8002 Citrus Park Blvd · Lakewood Park, FL 34951

$179,500

2 bd · 2.0 ba · 1,053 sqft · SingleFamily public records · 8 Days on market

Built 1990 9,750 sqft lot Est $250k · 28% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.1/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, redone home, great upgrades all over the house, new paint outside and inside, new appliances. Moving ready. Must see!!

Key facts

• Walk-in closets
• Recessed lighting
• Granite countertops

Tags

• LAMINATE WOOD FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• RECESSED LIGHTING
• WALK-IN CLOSETS
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached 1-car garage; Total 3 parking spaces; 1 covered parking space
• Utilities: Well water; Septic tank; Electricity connected
• Home design: Single family residence; One story; Resale property; Faces south
• Construction: Concrete block with stucco exterior; Shingle roof; 1,497 total building area
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bedroom layout is stacked

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 9.8% vs local median 5.6% in Lakewood Park — 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 63/100 on livability (#719 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; 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.
• Zoned schools: Manatee Academy K-8 (math 53% / reading 51%, grade C-, #990 of 2,144 statewide, top 48%, 1,664 students, 65% FRL); Southern Oaks Middle School (math 39% / reading 43%, grade F, #353 of 571 statewide, top 63%, 894 students, 76% FRL); Fort Pierce Central High School (math 15% / reading 45%, grade F, #441 of 667 statewide, top 67%, 3,091 students, 62% FRL).
• Market conditions: 296 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 41% of the median local income ($63k/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 + 3.0% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 25y 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 $136k; 32% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $249,561
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6506 Kings Hwy	0.50mi	2/2.0	1,074 (+2%)	11mo	$244,000	$227	64
8206 Bayard Rd	0.41mi	2/1.0	1,130 (+7%)	10mo	$215,000	$190	56
7902 Holopaw Ave	0.70mi	2/2.0	1,008 (-4%)	6mo	$210,000	$208	55
8104 Santa Clara Blvd	0.11mi	3/2.0 (+1)	1,200 (+14%)	14mo	$300,000	$250	55
1746 25th St SW	0.48mi	3/2.0 (+1)	996 (-5%)	13mo	$240,000	$241	52
2375 16th Ave SW	0.61mi	2/1.5	912 (-13%)	2mo	$250,000	$274	46
7103 Fort Walton Ave	0.62mi	2/2.0	1,160 (+10%)	12mo	$275,000	$237	45
7908 Kenwood Rd	0.50mi	3/2.0 (+1)	1,140 (+8%)	17mo	$300,000	$263	44
6904 Belleair Ave	0.74mi	2/2.0	1,096 (+4%)	24mo	$235,000	$214	39
1355 23rd Pl SW	0.71mi	3/2.0 (+1)	1,188 (+13%)	3mo	$170,000	$143	38
1445 23rd St SW	0.74mi	2/2.0	1,000 (-5%)	23mo	$315,000	$315	38
1465 24th Pl SW	0.57mi	3/2.0 (+1)	1,176 (+12%)	15mo	$260,000	$221	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $4,541
• Equity at exit: $26,764

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $47,250
• Equity at exit: $15,520

Cash invested: $50,260 (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 34951

• Home prices YoY: -23.6%
• Active inventory: 296
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,167 high
• Mortgage (P&I): −$941
• Tax from tax record: −$168 /mo · $2,014/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $528

Break-even live

Break-even rent $1,499

Max offer price $179,500

Occupancy floor 71%

Sensitivity live

Price	-10% $630	-5% $579	+0% $528	+5% $477	+10% $426
Rent	-10% $357	-5% $442	+0% $528	+5% $614	+10% $699
Rate	-1.0pp $618	-0.5pp $574	base $528	+0.5pp $482	+1.0pp $434

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7503 Paso Robles Blvd Fort Pierce, FL	3.0	2.0	1260	$2,000	$1.59	25d	1	0.36mi
7500 Pensacola Rd Fort Pierce, FL	3.0	2.0	1125	$2,150	$1.91	15d	1	0.40mi
7403 Winter Garden Pkwy Fort Pierce, FL	3.0	2.0	1372	$2,200	$1.60	22d	1	0.75mi
6906 Ocala Ave Fort Pierce, FL	3.0	2.0	1175	$1,955	$1.66	15d	1	0.80mi
985 23rd Pl SW Vero Beach, FL	3.0	2.0	1176	$2,200	$1.87	22d	1	0.99mi
2450 8th Ave SW Vero Beach, FL	3.0	2.0	1388	$2,100	$1.51	22d	1	1.14mi

Listing history 23 events

1. 2026-05-15
   status Pending
2. 2026-05-07
   listed $179,500 Active
3. 2017-02-14
   soldstatus $136,000 Closed 129-char remark

   Show marketing remark (129 chars)

   Beautiful, redone home, great upgrades all over the house, new paint outside and inside, new appliances. Moving ready. Must see!!

