3801 Honeysuckle Ct · Port St. Lucie, FL 34952

$115,000

2 bd · 2.0 ba · 1,727 sqft · Manufactured public records · 135 Days on market

Built 1992 $340/mo HOA · 16% of rent ↓ 5% since listing

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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 +28.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Gorgeous 2 bedroom home located on a corner lot in the Savanna Club, All tiled through out, completely furnished turn key.Nice Island kitchen with lots of cabinet space. Open floor plan .Large enclosed Florida room leads out to the exra long one car garage

Key facts

• Covered carport
• Accordion shutters
• Large island kitchen

Tags

• CORNER LOT
• SPLIT PLAN
• LARGE ISLAND KITCHEN
• 38 ENCLOSED TILED LANAI
• COVERED CARPORT
• ACCORDION SHUTTERS

Property features AI

Finance

• Other: Directions: Savanna Club Blvd to R on Bromeliad to R on Gallberry
• Financial info: Pets allowed with restrictions and possible limits/breed restrictions; Located in a senior community
• HOA & community: Community association with monthly fee; Association amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis and pickleball courts, shuffleboard, putting green, golf course access, billiard and game rooms, manager on site, cafe/restaurant, library, internet included, recreation facilities; Association fee: $340 monthly; Association fee includes cable TV, security, sewer, trash, common areas, recreation facility

Exterior

• Parking: Attached garage (1 car); Attached carport (1 space); Covered parking (2 spaces); Additional open parking space
• Security: Gated community (no guard); Security patrol
• Utilities: Public water; Public sewer; Three-phase electric; Cable available; Underground utilities; Water and sewer available
• Home design: Manufactured home; Single-story; Faces east; Resale
• Construction: Modular construction; Composition/shingle roof; Built as a manufactured home
• Exterior features: Screened porch; Patio; Porch; Corner lot

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Kitchen island; Walk-in closet(s); Blinds; Single-hung metal windows; Skylight(s)
• Laundry & utility: Laundry closet inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 B — 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); 646 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 ($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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.84% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $241,780
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3720 Pebble Bch	0.35mi	3/2.0 (+1)	1,608 (-7%)	3mo	$225,000	$140	64
8380 Gallberry Cir	0.24mi	2/2.0	1,527 (-12%)	15mo	$278,000	$182	57
3700 Westchester Ct	0.33mi	2/2.0	1,480 (-14%)	8mo	$130,000	$88	55
8522 Leadtree Ct	0.44mi	2/2.0	1,550 (-10%)	15mo	$245,000	$158	50
29 San Marino Way	0.32mi	2/2.0	1,468 (-15%)	20mo	$22,000	$15	44
16 Nuevo Leon Rd	0.45mi	3/2.0 (+1)	1,500 (-13%)	19mo	$69,000	$46	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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.10×
• Total profit: $3,317
• Equity at exit: $17,147

10-year hold

• IRR: 11.0%
• Equity multiple: 1.80×
• Total profit: $25,898
• Equity at exit: $9,943

Cash invested: $32,200 (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 34952

• Home prices YoY: -29.6%
• Rents YoY: 1.9%
• Active inventory: 646
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$603
• Tax from tax record: −$304 /mo · $3,646/yr
• Insurance: −$48
• HOA: −$340
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $375

Break-even live

Break-even rent $1,639

Max offer price $115,000

Occupancy floor 77%

Sensitivity live

Price	-10% $440	-5% $408	+0% $375	+5% $342	+10% $310
Rent	-10% $208	-5% $292	+0% $375	+5% $459	+10% $542
Rate	-1.0pp $433	-0.5pp $404	base $375	+0.5pp $345	+1.0pp $315

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	24d	1	0.14mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	15d	1	0.51mi
2183 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1550	$1,900	$1.23	15d	1	0.61mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	15d	1	0.65mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	15d	1	0.68mi
2082 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1524	$1,850	$1.21	24d	1	0.70mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	24d	1	0.70mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	15d	6	0.86mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	15d	7	1.13mi
1500 SE Tiffany Club Pl Port Saint Lucie, FL	1.0–3.0	1.0–2.0	895	$1,922	$2.15	15d	7	1.16mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	15d	15	1.21mi
1401 SE Appamattox Ter Port Saint Lucie, FL	3.0	2.0	1358	$2,500	$1.84	24d	1	1.36mi

HOA detail

• Monthly dues: $340 · $4,080/yr

Listing history 29 events

1. 2026-06-14
   statusdays on market $115,000 Pending 135 DOM
2. 2026-06-13
   days on market $115,000 Active 134 DOM
3. 2026-06-10
   days on market $115,000 Active 132 DOM
4. 2026-06-09
   days on market $115,000 Active 131 DOM
5. 2026-06-08
   days on market $115,000 Active 130 DOM
6. 2026-06-07
   days on market $115,000 Active 129 DOM
7. 2026-06-05
   days on market $115,000 Active 126 DOM
8. 2026-06-03
   days on market $115,000 Active 125 DOM
9. 2026-06-02
   days on market $115,000 Active 124 DOM
10. 2026-06-01
    days on market $115,000 Active 123 DOM
11. 2026-05-31
    days on market $115,000 Active 122 DOM
12. 2026-05-30
    days on market $115,000 Active 121 DOM
13. 2026-03-05
    status Active
14. 2026-02-11
    historical
15. 2026-02-07
    status Active
16. 2026-01-21
    historical Active Under Contract
17. 2026-01-05
    listed $115,000 Active
18. 2025-11-12
    soldstatus $220,000
19. 2019-11-01
    soldstatus $145,000
20. 2019-10-30
    soldstatus $145,000 Closed 256-char remark

