2832 Eagles Nest Way · Indian River Estates, FL 34952

$199,999

3 bd · 2.0 ba · 1,677 sqft · Manufactured public records · 35 Days on market

Built 2005 6,000 sqft lot Est $166k · 20% over $309/mo HOA · 14% of rent

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Why this score? — see what drove the D 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 +19.6/30.0
• DSCR +6.2/10.0
• 1% rule +5.9/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Located in premier Savanna Club 55+active community. Lovely well-maintained home with 2023 roof, large kitchen w/ granite counter tops, tile floors, separate laundry room, perfectly positioned against serene nature preserve. This home is a birdwatcher's dream, offering ultimate privacy and peaceful views. You'll enjoy 3 pools, 18-hole golf course, theater, and pickleball. Land lease property, get resort luxury for 50% less than PSL city prices. Only 23 min to the beach. HOA Orientation required.

Key facts

• Theater
• 18-hole golf course
• Pickleball

Tags

• NATURE PRESERVE
• 3 POOLS
• 18-HOLE GOLF COURSE
• THEATER
• PICKLEBALL
• RESORT LUXURY

Property features AI

Finance

• Other: Association/land-lease community management on site
• Financial info: Land lease in place (monthly fee, expires 2026-12-31)
• HOA & community: Community association with monthly fee (includes cable TV, internet, trash, common areas, reserve funds, recreation facility); Community amenities: clubhouse, fitness center, golf course, pool (heated), tennis courts, pickleball and shuffleboard courts, picnic area, library, manager on site, recreation facilities, internet included, parking; Senior community; Pets allowed (with number limits); Association monthly fee

Exterior

• Parking: Attached covered carport (2 spaces); Driveway for additional parking (4 total parking spaces)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Phone available; Water and sewer available
• Home design: Manufactured home (double wide); One story; South-facing
• Construction: Modular / pre-fab construction; Shingle roof; Built as resale; Single-story building
• Exterior features: Covered patio; Screened patio; Patio; Back yard fencing; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Tile; Wood
• Bathrooms: Two full bathrooms (one on main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Kitchen island; French doors; Skylights
• Laundry & utility: Inside laundry room with washer and electric dryer hookups and utility sink

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.3% in Indian River Estates — 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 65/100 on livability (#653 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, schools F, amenities 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); 639 active listings in the ZIP; 4 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 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 $6k 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 35 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $166,023
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7822 White Ibis Ln	0.28mi	3/2.0	1,612 (-4%)	2mo	$115,000	$71	79
2968 Eagles Nest Way	0.17mi	3/2.0	1,786 (+6%)	8mo	$199,999	$112	74
2948 Eagles Nest Way	0.15mi	3/2.0	1,786 (+6%)	15mo	$125,000	$70	70
2852 Eagles Nest Way	0.06mi	2/2.0 (-1)	1,724 (+3%)	22mo	$165,000	$96	70
7728 Mcclintock Ct	0.39mi	2/2.0 (-1)	1,692 (+1%)	11mo	$185,000	$109	66
3815 Sandlace Ct	0.53mi	3/2.0	1,641 (-2%)	16mo	$190,000	$116	58
7808 Horned Lark Cir	0.21mi	2/2.0 (-1)	1,904 (+14%)	6mo	$244,900	$129	57
7707 Mcclintock Way	0.37mi	2/2.0 (-1)	1,609 (-4%)	19mo	$160,000	$99	55
3115 Palm Warbler Ct	0.17mi	2/2.0 (-1)	1,429 (-15%)	9mo	$140,000	$98	55
8112 Long Dr	0.50mi	3/2.0	1,786 (+6%)	18mo	$122,000	$68	50
7928 Meadowlark Ln	0.56mi	2/3.0 (-1)	1,475 (-12%)	2mo	$65,000	$44	44
7917 Horned Lark Cir	0.37mi	3/2.0	1,915 (+14%)	22mo	$250,000	$131	41

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: -9.8%
• Equity multiple: 0.65×
• Total profit: $-19,878
• Equity at exit: $29,821

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-7,281
• Equity at exit: $17,292

Cash invested: $56,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,174 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$83
• HOA: −$309
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $232

Break-even live

Break-even rent $1,880

Max offer price $199,999

Occupancy floor 84%

Sensitivity live

Price	-10% $345	-5% $289	+0% $232	+5% $175	+10% $119
Rent	-10% $60	-5% $146	+0% $232	+5% $318	+10% $404
Rate	-1.0pp $333	-0.5pp $283	base $232	+0.5pp $180	+1.0pp $127

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	15d	15	1.11mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	24d	1	1.12mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	24d	1	1.47mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$2,212	$2.16	15d	16	1.49mi

HOA detail

• Monthly dues: $309 · $3,708/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-18
   days on market $199,999 Active 35 DOM
2. 2026-06-17
   days on market $199,999 Active 34 DOM
3. 2026-06-16
   days on market $199,999 Active 33 DOM
4. 2026-06-15
   days on market $199,999 Active 32 DOM
5. 2026-06-14
   days on market $199,999 Active 30 DOM
6. 2026-06-13
   days on market $199,999 Active 29 DOM
7. 2026-06-10
   days on market $199,999 Active 27 DOM
8. 2026-06-09
   days on market $199,999 Active 26 DOM
9. 2026-06-08
   days on market $199,999 Active 25 DOM
10. 2026-06-07
    days on market $199,999 Active 24 DOM
11. 2026-06-05
    days on market $199,999 Active 21 DOM
12. 2026-06-03
    days on market $199,999 Active 20 DOM
13. 2026-06-02
    days on market $199,999 Active 19 DOM
14. 2026-06-01
    days on market $199,999 Active 18 DOM
15. 2026-05-31
    days on market $199,999 Active 17 DOM
16. 2026-05-30
    days on market $199,999 Active 16 DOM
17. 2026-05-14
    listed $212,000 Active
18. 2021-02-23
    historical
19. 2020-08-30
    listed $129,900 Active
20. 2008-03-15
    historical
21. 2007-11-24
    listed $137,500

ⓘ 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: $528 · $44/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$1,132/yr (+$94/mo · 214.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 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: $26,082
• − Mortgage interest: −$11,203
• − Property taxes: −$528
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − HOA: −$3,708
• − Depreciation: −$5,818
• Taxable loss: −$348
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $2,867/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 — Indian River Estates

• Score: 65/100
• State rank: #653
• US rank: #12946

Category grades

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

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

+54.2% since first listed

5 events — show timeline

• 2026-05-14 Listed $212,000 Beaches MLS
• 2021-02-23 Listing Removed — Beaches MLS
• 2020-08-30 Listed $129,900 Beaches MLS
• 2008-03-15 Listing Removed — Beaches MLS
• 2007-11-24 Listed $137,500 Beaches MLS

Property tax history

-1.8%/yr

Latest (2025): $528 · -26.6% YoY. Source: county tax records.