471 Ann Marie Cir · River Park, FL 34952

$185,499

2 bd · 2.0 ba · 1,402 sqft · Manufactured public records · 134 Days on market

Built 1988 2,395 sqft lot $210/mo HOA · 10% of rent

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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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +6.0/10.0
• 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 MLS

Beautifully updated 55+ with a beach feel, this spacious home has waterproof wood look plank flooring, a new kitchen with on trend white quartz counter tops, porcelain subway backsplash, stainless appliances and white cabinetry, also new washer and dryer. A huge Florida room awaits you for enjoying the ocean breeze, for entertaining or just relaxing! Oversized yard with a lovely garden features pure beauty on the cul-de-sac. Huge work/storage shed, and is not a land lease! You cooperatively own the land! The clubhouse has on-site management with a resort style pool and activities! Minutes from the gorgeous Florida beaches, fabulous shopping, restaurants and the New York Mets Spring training stadium, Clover Park--this truly offers the perfect Florida lifestyle with a very appealing price!

Key facts

• Quartz countertops
• Quiet cul-de-sac
• End unit

Tags

• END UNIT
• QUIET CUL-DE-SAC
• OVERSIZED LOT
• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH

Property features AI

Finance

• Financial info: Pet restrictions
• HOA & community: Homeowners association with $210 fee; Association fee includes cable TV and trash; Community amenities: clubhouse, billiard room, kitchen facilities, library, shuffleboard, on-site property manager, non-gated

Exterior

• Parking: Attached carport; 1 covered parking space (total 1 parking space)
• Utilities: Electricity connected
• Home design: Manufactured home; Single-story
• Construction: Vinyl siding
• Exterior features: Corner lot; Located on a cul-de-sac; Community pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Partially furnished; Located in a senior community

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 6.3% in River Park — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 639 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 40% 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 134 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $10k (5%) 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 $163,239 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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?
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: 1.10% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $99,542
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8580 Mary Ann Ln	0.11mi	2/2.0	1,471 (+5%)	5mo	$175,000	$119	82
8591 Mary Ann Ln	0.14mi	2/2.0	1,354 (-3%)	7mo	$75,000	$55	82
501 La Buona Vita Dr	0.05mi	2/2.0	1,289 (-8%)	9mo	$132,000	$102	76
8636 Florence Dr	0.18mi	2/2.0	1,266 (-10%)	2mo	$130,000	$103	74
8 S Alhambra Ln	0.41mi	3/2.0 (+1)	1,400 (-0%)	14mo	$100,000	$71	64
560 Natalie Dr	0.11mi	2/2.0	1,248 (-11%)	18mo	$162,800	$130	61
5 Yolanda Ln	0.58mi	2/2.0	1,280 (-9%)	5mo	$39,000	$30	54
23 San Pablo Ln	0.29mi	2/2.0	1,200 (-14%)	13mo	$37,000	$31	52
45 Mediterranean Blvd W	0.66mi	2/2.0	1,200 (-14%)	24mo	$38,000	$32	25

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-18,218
• Equity at exit: $27,659

10-year hold

• IRR: -1.9%
• Equity multiple: 0.88×
• Total profit: $-6,339
• Equity at exit: $16,039

Cash invested: $51,940 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,049 high
• Mortgage (P&I): −$973
• Tax from tax record: −$140 /mo · $1,681/yr
• Insurance: −$77
• HOA: −$210
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $219

Break-even live

Break-even rent $1,772

Max offer price $185,499

Occupancy floor 84%

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: $46,375
• Closing costs: $5,565
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	14d	15	0.71mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	23d	1	0.76mi
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	23d	1	0.86mi
991 SE Walters Ter Port Saint Lucie, FL	2.0	2.0	1040	$8,500	$8.17	23d	1	1.04mi
650 SE Evergreen Ter Port Saint Lucie, FL	2.0	2.0	974	$2,095	$2.15	14d	1	1.08mi
1810 SE Pinewood Trl Port Saint Lucie, FL	1.0–2.0	1.0–2.0	1013	$2,055	$2.03	14d	7	1.21mi
1455 SE Colchester Cir Port Saint Lucie, FL	2.0	2.0	921	$1,795	$1.95	14d	1	1.34mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	14d	1	1.39mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	23d	1	1.41mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	14d	16	1.42mi

