3 Los Gatos Ln · Port St. Lucie, FL 34952

$179,999

3 bd · 2.0 ba · 1,463 sqft · SingleFamily public records · 161 Days on market

Built 2018 Est $215k · 16% under

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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 +28.7/30.0
• ARV discount +14.8/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Schools +3.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spanish Lakes One is an Active 55+ Community. We offer Guaranteed Lifetime lot rent on all new CBS homes, with No HOA fees. We have over 10,000 residents living in our communities. Included in your lot rent all amenities are free; golf, heated pools, huge clubhouse and tennis! Our objective is to provide homeowners with the highest quality concrete-block home, at the most affordable price, including a metal roof, stainless steel appliances, granite counter-tops & cherry wood cabinets. We offer unique in-house financing & no-prepayment penalties, no points, no application fee, no survey, no appraisal fee, no title insurance, no Private Mortgage Insurance and no origination fee. ALL houses offered are brand new, don't miss out on these unbelievable prices. Start your new lifestyle now!

Key facts

• Metal roof
• Open concept
• H20 purify system

Tags

• CONCRETE BLOCK CONSTRUCTION
• IMPACT WINDOWS
• METAL ROOF
• KEYPAD ENTRY
• OPEN CONCEPT
• H20 PURIFY SYSTEM

Property features AI

Finance

• Financial info: Pets allowed; Property is in a senior community
• HOA & community: Has association; Association amenities include: clubhouse, fitness center, pool, spa/hot tub, sauna, tennis courts, pickleball courts, bocce ball, shuffleboard court, golf course, dog park, bocce ball, billiard room, library, community room, workshop area, manager on site; Association fee covers grounds maintenance, security, trash, common areas, and golf

Exterior

• Parking: Attached garage with garage door opener (1 covered space); 2 additional open parking spaces
• Security: Fire alarm; Security patrol
• Utilities: Public water; Septic tank sewer; Three-phase electric service; Cable available
• Home design: Single family residence; Resale property; Single-story; Faces east
• Construction: Block/Concrete/CBS construction; Metal roof with wood truss/rafter
• Exterior features: Patio; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Owned water purifier; Owned water softener
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Electric central heating (individual system); Central electric air conditioning
• Interior features: Cathedral and vaulted ceilings; Entrance foyer; Walk-in closet(s); Split bedroom layout; Pull-down attic stairs; Watt Wise (legacy energy feature); Blinds
• Laundry & utility: Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 B — 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 42% 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $150k; 20% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.21% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.30%
• DSCR: 1.64
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $215,061
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 El Camino Real	0.10mi	2/2.0 (-1)	1,462 (-0%)	1mo	$259,000	$177	89
9 Kachina Ln	0.11mi	2/2.0 (-1)	1,462 (-0%)	2mo	$259,000	$177	88
45 Florida Way	0.35mi	2/2.0 (-1)	1,451 (-1%)	2mo	$165,000	$114	76
11 Nogales Way	0.25mi	2/2.0 (-1)	1,451 (-1%)	15mo	$205,000	$141	70
39 SE Flamenco Way	0.28mi	2/2.0 (-1)	1,357 (-7%)	6mo	$200,000	$147	65
45 Huarte Way	0.21mi	2/2.0 (-1)	1,319 (-10%)	13mo	$142,000	$108	58
8 Golf Dr	0.56mi	2/2.0 (-1)	1,427 (-2%)	13mo	$160,000	$112	54
8241 Maidencane Pl	0.35mi	3/2.0	1,656 (+13%)	12mo	$360,000	$217	52

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: 3.5%
• Equity multiple: 1.13×
• Total profit: $6,690
• Equity at exit: $26,838

10-year hold

• IRR: 12.0%
• Equity multiple: 1.90×
• Total profit: $45,495
• Equity at exit: $15,563

Cash invested: $50,400 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,176 high
• Mortgage (P&I): −$944
• Tax from tax record: −$100 /mo · $1,195/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $600

Break-even live

Break-even rent $1,416

Max offer price $179,999

Occupancy floor 67%

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: $45,000
• Closing costs: $5,400
• 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	14d	15	0.46mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	23d	1	1.14mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	23d	1	1.21mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	14d	7	1.24mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$2,212	$2.16	14d	16	1.27mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	14d	6	1.39mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	14d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $179,999 Active 161 DOM
2. 2026-06-17
   days on market $179,999 Active 160 DOM
3. 2026-06-16
   days on market $179,999 Active 159 DOM
4. 2026-06-15
   days on market $179,999 Active 158 DOM
5. 2026-06-14
   days on market $179,999 Active 156 DOM
6. 2026-06-13
   days on market $179,999 Active 155 DOM
7. 2026-06-10
   days on market $179,999 Active 153 DOM
8. 2026-06-09
   days on market $179,999 Active 152 DOM
9. 2026-06-08
   days on market $179,999 Active 151 DOM
10. 2026-06-07
    days on market $179,999 Active 150 DOM
11. 2026-06-05
    days on market $179,999 Active 147 DOM
12. 2026-06-03
    days on market $179,999 Active 146 DOM
13. 2026-06-02
    days on market $179,999 Active 145 DOM
14. 2026-06-01
    days on market $179,999 Active 144 DOM
15. 2026-05-31
    days on market $179,999 Active 143 DOM
16. 2026-05-30
    days on market $179,999 Active 142 DOM
17. 2026-05-15
    price $179,999
18. 2026-01-08
    listed $185,000 Active
19. 2019-10-01
    soldstatus $150,000 Closed 802-char remark

