11 De Soto Ln · River Park, FL 34952

$29,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 52 Days on market

Built 1974 Est $38k · 24% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LAND LEASED! PRICED TO SALE! Two-bedroom, two Bath Mobile Home in the beautiful Spanish Lakes One, 55+ community. Huge primary bedroom. Large living area. Home is in a cul-de-sac on a quiet street. Perfect location for all of your needs. Close to beaches, shopping, and restaurants. This community offers endless amenities, such as pools, tennis, clubhouse and more. This home is waiting for you!

Key facts

• Tennis
• Clubhouse
• Endless amenities

Tags

• CUL-DE-SAC
• CLOSE TO BEACHES
• ENDLESS AMENITIES
• POOLS
• TENNIS
• CLUBHOUSE

Property features AI

Finance

• Other: Pets not allowed
• Financial info: Monthly land lease of $735 (land lease expires 2026-12-31)
• HOA & community: Senior community

Exterior

• Parking: 2 total parking spaces; Attached carport (1 covered space); 1 open parking space
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water available
• Home design: Mobile home; Single-story; Faces north; Resale condition; Entry level: main level
• Construction: Metal siding; Built in resale condition
• Exterior features: Not waterfront; Rolled/hot mop roof

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $29k.

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 $29k).
• Recommended offer: $28k (3.0% below list) — sets the bar for market timing.
• Cap rate 59.5% vs local median 6.4% in River 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 69/100 on livability (#451 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: schools F, amenities F, employment F.
• 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); 646 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% 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 $200 of loan paydown is wiped out by about $870 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $7k; list at $29k implies a 314% gain — meaningful room to come down on a strong offer.

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 $28,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 6.49% ✓
• Cap rate: 59.55%
• Cash-on-cash: 190.20%
• DSCR: 9.46
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $38,400
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Mediterranean Blvd W	0.06mi	2/2.0	1,200 (0%)	24mo	$38,000	$32	78
7 Reforma Ln	0.17mi	2/2.0	1,150 (-4%)	20mo	$37,000	$32	69
5 Yolanda Ln	0.35mi	2/2.0	1,280 (+7%)	5mo	$39,000	$30	68
31 Huarte Way	0.64mi	2/2.0	1,188 (-1%)	3mo	$45,000	$38	66
23 San Pablo Ln	0.59mi	2/2.0	1,200 (0%)	13mo	$37,000	$31	62
23 Oro Grande Way	0.64mi	2/2.0	1,088 (-9%)	6mo	$45,000	$41	49
560 Natalie Dr	0.66mi	2/2.0	1,248 (+4%)	18mo	$162,800	$130	47
2 Quintana Roo Ln	0.57mi	2/2.0	1,350 (+12%)	21mo	$32,000	$24	35
541 Natalie Dr	0.68mi	2/2.0	1,032 (-14%)	22mo	$85,000	$82	27

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: 10.27×
• Total profit: $75,274
• Equity at exit: $4,324

10-year hold

• IRR: —
• Equity multiple: 21.08×
• Total profit: $163,083
• Equity at exit: $2,507

Cash invested: $8,120 (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: 646
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,883 high
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $1,287

Break-even live

Break-even rent $254

Max offer price $29,000

Occupancy floor 27%

Sensitivity live

Price	-10% $1,307	-5% $1,297	+0% $1,287	+5% $1,277	+10% $1,267
Rent	-10% $1,138	-5% $1,213	+0% $1,287	+5% $1,361	+10% $1,436
Rate	-1.0pp $1,302	-0.5pp $1,294	base $1,287	+0.5pp $1,279	+1.0pp $1,272

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	15d	16	0.75mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	15d	1	0.83mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	15d	15	0.93mi
13 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,375	$1.72	24d	1	1.00mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	24d	1	1.03mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	24d	1	1.07mi
8 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,500	$1.88	24d	1	1.08mi
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	24d	1	1.10mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	24d	1	1.12mi
28 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,600	$2.00	24d	1	1.14mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	22d	1	1.16mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	24d	1	1.16mi
30 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,300	$1.62	24d	1	1.16mi
2 Lake Vista Trl #107 Port Saint Lucie, FL	2.0	2.0	1170	$1,850	$1.58	24d	1	1.20mi
1 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,800	$1.54	24d	1	1.22mi
336 SE Tranquilla Ave Port Saint Lucie, FL	3.0	3.0	1412	$2,700	$1.91	15d	1	1.48mi

Listing history 16 events

1. 2026-06-10
   days on market $29,000 Active 52 DOM
2. 2026-06-09
   days on market $29,000 Active 51 DOM
3. 2026-06-08
   days on market $29,000 Active 50 DOM
4. 2026-06-07
   days on market $29,000 Active 49 DOM
5. 2026-06-05
   days on market $29,000 Active 46 DOM
6. 2026-06-03
   days on market $29,000 Active 45 DOM
7. 2026-06-02
   days on market $29,000 Active 44 DOM
8. 2026-06-01
   days on market $29,000 Active 43 DOM
9. 2026-05-31
   days on market $29,000 Active 42 DOM
10. 2026-05-30
    days on market $29,000 Active 41 DOM
11. 2026-04-19
    listed $29,000 Active
12. 2013-06-10
    soldstatus $7,000
13. 2013-06-03
    historical
14. 2013-04-09
    listed $12,000
15. 2008-08-18
    historical
16. 2008-05-15
    listed $28,900

ⓘ 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: $22,593
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$145
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$844
• Taxable income: $15,930
• Est. tax owed @ 24.0%: −$3,823
• After-tax cash flow: $11,621/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 — River Park

• Score: 69/100
• State rank: #451
• US rank: #8159

Category grades

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

Schools grade is shown separately in the Schools card above.

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

+0.3% since first listed

6 events — show timeline

• 2026-04-19 Listed $29,000 Beaches MLS
• 2013-06-10 Sold (MLS) $7,000 Beaches MLS
• 2013-06-03 Listing Removed — Beaches MLS
• 2013-04-09 Listed $12,000 Beaches MLS
• 2008-08-18 Listing Removed — Beaches MLS
• 2008-05-15 Listed $28,900 Beaches MLS