HOA detail

• Monthly dues: $210 · $2,520/yr
• Likely covers: waterpool

Listing history 30 events

1. 2026-06-18
   days on market $185,499 Active 134 DOM
2. 2026-06-17
   days on market $185,499 Active 133 DOM
3. 2026-06-16
   days on market $185,499 Active 132 DOM
4. 2026-06-15
   days on market $185,499 Active 131 DOM
5. 2026-06-14
   days on market $185,499 Active 129 DOM
6. 2026-06-13
   days on market $185,499 Active 128 DOM
7. 2026-06-10
   days on market $185,499 Active 126 DOM
8. 2026-06-09
   days on market $185,499 Active 125 DOM
9. 2026-06-08
   days on market $185,499 Active 124 DOM
10. 2026-06-07
    days on market $185,499 Active 123 DOM
11. 2026-06-05
    days on market $185,499 Active 120 DOM
12. 2026-06-03
    days on market $185,499 Active 119 DOM
13. 2026-06-02
    days on market $185,499 Active 118 DOM
14. 2026-06-01
    days on market $185,499 Active 117 DOM
15. 2026-05-31
    days on market $185,499 Active 116 DOM
16. 2026-05-30
    days on market $185,499 Active 115 DOM
17. 2026-04-18
    status Active
18. 2026-04-16
    historical Active Under Contract
19. 2026-04-02
    status Pending
20. 2026-03-06
    price $185,499
21. 2026-01-21
    listed $195,499 Active
22. 2022-08-30
    soldstatus $201,000 Closed 798-char remark

    Show marketing remark (798 chars)

    Beautifully updated 55+ with a beach feel, this spacious home has waterproof wood look plank flooring, a new kitchen with on trend white quartz counter tops, porcelain subway backsplash, stainless appliances and white cabinetry, also new washer and dryer. A huge Florida room awaits you for enjoying the ocean breeze, for entertaining or just relaxing! Oversized yard with a lovely garden features pure beauty on the cul-de-sac. Huge work/storage shed, and is not a land lease! You cooperatively own the land! The clubhouse has on-site management with a resort style pool and activities! Minutes from the gorgeous Florida beaches, fabulous shopping, restaurants and the New York Mets Spring training stadium, Clover Park--this truly offers the perfect Florida lifestyle with a very appealing price!

23. 2022-08-02
    historical Active Under Contract 798-char remark

    Show marketing remark (798 chars)

    Beautifully updated 55+ with a beach feel, this spacious home has waterproof wood look plank flooring, a new kitchen with on trend white quartz counter tops, porcelain subway backsplash, stainless appliances and white cabinetry, also new washer and dryer. A huge Florida room awaits you for enjoying the ocean breeze, for entertaining or just relaxing! Oversized yard with a lovely garden features pure beauty on the cul-de-sac. Huge work/storage shed, and is not a land lease! You cooperatively own the land! The clubhouse has on-site management with a resort style pool and activities! Minutes from the gorgeous Florida beaches, fabulous shopping, restaurants and the New York Mets Spring training stadium, Clover Park--this truly offers the perfect Florida lifestyle with a very appealing price!

24. 2022-07-31
    listed $199,000 Active 798-char remark

    Show marketing remark (798 chars)

    Beautifully updated 55+ with a beach feel, this spacious home has waterproof wood look plank flooring, a new kitchen with on trend white quartz counter tops, porcelain subway backsplash, stainless appliances and white cabinetry, also new washer and dryer. A huge Florida room awaits you for enjoying the ocean breeze, for entertaining or just relaxing! Oversized yard with a lovely garden features pure beauty on the cul-de-sac. Huge work/storage shed, and is not a land lease! You cooperatively own the land! The clubhouse has on-site management with a resort style pool and activities! Minutes from the gorgeous Florida beaches, fabulous shopping, restaurants and the New York Mets Spring training stadium, Clover Park--this truly offers the perfect Florida lifestyle with a very appealing price!

25. 2020-07-06
    soldstatus $113,900 Closed 775-char remark

    Show marketing remark (775 chars)

    RARE FIND! ACT FAST! NO LAND LEASE! This fully furnished Florida home is waiting for you to move in! You will appreciate how the original owners meticulously maintained and lovingly cared for this spacious 2Bd, 2Ba home in the highly desirable resident owned 55+community of La Buona Vita. New roof in 2019. Raised Florida Room. Attached 10'x17' workshop and storage shed. Brick pavers in driveway. Lovely palm trees on beautifully landscaped over sized corner lot. Low HOA $147/mo. includes cable TV and recreational amenities in this active community. Close to restaurants, shopping, medical facilities and more. Easy access to new bridge over St Lucie River at Crosstown Parkway. Free boat/RV storage. Must provide your own lawn care. All measurements approximate.

