8032 Meadowlark Ln · Port St. Lucie, FL 34952

$175,000

2 bd · 2.0 ba · 1,551 sqft · Manufactured public records · 119 Days on market

Built 2000 Est $174k · at est. $310/mo HOA · 15% of rent

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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 +20.3/30.0
• ARV discount +7.2/15.0
• 1% rule +6.7/10.0
• DSCR +6.5/10.0
• 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

Lakefront Islander III model offering 2 bedrooms, 2 baths + den/office with french doors. Home has recent updates throughout including 2019 roof, wood laminate floors, new paint, new stainless appliances and move in ready! All measurements approximate, buyer to ver

Key facts

• Elegant french doors
• Versatile den
• Granite countertops

Tags

• LAKESIDE WATER VIEWS
• UPDATED ISLAND KITCHEN
• GRANITE COUNTERTOPS
• OPEN INVITING FLOOR PLAN
• VERSATILE DEN
• ELEGANT FRENCH DOORS

Property features AI

Finance

• Other: Located in a senior community
• Financial info: Land lease required (monthly); Pets allowed with possible restrictions (breed/number limits)
• HOA & community: Community association (SCHOA) with monthly fee; Association amenities include clubhouse, pool, fitness center, spa/hot tub, sauna, tennis and pickleball courts, bocce, shuffleboard, putting green, golf course access, jogging path, cafe/restaurant, library, billiard room, community room, internet included, and recreation facilities

Exterior

• Parking: 2 total parking spaces; Attached carport (1 covered space); Driveway; Decorative parking; Open parking available
• Security: Gated community (no guard); Security patrol
• Utilities: Public water; Public sewer; 200+ amp electric service; Cable available; Underground utilities; Sewer available; Water available
• Home design: Manufactured home (double wide); One story; Resale condition; Faces north; East of US-1; Waterfront
• Construction: Pre-fab construction; Shingle roof; Pillar/post/pier foundation; Mobile home remains
• Exterior features: Screened patio; Screened porch; Patio; Porch; Shed

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central electric cooling; Ceiling fans
• Interior features: Kitchen island; Walk-in closets; Stacked bedroom layout; French doors
• Laundry & utility: Inside laundry room with laundry tub

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Savanna Ridge Elementary School (math 40% / reading 45%, grade F, #1,383 of 2,144 statewide, top 65%, 452 students, 75% 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; 10 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 40% 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.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 20y 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 $130k; 35% 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 $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.17% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $173,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7928 Meadowlark Ln	0.14mi	2/3.0	1,475 (-5%)	1mo	$65,000	$44	80
3720 Pebble Bch	0.27mi	3/2.0 (+1)	1,608 (+4%)	3mo	$225,000	$140	74
3700 Westchester Ct	0.29mi	2/2.0	1,480 (-5%)	8mo	$130,000	$88	72
8380 Gallberry Cir	0.40mi	2/2.0	1,527 (-2%)	15mo	$278,000	$182	66
7822 White Ibis Ln	0.45mi	3/2.0 (+1)	1,612 (+4%)	2mo	$115,000	$71	66
3817 Sleepy Hollow Ln	0.28mi	2/2.0	1,390 (-10%)	4mo	$260,000	$187	66
7728 Mcclintock Ct	0.33mi	2/2.0	1,692 (+9%)	11mo	$185,000	$109	60
8522 Leadtree Ct	0.62mi	2/2.0	1,550 (-0%)	15mo	$245,000	$158	58
3005 Approach Shot Way	0.35mi	2/2.0	1,333 (-14%)	3mo	$149,900	$112	58
8394 Delphinium Ct	0.39mi	3/2.0 (+1)	1,392 (-10%)	4mo	$220,000	$158	57
3115 Palm Warbler Ct	0.49mi	2/2.0	1,429 (-8%)	9mo	$140,000	$98	56
8526 Lidflower Ct	0.62mi	3/2.5 (+1)	1,404 (-10%)	6mo	$70,900	$50	43

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-16,055
• Equity at exit: $26,093

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-3,749
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,049 high
• Mortgage (P&I): −$918
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$73
• HOA: −$310
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $225

Break-even live

Break-even rent $1,764

Max offer price $175,000

Occupancy floor 84%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	23d	1	0.51mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	23d	1	1.07mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	14d	15	1.11mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	14d	1	1.15mi
2183 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1550	$1,900	$1.23	14d	1	1.23mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	14d	1	1.26mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	14d	1	1.27mi
2082 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1524	$1,850	$1.21	23d	1	1.28mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	14d	6	1.31mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	14d	7	1.45mi

HOA detail

• Monthly dues: $310 · $3,720/yr

Listing history 45 events

1. 2026-06-18
   days on market $175,000 Active 119 DOM
2. 2026-06-17
   days on market $175,000 Active 118 DOM
3. 2026-06-16
   days on market $175,000 Active 117 DOM
4. 2026-06-15
   days on market $175,000 Active 116 DOM
5. 2026-06-14
   days on market $175,000 Active 114 DOM
6. 2026-06-13
   days on market $175,000 Active 113 DOM
7. 2026-06-10
   days on market $175,000 Active 111 DOM
8. 2026-06-09
   days on market $175,000 Active 110 DOM
9. 2026-06-08
   days on market $175,000 Active 109 DOM
10. 2026-06-07
    days on market $175,000 Active 108 DOM
11. 2026-06-05
    days on market $175,000 Active 105 DOM
12. 2026-06-03
    days on market $175,000 Active 104 DOM
13. 2026-06-02
    days on market $175,000 Active 103 DOM
14. 2026-06-01
    days on market $175,000 Active 102 DOM
15. 2026-05-31
    days on market $175,000 Active 101 DOM
16. 2026-05-30
    days on market $175,000 Active 100 DOM
17. 2026-04-12
    price $175,000
18. 2026-02-19
    listed $177,900 Active
19. 2021-08-27
    soldstatus $130,000 Closed 265-char remark

