356 Mockingbird Ave · Fort Pierce, FL 34982

$65,000

2 bd · 2.0 ba · 960 sqft · MultiFamily · 73 Days on market

Built 2021 Fair condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

OWNER FINANCING AVAILABLE for qualified buyers! Welcome to Sandhill Shores in Fort Pierce! This mobile home on leased land offers comfort, convenience, and peaceful canal views where sandhill cranes are often seen. The open floorplan is bright and inviting, perfect for easy living. The spacious kitchen features abundant cabinets and storage. The primary bedroom easily accommodates a king-size set, creating a relaxing retreat. Enjoy your covered front porch, ideal for greeting neighbors and unwinding. Residents benefit from community amenities and a location just minutes from shopping, dining, and Fort Pierce's beautiful beaches. Perfect as a seasonal getaway or full-time residence, this hom

Key facts

• Covered front porch
• Community amenities
• Canal views

Tags

• CANAL VIEWS
• COVERED FRONT PORCH
• COMMUNITY AMENITIES

Property features AI

Finance

• Financial info: Property is land-leased (land lease amount and expiration above)
• HOA & community: Located in a senior community; Land lease of $758.00 per month (lease expires 2026-04-08)

Exterior

• Parking: 2 total parking spaces; Attached covered carport (1 covered/carport space) plus 1 open parking space
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Manufactured home; Single-story; Faces south; Resale condition
• Construction: Vinyl siding; Shingle roof; Built as a manufactured home (960 sq ft living area)
• Exterior features: Zero lot line; Waterfront

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: No notable built-in interior features listed; Pets allowed (restrictions possible)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.9% vs local median 3.7% in Fort Pierce — 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 76/100 on livability (#226 in FL, #3,360 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, 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.
• 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: Rents rising fast (+7.4%/yr); 336 active listings in the ZIP; 26 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 36% of the median local income ($54k/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 $449 of loan paydown is wiped out by about $2k 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 + 7.4% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (7%) 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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.52% ✓
• Cap rate: 21.92%
• Cash-on-cash: 55.81%
• DSCR: 3.48
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.42% rent growth · sell at horizon

5-year hold

• IRR: 59.1%
• Equity multiple: 3.80×
• Total profit: $51,021
• Equity at exit: $9,692

10-year hold

• IRR: 65.4%
• Equity multiple: 9.14×
• Total profit: $148,201
• Equity at exit: $5,620

Cash invested: $18,200 (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 34982

• Home prices YoY: -33.4%
• Rents YoY: 7.4%
• Active inventory: 336
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,640 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $846

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 43%

Sensitivity live

Price	-10% $891	-5% $869	+0% $846	+5% $824	+10% $802
Rent	-10% $717	-5% $782	+0% $846	+5% $911	+10% $976
Rate	-1.0pp $879	-0.5pp $863	base $846	+0.5pp $830	+1.0pp $812

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3200 S US Highway 1 Fort Pierce, FL	2.0–3.0	1.0–2.0	1144	$1,509	$1.32	15d	1	0.18mi
605 Ixoria Ave Fort Pierce, FL	2.0	2.0	744	$1,450	$1.95	15d	2	0.37mi
605 Ixoria Ave #15 Fort Pierce, FL	2.0	2.0	744	$1,500	$2.02	25d	1	0.39mi
410 Palm Ave Apt B Fort Pierce, FL	2.0	1.0	800	$1,400	$1.75	15d	1	0.44mi
617 Ixoria Ave Unit 2A Fort Pierce, FL	2.0	2.5	764	$1,500	$1.96	25d	1	0.45mi
3261 S US Highway 1 Unit 1 Fort Pierce, FL	1.0	1.0	576	$1,050	$1.82	25d	1	0.51mi
3266 S 7th St Fort Pierce, FL	1.0	1.0	672	$1,400	$2.08	25d	1	0.57mi
800 Kanner Dr Unit B Fort Pierce, FL	2.0	1.0	900	$1,550	$1.72	15d	1	0.58mi
2625 Heathcote Dr Unit 2623 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	25d	1	0.59mi
2625 Heathcote Dr Unit 2631 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	15d	1	0.59mi
2625 Heathcote Dr Unit 2647 Fort Pierce, FL	2.0	2.0	1000	$1,700	$1.70	22d	1	0.59mi
115 Maple Ave Fort Pierce, FL	3.0	1.0	1008	$1,999	$1.98	25d	1	0.63mi
802 N Lake Dr Unit B Fort Pierce, FL	2.0	1.0	1000	$1,550	$1.55	25d	1	0.70mi
916 Savannas Point Dr Fort Pierce, FL	2.0	2.0	1120	$2,100	$1.88	15d	1	0.71mi
3300 S 7th St Unit B Fort Pierce, FL	2.0	1.0	800	$1,595	$1.99	25d	1	0.77mi
322 Colony Ln Unit C Fort Pierce, FL	1.0	1.5	816	$1,375	$1.69	25d	1	0.84mi
947 Fra Mar Pl Fort Pierce, FL	2.0	1.0	768	$1,700	$2.21	25d	1	1.02mi
2050 Oleander Blvd Unit 703 Fort Pierce, FL	2.0	2.0	1014	$1,800	$1.78	25d	1	1.07mi
2016 Golfview Ct Fort Pierce, FL	2.0	1.0	1055	$1,750	$1.66	25d	1	1.17mi
2302 Sunrise Blvd #201 Fort Pierce, FL	2.0	1.0	966	$1,500	$1.55	25d	1	1.17mi
2015 Oleander Blvd Unit D Fort Pierce, FL	1.0	1.5	660	$1,475	$2.23	25d	1	1.23mi
2016 S 10th St Unit A Fort Pierce, FL	2.0	2.5	1120	$1,595	$1.42	25d	1	1.23mi
2050 Oleander Blvd Fort Pierce, FL	1.0–2.0	1.0–2.0	833	$2,350	$2.82	25d	4	1.26mi
2011 Oleander Blvd Unit C Fort Pierce, FL	1.0	1.5	660	$1,450	$2.20	25d	1	1.26mi
1717 Linwood Ave Fort Pierce, FL	2.0	1.0	712	$1,800	$2.53	25d	1	1.28mi
2517 S 17th St Fort Pierce, FL	1.0	1.0	1007	$1,795	$1.78	15d	1	1.40mi

