank
#3360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place
Fort Pierce, FL
County
Saint Lucie County · 338,016 people
City population
78,556
Metro
Port St. Lucie, FL
Population (ZIP)
31,143
Household income
$54,082
Rent vs Own
27.5% rent · 72.5% own
Severe rent burden
24% of renters

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
Majority White (62%)
Race & ethnicity
White 62% Hispanic / Latino 22% Two or more races 12% Black 12%
Hispanic origin (detail)
Mexican 10% Puerto Rican 3% Cuban 3%
Common ancestry
Italian 7% Hispanic 2% Lithuanian 1%
Foreign-born
12% · Canada
Languages at home
80% English-only · Spanish 16% French/Haitian/Cajun 3%

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

Price history

1 event — show timeline
  • 2026-03-16 Listed $49,500 Beaches MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…