    Show marketing remark (265 chars)

    Lakefront Islander III model offering 2 bedrooms, 2 baths + den/office with french doors. Home has recent updates throughout including 2019 roof, wood laminate floors, new paint, new stainless appliances and move in ready! All measurements approximate, buyer to ver

20. 2021-08-27
    soldstatus $169,571

    Show marketing remark (265 chars)

    Lakefront Islander III model offering 2 bedrooms, 2 baths + den/office with french doors. Home has recent updates throughout including 2019 roof, wood laminate floors, new paint, new stainless appliances and move in ready! All measurements approximate, buyer to ver

21. 2021-08-13
    historical Active Under Contract 265-char remark

    Show marketing remark (265 chars)

    Lakefront Islander III model offering 2 bedrooms, 2 baths + den/office with french doors. Home has recent updates throughout including 2019 roof, wood laminate floors, new paint, new stainless appliances and move in ready! All measurements approximate, buyer to ver

22. 2021-07-14
    status Active 265-char remark

    Show marketing remark (265 chars)

    Lakefront Islander III model offering 2 bedrooms, 2 baths + den/office with french doors. Home has recent updates throughout including 2019 roof, wood laminate floors, new paint, new stainless appliances and move in ready! All measurements approximate, buyer to ver

23. 2021-07-07
    historical Active Under Contract 265-char remark

    Show marketing remark (265 chars)

    Lakefront Islander III model offering 2 bedrooms, 2 baths + den/office with french doors. Home has recent updates throughout including 2019 roof, wood laminate floors, new paint, new stainless appliances and move in ready! All measurements approximate, buyer to ver

24. 2021-07-01
    listed $135,000 Active 265-char remark

    Show marketing remark (265 chars)

    Lakefront Islander III model offering 2 bedrooms, 2 baths + den/office with french doors. Home has recent updates throughout including 2019 roof, wood laminate floors, new paint, new stainless appliances and move in ready! All measurements approximate, buyer to ver

25. 2021-06-24
    historical $135,000 265-char remark

    Show marketing remark (265 chars)

    Lakefront Islander III model offering 2 bedrooms, 2 baths + den/office with french doors. Home has recent updates throughout including 2019 roof, wood laminate floors, new paint, new stainless appliances and move in ready! All measurements approximate, buyer to ver

26. 2020-07-07
    historical
27. 2020-01-27
    status Active
28. 2020-01-24
    historical Active Under Contract
29. 2020-01-06
    listed $110,000 Active
30. 2019-11-26
    soldstatus $101,600
31. 2019-05-14
    historical
32. 2018-12-29
    price $89,000
33. 2018-11-14
    listed $109,000 Active
34. 2018-11-13
    historical
35. 2018-07-20
    listed $115,000 Active
36. 2015-02-05
    historical
37. 2014-10-18
    historical
38. 2013-09-21
    historical
39. 2011-04-01
    listed $62,000
40. 2010-12-30
    soldstatus $47,000
41. 2010-12-16
    historical
42. 2010-08-01
    listed $53,000
43. 2006-12-12
    listed $123,500
44. 2006-01-18
    listed $129,900
45. 2003-12-08
    soldstatus $8,500,000

ⓘ 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: $1,114 · $93/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$339/yr (+$28/mo · 30.4%)

ⓘ 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 · 24 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: $24,592
• − Mortgage interest: −$9,803
• − Property taxes: −$1,114
• − Insurance: −$875
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − HOA: −$3,720
• − Depreciation: −$5,091
• Taxable income: $54
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $2,693/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

-97.9% since first listed

29 events — show timeline

• 2026-04-12 Price Changed $175,000 Beaches MLS
• 2026-02-19 Listed $177,900 Beaches MLS
• 2021-08-27 Sold (Public Records) $169,571 Public Records
• 2021-08-27 Sold (MLS) $130,000 Beaches MLS
• 2021-08-13 Contingent — Beaches MLS
• 2021-07-14 Relisted — Beaches MLS
• 2021-07-07 Contingent — Beaches MLS
• 2021-07-01 Listed $135,000 Beaches MLS
• 2021-06-24 Coming Soon $135,000 Beaches MLS
• 2020-07-07 Listing Removed — Beaches MLS
• 2020-01-27 Relisted — Beaches MLS
• 2020-01-24 Contingent — Beaches MLS
• 2020-01-06 Listed $110,000 Beaches MLS
• 2019-11-26 Sold (Public Records) $101,600 Public Records
• 2019-05-14 Listing Removed — MCRTC
• 2018-12-29 Price Changed $89,000 MCRTC
• 2018-11-14 Listed $109,000 MCRTC
• 2018-11-13 Listing Removed — Beaches MLS
• 2018-07-20 Listed $115,000 Beaches MLS
• 2015-02-05 Listing Removed — Beaches MLS
• 2014-10-18 Listing Removed — Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2011-04-01 Listed $62,000 Beaches MLS
• 2010-12-30 Sold (MLS) $47,000 Beaches MLS
• 2010-12-16 Listing Removed — Beaches MLS
• 2010-08-01 Listed $53,000 Beaches MLS
• 2006-12-12 Listed $123,500 Beaches MLS
• 2006-01-18 Listed $129,900 Beaches MLS
• 2003-12-08 Sold (Public Records) $8,500,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,114 · +4.2% YoY. Source: county tax records.