32 Oro Grande Way · Port St. Lucie, FL 34952

$199,500

2 bd · 2.0 ba · 1,433 sqft · SingleFamily public records · 291 Days on market

Built 2015 5,663 sqft lot Est $202k · at est. ↓ 9% since listing

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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 +21.9/30.0
• ARV discount +8.1/15.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• 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

Welcome to this charming home in Spanish Lakes One, one of Port St. Lucie's most desirable 55+ communities. From the moment you walk in, you'll appreciate the bright, open layout that makes the home feel warm, spacious, and perfect for both everyday living and easy entertaining. Large den, open kitchen layout, spacious Attic for storage. Spanish Lakes One offers a lifestyle that's hard to beat. Residents enjoy access to a beautifully kept championship-style golf course, a sparkling swimming pool, clubhouse, tennis and pickleball courts, and a full calendar of activities to keep everyday fun and engaging. The community is peaceful, well-maintained, and ideally situated just minutes from shop

Key facts

• Clubhouse
• Swimming pool
• 5,663 sq ft lot

Tags

• CHAMPIONSHIP STYLE GOLF COURSE
• SWIMMING POOL
• CLUBHOUSE
• TENNIS AND PICKLEBALL COURTS
• BEAUTIFULLY MAINTAINED GROUNDS
• RESORT STYLE AMENITIES

Property features AI

Finance

• Other: Heated pool
• HOA & community: Senior community; Community amenities include clubhouse, community room, billiard room, game room, sauna, tennis courts, and golf course; Association covers grounds maintenance, security, trash, and recreation facility

Exterior

• Parking: Attached garage with 1 covered space (1 garage space)
• Security: Security patrol
• Utilities: Three phase electric; Cable available
• Home design: Single family residence; Single-story; Faces east; Resale property
• Construction: Constructed with metal siding, stucco, and CBS
• Exterior features: Covered patio; Open porch; Screened porch; Patio

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Central air conditioning (electric)
• Interior features: Walk-in closets; Split bedroom layout; Furnished
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (2.6% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 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.
• Market conditions: Rents rising (+1.9%/yr); 646 active listings in the ZIP; 9 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 38% 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 291 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 291 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $202,053
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 El Camino Real	0.06mi	2/2.0	1,462 (+2%)	1mo	$259,000	$177	93
45 Florida Way	0.23mi	2/2.0	1,451 (+1%)	2mo	$165,000	$114	86
9 Kachina Ln	0.22mi	2/2.0	1,462 (+2%)	2mo	$259,000	$177	84
11 Nogales Way	0.15mi	2/2.0	1,451 (+1%)	15mo	$205,000	$141	78
39 SE Flamenco Way	0.32mi	2/2.0	1,357 (-5%)	6mo	$200,000	$147	72
45 Huarte Way	0.12mi	2/2.0	1,319 (-8%)	13mo	$142,000	$108	70
8 Golf Dr	0.51mi	2/2.0	1,427 (-0%)	13mo	$160,000	$112	65

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-14,502
• Equity at exit: $29,746

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $4,439
• Equity at exit: $17,249

Cash invested: $55,860 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,943 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$92 /mo · $1,107/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $314

Break-even live

Break-even rent $1,546

Max offer price $199,500

Occupancy floor 79%

Sensitivity live

Price	-10% $427	-5% $370	+0% $314	+5% $257	+10% $201
Rent	-10% $160	-5% $237	+0% $314	+5% $391	+10% $467
Rate	-1.0pp $414	-0.5pp $364	base $314	+0.5pp $262	+1.0pp $209

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.60mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	15d	16	1.13mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	24d	1	1.29mi
3784 Sapodilla Ct Port Saint Lucie, FL	2.0	2.0	1121	$2,300	$2.05	24d	1	1.32mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	15d	1	1.36mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	24d	1	1.37mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	15d	7	1.39mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	24d	1	1.43mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	24d	1	1.46mi

Listing history 19 events

1. 2026-06-21
   days on market $199,500 Active 291 DOM
2. 2026-06-18
   days on market $199,500 Active 288 DOM
3. 2026-06-17
   days on market $199,500 Active 287 DOM
4. 2026-06-16
   days on market $199,500 Active 286 DOM
5. 2026-06-15
   days on market $199,500 Active 285 DOM
6. 2026-06-14
   days on market $199,500 Active 283 DOM
7. 2026-06-13
   days on market $199,500 Active 282 DOM
8. 2026-06-10
   days on market $199,500 Active 280 DOM
9. 2026-06-09
   days on market $199,500 Active 279 DOM
10. 2026-06-08
    days on market $199,500 Active 278 DOM
11. 2026-06-07
    days on market $199,500 Active 277 DOM
12. 2026-06-05
    days on market $199,500 Active 274 DOM
13. 2026-06-03
    days on market $199,500 Active 273 DOM
14. 2026-06-02
    days on market $199,500 Active 272 DOM
15. 2026-06-01
    days on market $199,500 Active 271 DOM
16. 2026-05-31
    days on market $199,500 Active 270 DOM
17. 2026-05-30
    days on market $199,500 Active 269 DOM
18. 2026-01-06
    price $199,500
19. 2025-09-03
    listed $220,000 Active

ⓘ 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: $1,107 · $92/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$548/yr (+$46/mo · 49.5%)

ⓘ 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 6 d/yr ≥106°F today · 19 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: $23,322
• − Mortgage interest: −$11,175
• − Property taxes: −$1,107
• − Insurance: −$998
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − Depreciation: −$5,804
• Taxable income: $507
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $3,643/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

-9.3% since first listed

2 events — show timeline

• 2026-01-06 Price Changed $199,500 Beaches MLS
• 2025-09-03 Listed $220,000 Beaches MLS

Property tax history

+8.1%/yr

Latest (2025): $1,107 · +4.4% YoY. Source: county tax records.