13827 S Indian River Dr #60 · Jensen Beach, FL 34957

$109,000

2 bd · 1.0 ba · 576 sqft · Manufactured public records · 167 Days on market

Built 1969 1,341 sqft lot $255/mo HOA · 13% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LAKE MANOR PARK - A CHARMING 55-Plus Community on the INDIAN RIVER hosts a WATERSIDE RECREATION PARK for residents. The community is centered around a tranquil lake for morning walks enjoying wildlife. The OCEAN BEACH, Great Restaurants, and Natical shopping are short 5-10 minutes away. This BUNGALOW HOME has many upgrades, EXCELLENTLY MAINTAINED. . UPDATED ROOF, ELECTRICAL PEDESTAL, SHUTTERS and more. .. Unit is located close to RAILROAD TRACKS. .. PERFECT for TRAIN ENTHUSIAST - Fun to watch - mostly active in the day-time. .. Community EXTRA PARKING LOT for RV/BOAT STORAGE AVAILABLE. Property Owners only - No Rentals allowed.

Key facts

• Tranquil lake
• Rv/boat storage
• 1,341 sq ft lot

Tags

• WATERSIDE RECREATION PARK
• TRANQUIL LAKE
• EXTRA COMMUNITY PARK LOT
• RV/BOAT STORAGE

Property features AI

Finance

• Financial info: Pets allowed (with number limit); Senior community; Community amenities include beach access, bocce court, clubhouse, dog park, fishing, non-gated community, pier, pool, shuffleboard, storage facilities, and trails/paths
• HOA & community: Has homeowners association; Association fee includes management, common area and grounds maintenance, pool(s), recreation facilities, reserve fund, sewer, trash, and water; Association fee applies

Exterior

• Parking: Attached carport; Driveway; 1 total parking space (1 covered)
• Security: Smoke detectors; Storm/security shutters
• Utilities: Cable available; Electricity available and connected; Phone available; Sewer available; Trash collection; Water available
• Home design: Manufactured home with aluminum and vinyl siding; Single-story; Faces southwest; Resale
• Construction: Manufactured construction; Aluminum siding; Vinyl siding
• Exterior features: Awning(s); Covered patio; Patio; Shed(s); Storm/security shutters; Smoke detector(s); Community pool

Interior

• Kitchen: Dryer; Dishwasher; Electric range; Icemaker; Microwave; Water softener; Water heater; Water purifier
• Bedrooms: 2 possible bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling (air conditioning)
• Interior features: Furnished; Built-in features; Closet cabinetry; Kitchen/dining combo; Tub with shower; Jalousie, metal, and single-hung windows with shutters
• Laundry & utility: Washer; Some electric appliances

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 4.1% in Jensen Beach — 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 70/100 on livability (#432 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B+; Watch: amenities F, commute 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.
• Market conditions: Rents rising (+1.0%/yr); 536 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% of the median local income ($70k/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 $754 of loan paydown is wiped out by about $3k 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 + 1.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $109k implies a 445% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.80% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.89%
• DSCR: 2.06
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.0% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.57×
• Total profit: $17,307
• Equity at exit: $16,252

10-year hold

• IRR: 21.6%
• Equity multiple: 2.65×
• Total profit: $50,214
• Equity at exit: $9,424

Cash invested: $30,520 (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 34957

• Rents YoY: 1.0%
• Active inventory: 536
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,966 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$73 /mo · $879/yr
• Insurance: −$45
• HOA: −$255
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $608

Break-even live

Break-even rent $1,197

Max offer price $109,000

Occupancy floor 64%

Sensitivity live

Price	-10% $669	-5% $638	+0% $608	+5% $577	+10% $546
Rent	-10% $452	-5% $530	+0% $608	+5% $685	+10% $763
Rate	-1.0pp $663	-0.5pp $635	base $608	+0.5pp $579	+1.0pp $551

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13825 S Indian River Dr Unit 13807 Jensen Beach, FL	1.0	1.0	500	$1,450	$2.90	14d	1	0.12mi
4220 NE Indian River Dr #5 Jensen Beach, FL	1.0	1.0	560	$1,800	$3.21	24d	1	0.77mi
1192 Nettles Blvd Jensen Beach, FL	2.0	1.0	489	$1,750	$3.58	24d	1	1.44mi
1161 Nettles Blvd Unit 1546132P Jensen Beach, FL	2.0	2.0	710	$4,838	$6.81	14d	1	1.48mi

HOA detail

• Monthly dues: $255 · $3,060/yr
• Likely covers: waterelectric

Listing history 21 events

1. 2026-06-18
   days on market $109,000 Active 167 DOM
2. 2026-06-17
   days on market $109,000 Active 166 DOM
3. 2026-06-16
   days on market $109,000 Active 165 DOM
4. 2026-06-15
   days on market $109,000 Active 164 DOM
5. 2026-06-14
   days on market $109,000 Active 162 DOM
6. 2026-06-13
   days on market $109,000 Active 161 DOM
7. 2026-06-10
   days on market $109,000 Active 159 DOM
8. 2026-06-09
   days on market $109,000 Active 158 DOM
9. 2026-06-08
   days on market $109,000 Active 157 DOM
10. 2026-06-07
    days on market $109,000 Active 156 DOM
11. 2026-06-05
    days on market $109,000 Active 153 DOM
12. 2026-06-03
    days on market $109,000 Active 152 DOM
13. 2026-06-02
    days on market $109,000 Active 151 DOM
14. 2026-06-01
    days on market $109,000 Active 150 DOM
15. 2026-05-31
    days on market $109,000 Active 149 DOM
16. 2026-05-30
    days on market $109,000 Active 148 DOM
17. 2026-03-22
    price $109,000
18. 2026-01-01
    listed $114,900 Active
19. 2013-09-21
    historical
20. 2008-02-09
    listed $49,900
21. 1991-04-19
    soldstatus $20,000

ⓘ 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: $879 · $73/mo
• Projected year-2 tax: $905 · $75/mo
• Expected delta: +$26/yr (+$2/mo · 2.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 59% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 21 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,588
• − Mortgage interest: −$6,106
• − Property taxes: −$879
• − Insurance: −$545
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − HOA: −$3,060
• − Depreciation: −$3,171
• Taxable income: $6,054
• Est. tax owed @ 24.0%: −$1,453
• After-tax cash flow: $5,839/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 — Jensen Beach

• Score: 70/100
• State rank: #432
• US rank: #7719

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Martin County · 165,223 people
• City population: 23,462
• Metro: Port St. Lucie, FL
• Population (ZIP): 23,462
• Household income: $70,403
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 946.0

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: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Two or more races 6% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% Tagalog/Filipino 1%

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: ▼ -319.66%
• Current HPI: 340.0172
• Rent YoY: ▲ 1.00%
• 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

+445.0% since first listed

5 events — show timeline

• 2026-03-22 Price Changed $109,000 MCRTC
• 2026-01-01 Listed $114,900 MCRTC
• 2013-09-21 Listing Removed — Beaches MLS
• 2008-02-09 Listed $49,900 Beaches MLS
• 1991-04-19 Sold (Public Records) $20,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $879 · +1.0% YoY. Source: county tax records.