    Show marketing remark (256 chars)

    Gorgeous 2 bedroom home located on a corner lot in the Savanna Club, All tiled through out, completely furnished turn key.Nice Island kitchen with lots of cabinet space. Open floor plan .Large enclosed Florida room leads out to the exra long one car garage

21. 2019-10-10
    status Pending 256-char remark

    Show marketing remark (256 chars)

    Gorgeous 2 bedroom home located on a corner lot in the Savanna Club, All tiled through out, completely furnished turn key.Nice Island kitchen with lots of cabinet space. Open floor plan .Large enclosed Florida room leads out to the exra long one car garage

22. 2019-10-09
    listed $150,000 Active 256-char remark

    Show marketing remark (256 chars)

    Gorgeous 2 bedroom home located on a corner lot in the Savanna Club, All tiled through out, completely furnished turn key.Nice Island kitchen with lots of cabinet space. Open floor plan .Large enclosed Florida room leads out to the exra long one car garage

23. 2016-04-25
    soldstatus $133,000
24. 2016-04-14
    status Pending 434-char remark

    Show marketing remark (434 chars)

    OWN THE LAND!This awesome home has 2 bedrooms, 2 baths, a large island kitchen, living room, dining room and a den. Bonus, it also has a carport plus a one car garage. Tile throughout except the bedrooms. Separate laundry room and a huge enclosed Florida Room. Also, there is a well for landscape irrigation for the beautiful corner lot. This is a one of a kind and you don`t want to miss out so call now for an appointment to see it.

25. 2016-04-14
    soldstatus $133,000 Closed 434-char remark

    Show marketing remark (434 chars)

    OWN THE LAND!This awesome home has 2 bedrooms, 2 baths, a large island kitchen, living room, dining room and a den. Bonus, it also has a carport plus a one car garage. Tile throughout except the bedrooms. Separate laundry room and a huge enclosed Florida Room. Also, there is a well for landscape irrigation for the beautiful corner lot. This is a one of a kind and you don`t want to miss out so call now for an appointment to see it.

26. 2016-04-13
    historical 434-char remark

    Show marketing remark (434 chars)

    OWN THE LAND!This awesome home has 2 bedrooms, 2 baths, a large island kitchen, living room, dining room and a den. Bonus, it also has a carport plus a one car garage. Tile throughout except the bedrooms. Separate laundry room and a huge enclosed Florida Room. Also, there is a well for landscape irrigation for the beautiful corner lot. This is a one of a kind and you don`t want to miss out so call now for an appointment to see it.

27. 2016-03-19
    status Pending 434-char remark

    Show marketing remark (434 chars)

    OWN THE LAND!This awesome home has 2 bedrooms, 2 baths, a large island kitchen, living room, dining room and a den. Bonus, it also has a carport plus a one car garage. Tile throughout except the bedrooms. Separate laundry room and a huge enclosed Florida Room. Also, there is a well for landscape irrigation for the beautiful corner lot. This is a one of a kind and you don`t want to miss out so call now for an appointment to see it.

28. 2016-03-14
    listed $133,000 Active 434-char remark

    Show marketing remark (434 chars)

    OWN THE LAND!This awesome home has 2 bedrooms, 2 baths, a large island kitchen, living room, dining room and a den. Bonus, it also has a carport plus a one car garage. Tile throughout except the bedrooms. Separate laundry room and a huge enclosed Florida Room. Also, there is a well for landscape irrigation for the beautiful corner lot. This is a one of a kind and you don`t want to miss out so call now for an appointment to see it.

29. 1992-04-22
    soldstatus $121,300

ⓘ 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: $3,646 · $304/mo
• Projected year-2 tax: $3,646 · $304/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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $25,364
• − Mortgage interest: −$6,442
• − Property taxes: −$3,646
• − Insurance: −$575
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − HOA: −$4,080
• − Depreciation: −$3,345
• Taxable income: $3,218
• Est. tax owed @ 24.0%: −$772
• After-tax cash flow: $3,728/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

-5.2% since first listed

17 events — show timeline

• 2026-03-05 Relisted — Beaches MLS
• 2026-02-11 Listing Removed — Beaches MLS
• 2026-02-07 Relisted — Beaches MLS
• 2026-01-21 Contingent — Beaches MLS
• 2026-01-05 Listed $115,000 Beaches MLS
• 2025-11-12 Sold (Public Records) $220,000 Public Records
• 2019-11-01 Sold (Public Records) $145,000 Public Records
• 2019-10-30 Sold (MLS) $145,000 Beaches MLS
• 2019-10-10 Pending — Beaches MLS
• 2019-10-09 Listed $150,000 Beaches MLS
• 2016-04-25 Sold (Public Records) $133,000 Public Records
• 2016-04-14 Pending — Beaches MLS
• 2016-04-14 Sold (MLS) $133,000 Beaches MLS
• 2016-04-13 Listing Removed — Beaches MLS
• 2016-03-19 Pending — Beaches MLS
• 2016-03-14 Listed $133,000 Beaches MLS
• 1992-04-22 Sold (Public Records) $121,300 Public Records

Property tax history

+16.9%/yr

Latest (2025): $3,646 · +5.3% YoY. Source: county tax records.