Listing history 25 events

1. 2026-06-21
   days on market $65,000 Active 73 DOM
2. 2026-06-18
   days on market $65,000 Active 70 DOM
3. 2026-06-17
   days on market $65,000 Active 69 DOM
4. 2026-06-16
   days on market $65,000 Active 68 DOM
5. 2026-06-15
   days on market $65,000 Active 67 DOM
6. 2026-06-14
   days on market $65,000 Active 65 DOM
7. 2026-06-13
   days on market $65,000 Active 64 DOM
8. 2026-06-10
   days on market $65,000 Active 62 DOM
9. 2026-06-09
   days on market $65,000 Active 61 DOM
10. 2026-06-08
    days on market $65,000 Active 60 DOM
11. 2026-06-07
    days on market $65,000 Active 59 DOM
12. 2026-06-05
    days on market $65,000 Active 56 DOM
13. 2026-06-03
    days on market $65,000 Active 55 DOM
14. 2026-06-02
    days on market $65,000 Active 54 DOM
15. 2026-06-01
    days on market $65,000 Active 53 DOM
16. 2026-05-31
    price $65,000 Active 52 DOM
17. 2026-05-31
    days on market $70,000 Active 52 DOM
18. 2026-05-30
    days on market $70,000 Active 51 DOM
19. 2026-04-08
    listed $70,000 Active
20. 2026-02-02
    historical
21. 2026-01-18
    listed $75,000 Active
22. 2026-01-18
    historical
23. 2025-10-08
    historical $1,700
24. 2025-10-08
    listed $75,000 Active
25. 2025-08-29
    listed $1,700

ⓘ 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 3/10 Moderate
• 🌡 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: $19,681
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − Depreciation: −$1,891
• Taxable income: $9,700
• Est. tax owed @ 24.0%: −$2,328
• After-tax cash flow: $7,829/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab

The home is in fair condition with some minor repairs and maintenance needed. It has a good roof and flooring, but the exterior and interior walls could benefit from some touch-ups. The landscaping is minimal, and the home could be improved with some minor landscaping and paint touch-ups to increase its resale and rental value.

Repairs flagged

• Minor Paint touch-ups — There are some minor scuffs and marks on the interior walls.
• Minor Landscaping — Minimal landscaping with some potted plants and a small garden bed.

Value-add opportunities

• Both Paint touch-ups and minor landscaping improvements — These updates will improve the home's curb appeal and interior aesthetics, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint touch-ups · There are some minor scuffs and marks on the interior walls.	Minor	$500–3,000
Landscaping · Minimal landscaping with some potted plants and a small garden bed.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint touch-ups and minor landscaping improvements — These updates will improve the home's curb appeal and interior aesthetics, making it more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Fort Pierce

• Score: 76/100
• State rank: #226
• US rank: #3360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Pierce, FL
• County: Saint Lucie County · 337,150 people
• City population: 78,556
• Metro: Port St. Lucie, FL
• Population (ZIP): 31,143
• Household income: $54,082
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1086.0

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 22% Two or more races 12% Black 12%
• Hispanic origin (detail): Mexican 10% Puerto Rican 3% Cuban 3%
• Common ancestry: Italian 7% Hispanic 2% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 16% French/Haitian/Cajun 3%

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: ▼ -199.47%
• Current HPI: 397.2649
• Rent YoY: ▲ 7.42%
• 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

+4017.6% since first listed

7 events — show timeline

• 2026-04-08 Listed $70,000 Beaches MLS
• 2026-02-02 Listing Removed — Beaches MLS
• 2026-01-18 Listing Removed — Beaches MLS
• 2026-01-18 Listed $75,000 Beaches MLS
• 2025-10-08 Rental Removed $1,700 RMLSFL
• 2025-10-08 Listed $75,000 Beaches MLS
• 2025-08-29 Listed for Rent $1,700 RMLSFL