86 El Camino Real · Port St. Lucie, FL 34952

$49,900

2 bd · 2.0 ba · 984 sqft · Manufactured · 90 Days on market

Built 1980 Est $40k · 24% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Double wide manufactured home with separate shed. Financing available and buyer have to be qualified thru Spanish Lakes. One buyer must be 55 or older. Great community with a private Golf course, 2 pools, tennis courts and 50 total activities to choose from. Perfect lifestyle for retires year round or seasonally. Minute to the beaches, shopping, hospitals, Boating and Fishing. Find your dream home at an affordable price. Photos available.

Key facts

• Tennis courts
• 2 pools
• 50 total activities

Tags

• DOUBLE WIDE MANUFACTURED HOME
• PRIVATE GOLF COURSE
• 2 POOLS
• TENNIS COURTS
• 50 TOTAL ACTIVITIES
• MINUTE TO THE BEACHES

Property features AI

Finance

• Other: Senior community; Association fee may include security, trash, recreation facility and pool service
• Financial info: Land lease in effect (monthly lease); Pets allowed with possible restrictions
• HOA & community: Has association; Monthly association fee for some amenities; Association offers fitness center, pool (including heated pool), sauna, tennis courts, pickleball, shuffleboard, putting green, jogging path, sidewalks, recreation facilities, management, laundry, parking, security, clubhouse facilities (game room, hobby room, kitchen facilities, library, lobby), manager on site, workshop area and more; Association named Spanish Lakes One (secondary association info present)

Exterior

• Parking: Three parking spaces total; Attached carport (1 covered carport space); Two open parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; 220 volts electric; Sewer and water available
• Home design: Manufactured home (double wide); One story; Resale; Faces south; Accessible entrance, doors, hallways and common living area
• Construction: Aluminum siding; Modular construction; Mobile home remains on site
• Exterior features: Flat roof; Mobile home; Shed(s); No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Kitchen island; Accessible kitchen and kitchen appliances
• Bedrooms: One main-level bedroom; Accessible bedroom
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms; Accessible full bath
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s); Reverse cycle cooling
• Interior features: Built-in features; Kitchen island; Walk-in closet(s); Partially furnished
• Laundry & utility: Laundry closet; Common area laundry; Electric water heater; Accessible washer/dryer

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 35.6% 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: Morningside Elementary School (math 71% / reading 68%, grade A-, #364 of 2,144 statewide, top 19%, 669 students, 63% FRL); Southport Middle School (math 43% / reading 49%, grade D+, #300 of 571 statewide, top 53%, 823 students, 68% 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); 639 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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 + 1.9% 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 90 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.97% ✓
• Cap rate: 35.64%
• Cash-on-cash: 104.81%
• DSCR: 5.66
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $40,344
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 El Camino Real	0.23mi	2/2.0	984 (0%)	1mo	$15,000	$15	88
66 Spanish Way	0.05mi	2/2.0	984 (0%)	14mo	$28,900	$29	86
46 Spanish Way	0.12mi	2/2.0	984 (0%)	13mo	$15,000	$15	84
23 Oro Grande Way	0.14mi	2/2.0	1,088 (+11%)	6mo	$45,000	$41	71
2975 Fiddlewood Cir	0.73mi	2/2.0	936 (-5%)	5mo	$207,500	$222	54
2999 Saltbush Ct	0.65mi	2/2.0	1,040 (+6%)	8mo	$176,000	$169	54
7912 Black Tern Dr	0.67mi	2/2.0	1,107 (+12%)	8mo	$120,500	$109	42
5 Espanola Ln	0.53mi	2/1.5	850 (-14%)	16mo	$33,000	$39	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: —
• Equity multiple: 5.83×
• Total profit: $67,539
• Equity at exit: $7,440

10-year hold

• IRR: —
• Equity multiple: 11.77×
• Total profit: $150,465
• 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.

Methodology + full state rankings →

ZIP-level market 34952

• Home prices YoY: -29.6%
• Rents YoY: 1.9%
• Active inventory: 639
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,981 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $1,220

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 33%

Sensitivity live

Price	-10% $1,255	-5% $1,238	+0% $1,220	+5% $1,203	+10% $1,186
Rent	-10% $1,064	-5% $1,142	+0% $1,220	+5% $1,299	+10% $1,377
Rate	-1.0pp $1,245	-0.5pp $1,233	base $1,220	+0.5pp $1,207	+1.0pp $1,194

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: —

Rent comps 7 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	15d	15	0.60mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	24d	1	1.22mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	15d	16	1.22mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	15d	7	1.37mi
13 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,375	$1.72	24d	1	1.45mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	15d	1	1.47mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	15d	6	1.49mi

Listing history 31 events

1. 2026-06-18
   days on market $49,900 Active 90 DOM
2. 2026-06-17
   days on market $49,900 Active 89 DOM
3. 2026-06-16
   days on market $49,900 Active 88 DOM
4. 2026-06-15
   days on market $49,900 Active 87 DOM
5. 2026-06-14
   days on market $49,900 Active 85 DOM
6. 2026-06-13
   days on market $49,900 Active 84 DOM
7. 2026-06-10
   days on market $49,900 Active 82 DOM
8. 2026-06-09
   days on market $49,900 Active 81 DOM
9. 2026-06-08
   days on market $49,900 Active 80 DOM
10. 2026-06-07
    days on market $49,900 Active 79 DOM
11. 2026-06-05
    days on market $49,900 Active 76 DOM
12. 2026-06-03
    days on market $49,900 Active 75 DOM
13. 2026-06-02
    days on market $49,900 Active 74 DOM
14. 2026-06-01
    days on market $49,900 Active 73 DOM
15. 2026-05-31
    days on market $49,900 Active 72 DOM
16. 2026-05-30
    days on market $49,900 Active 71 DOM
17. 2026-03-18
    listed $49,900 Active
18. 2025-10-07
    historical
19. 2024-12-11
    historical
20. 2024-12-11
    listed $49,900 Active
21. 2024-11-16
    price $49,900
22. 2024-09-03
    historical
23. 2024-09-03
    listed $50,000 Active
24. 2024-06-14
    historical
25. 2024-06-14
    listed $50,000 Active
26. 2024-06-11
    price $50,000
27. 2024-04-08
    price $69,900
28. 2024-04-08
    price $60,000
29. 2024-03-16
    listed $69,900 Active
30. 2014-06-25
    historical
31. 2014-03-15
    listed $12,500

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 6 d/yr ≥106°F today · 20 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: $23,775
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − Depreciation: −$1,452
• Taxable income: $14,726
• Est. tax owed @ 24.0%: −$3,534
• After-tax cash flow: $11,110/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

+299.2% since first listed

15 events — show timeline

• 2026-03-18 Listed $49,900 Beaches MLS
• 2025-10-07 Listing Removed — Beaches MLS
• 2024-12-11 Listed $49,900 Beaches MLS
• 2024-12-11 Listing Removed — Beaches MLS
• 2024-11-16 Price Changed $49,900 Beaches MLS
• 2024-09-03 Listed $50,000 Beaches MLS
• 2024-09-03 Listing Removed — Beaches MLS
• 2024-06-14 Listed $50,000 Beaches MLS
• 2024-06-14 Listing Removed — Beaches MLS
• 2024-06-11 Price Changed $50,000 Beaches MLS
• 2024-04-08 Price Changed $69,900 Beaches MLS
• 2024-04-08 Price Changed $60,000 Beaches MLS
• 2024-03-16 Listed $69,900 Beaches MLS
• 2014-06-25 Listing Removed — Beaches MLS
• 2014-03-15 Listed $12,500 Beaches MLS