    Show marketing remark (802 chars)

    Spanish Lakes One is an Active 55+ Community. We offer Guaranteed Lifetime lot rent on all new CBS homes, with No HOA fees. We have over 10,000 residents living in our communities. Included in your lot rent all amenities are free; golf, heated pools, huge clubhouse and tennis! Our objective is to provide homeowners with the highest quality concrete-block home, at the most affordable price, including a metal roof, stainless steel appliances, granite counter-tops & cherry wood cabinets. We offer unique in-house financing & no-prepayment penalties, no points, no application fee, no survey, no appraisal fee, no title insurance, no Private Mortgage Insurance and no origination fee. ALL houses offered are brand new, don't miss out on these unbelievable prices. Start your new lifestyle now!

20. 2019-07-24
    status Pending 802-char remark

    Show marketing remark (802 chars)

    Spanish Lakes One is an Active 55+ Community. We offer Guaranteed Lifetime lot rent on all new CBS homes, with No HOA fees. We have over 10,000 residents living in our communities. Included in your lot rent all amenities are free; golf, heated pools, huge clubhouse and tennis! Our objective is to provide homeowners with the highest quality concrete-block home, at the most affordable price, including a metal roof, stainless steel appliances, granite counter-tops & cherry wood cabinets. We offer unique in-house financing & no-prepayment penalties, no points, no application fee, no survey, no appraisal fee, no title insurance, no Private Mortgage Insurance and no origination fee. ALL houses offered are brand new, don't miss out on these unbelievable prices. Start your new lifestyle now!

21. 2019-02-20
    price $150,000 802-char remark

    Show marketing remark (802 chars)

    Spanish Lakes One is an Active 55+ Community. We offer Guaranteed Lifetime lot rent on all new CBS homes, with No HOA fees. We have over 10,000 residents living in our communities. Included in your lot rent all amenities are free; golf, heated pools, huge clubhouse and tennis! Our objective is to provide homeowners with the highest quality concrete-block home, at the most affordable price, including a metal roof, stainless steel appliances, granite counter-tops & cherry wood cabinets. We offer unique in-house financing & no-prepayment penalties, no points, no application fee, no survey, no appraisal fee, no title insurance, no Private Mortgage Insurance and no origination fee. ALL houses offered are brand new, don't miss out on these unbelievable prices. Start your new lifestyle now!

22. 2018-11-26
    price $140,000 802-char remark

    Show marketing remark (802 chars)

    Spanish Lakes One is an Active 55+ Community. We offer Guaranteed Lifetime lot rent on all new CBS homes, with No HOA fees. We have over 10,000 residents living in our communities. Included in your lot rent all amenities are free; golf, heated pools, huge clubhouse and tennis! Our objective is to provide homeowners with the highest quality concrete-block home, at the most affordable price, including a metal roof, stainless steel appliances, granite counter-tops & cherry wood cabinets. We offer unique in-house financing & no-prepayment penalties, no points, no application fee, no survey, no appraisal fee, no title insurance, no Private Mortgage Insurance and no origination fee. ALL houses offered are brand new, don't miss out on these unbelievable prices. Start your new lifestyle now!

23. 2018-11-13
    listed $145,000 Active 802-char remark

    Show marketing remark (802 chars)

    Spanish Lakes One is an Active 55+ Community. We offer Guaranteed Lifetime lot rent on all new CBS homes, with No HOA fees. We have over 10,000 residents living in our communities. Included in your lot rent all amenities are free; golf, heated pools, huge clubhouse and tennis! Our objective is to provide homeowners with the highest quality concrete-block home, at the most affordable price, including a metal roof, stainless steel appliances, granite counter-tops & cherry wood cabinets. We offer unique in-house financing & no-prepayment penalties, no points, no application fee, no survey, no appraisal fee, no title insurance, no Private Mortgage Insurance and no origination fee. ALL houses offered are brand new, don't miss out on these unbelievable prices. Start your new lifestyle now!

ⓘ 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: $1,195 · $100/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$299/yr (+$25/mo · 25.0%)

ⓘ 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 7 d/yr ≥106°F today · 22 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: $26,110
• − Mortgage interest: −$10,083
• − Property taxes: −$1,195
• − Insurance: −$900
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − Depreciation: −$5,236
• Taxable income: $4,519
• Est. tax owed @ 24.0%: −$1,085
• After-tax cash flow: $6,121/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

+24.1% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $179,999 Beaches MLS
• 2026-01-08 Listed $185,000 Beaches MLS
• 2019-10-01 Sold (MLS) $150,000 Beaches MLS
• 2019-07-24 Pending — Beaches MLS
• 2019-02-20 Price Changed $150,000 Beaches MLS
• 2018-11-26 Price Changed $140,000 Beaches MLS
• 2018-11-13 Listed $145,000 Beaches MLS

Property tax history

+3.0%/yr

Latest (2025): $1,195 · +4.3% YoY. Source: county tax records.