4. 2017-02-14
   soldstatus $136,000

   Show marketing remark (129 chars)

   Beautiful, redone home, great upgrades all over the house, new paint outside and inside, new appliances. Moving ready. Must see!!

5. 2016-12-30
   status Pending 129-char remark

   Show marketing remark (129 chars)

   Beautiful, redone home, great upgrades all over the house, new paint outside and inside, new appliances. Moving ready. Must see!!

6. 2016-12-09
   listed $140,000 Active 129-char remark

   Show marketing remark (129 chars)

   Beautiful, redone home, great upgrades all over the house, new paint outside and inside, new appliances. Moving ready. Must see!!

7. 2016-10-26
   soldstatus $76,000
8. 2016-10-18
   soldstatus $76,000 Closed
9. 2016-09-12
   status Pending
10. 2016-09-07
    status Active
11. 2016-08-31
    status Pending
12. 2016-08-12
    price $79,800
13. 2016-08-04
    status Active
14. 2016-08-03
    historical
15. 2016-08-02
    price $95,000
16. 2016-08-02
    listed $75,000 Active
17. 2013-09-21
    historical
18. 2008-12-18
    listed $129,999
19. 2001-08-30
    soldstatus $66,200
20. 2001-08-24
    soldstatus $66,200
21. 2001-08-17
    historical
22. 2001-05-18
    listed $64,900
23. 1998-06-12
    soldstatus $54,000

ⓘ 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: $2,014 · $168/mo
• Projected year-2 tax: $2,014 · $168/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 2/10 Low FEMA zone X (unshaded) · 6% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,004
• − Mortgage interest: −$10,055
• − Property taxes: −$2,014
• − Insurance: −$898
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − Depreciation: −$5,222
• Taxable income: $3,656
• Est. tax owed @ 24.0%: −$877
• After-tax cash flow: $5,459/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 — Lakewood Park

• Score: 63/100
• State rank: #719
• US rank: #15407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakewood Park, FL
• County: Saint Lucie County · 337,150 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 17,148
• Household income: $63,122
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 140.0

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 (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 3% Vietnamese 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: ▼ -106.06%
• Current HPI: 343.1376
• Rent YoY: —
• 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

+232.4% since first listed

23 events — show timeline

• 2026-05-15 Pending — Beaches MLS
• 2026-05-07 Listed $179,500 Beaches MLS
• 2017-02-14 Sold (Public Records) $136,000 Public Records
• 2017-02-14 Sold (MLS) $136,000 Beaches MLS
• 2016-12-30 Pending — Beaches MLS
• 2016-12-09 Listed $140,000 Beaches MLS
• 2016-10-26 Sold (Public Records) $76,000 Public Records
• 2016-10-18 Sold (MLS) $76,000 Beaches MLS
• 2016-09-12 Pending — Beaches MLS
• 2016-09-07 Relisted — Beaches MLS
• 2016-08-31 Pending — Beaches MLS
• 2016-08-12 Price Changed $79,800 Beaches MLS
• 2016-08-04 Relisted — Beaches MLS
• 2016-08-03 Listing Removed — Beaches MLS
• 2016-08-02 Price Changed $95,000 Beaches MLS
• 2016-08-02 Listed $75,000 Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2008-12-18 Listed $129,999 Beaches MLS
• 2001-08-30 Sold (Public Records) $66,200 Public Records
• 2001-08-24 Sold (MLS) $66,200 Beaches MLS
• 2001-08-17 Listing Removed — Beaches MLS
• 2001-05-18 Listed $64,900 Beaches MLS
• 1998-06-12 Sold (Public Records) $54,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,014 · +7.9% YoY. Source: county tax records.