26. 2020-06-08
    historical Active Under Contract 775-char remark

    Show marketing remark (775 chars)

    RARE FIND! ACT FAST! NO LAND LEASE! This fully furnished Florida home is waiting for you to move in! You will appreciate how the original owners meticulously maintained and lovingly cared for this spacious 2Bd, 2Ba home in the highly desirable resident owned 55+community of La Buona Vita. New roof in 2019. Raised Florida Room. Attached 10'x17' workshop and storage shed. Brick pavers in driveway. Lovely palm trees on beautifully landscaped over sized corner lot. Low HOA $147/mo. includes cable TV and recreational amenities in this active community. Close to restaurants, shopping, medical facilities and more. Easy access to new bridge over St Lucie River at Crosstown Parkway. Free boat/RV storage. Must provide your own lawn care. All measurements approximate.

27. 2020-05-22
    status Active 775-char remark

    Show marketing remark (775 chars)

    RARE FIND! ACT FAST! NO LAND LEASE! This fully furnished Florida home is waiting for you to move in! You will appreciate how the original owners meticulously maintained and lovingly cared for this spacious 2Bd, 2Ba home in the highly desirable resident owned 55+community of La Buona Vita. New roof in 2019. Raised Florida Room. Attached 10'x17' workshop and storage shed. Brick pavers in driveway. Lovely palm trees on beautifully landscaped over sized corner lot. Low HOA $147/mo. includes cable TV and recreational amenities in this active community. Close to restaurants, shopping, medical facilities and more. Easy access to new bridge over St Lucie River at Crosstown Parkway. Free boat/RV storage. Must provide your own lawn care. All measurements approximate.

28. 2020-05-14
    historical Contingent 775-char remark

    Show marketing remark (775 chars)

    RARE FIND! ACT FAST! NO LAND LEASE! This fully furnished Florida home is waiting for you to move in! You will appreciate how the original owners meticulously maintained and lovingly cared for this spacious 2Bd, 2Ba home in the highly desirable resident owned 55+community of La Buona Vita. New roof in 2019. Raised Florida Room. Attached 10'x17' workshop and storage shed. Brick pavers in driveway. Lovely palm trees on beautifully landscaped over sized corner lot. Low HOA $147/mo. includes cable TV and recreational amenities in this active community. Close to restaurants, shopping, medical facilities and more. Easy access to new bridge over St Lucie River at Crosstown Parkway. Free boat/RV storage. Must provide your own lawn care. All measurements approximate.

29. 2020-04-10
    listed $113,900 Active 775-char remark

    Show marketing remark (775 chars)

    RARE FIND! ACT FAST! NO LAND LEASE! This fully furnished Florida home is waiting for you to move in! You will appreciate how the original owners meticulously maintained and lovingly cared for this spacious 2Bd, 2Ba home in the highly desirable resident owned 55+community of La Buona Vita. New roof in 2019. Raised Florida Room. Attached 10'x17' workshop and storage shed. Brick pavers in driveway. Lovely palm trees on beautifully landscaped over sized corner lot. Low HOA $147/mo. includes cable TV and recreational amenities in this active community. Close to restaurants, shopping, medical facilities and more. Easy access to new bridge over St Lucie River at Crosstown Parkway. Free boat/RV storage. Must provide your own lawn care. All measurements approximate.

30. 2001-06-01
    soldstatus $4,450,000

ⓘ 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: $1,681 · $140/mo
• Projected year-2 tax: $1,681 · $140/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 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: $24,593
• − Mortgage interest: −$10,391
• − Property taxes: −$1,681
• − Insurance: −$927
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − HOA: −$2,520
• − Depreciation: −$5,396
• Taxable loss: −$258
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $2,688/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

• Census place: River Park, FL
• County: Saint Lucie County · 337,150 people
• 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

-95.8% since first listed

14 events — show timeline

• 2026-04-18 Relisted — MCRTC
• 2026-04-16 Contingent — MCRTC
• 2026-04-02 Pending — MCRTC
• 2026-03-06 Price Changed $185,499 MCRTC
• 2026-01-21 Listed $195,499 MCRTC
• 2022-08-30 Sold (MLS) $201,000 Beaches MLS
• 2022-08-02 Contingent — Beaches MLS
• 2022-07-31 Listed $199,000 Beaches MLS
• 2020-07-06 Sold (MLS) $113,900 Beaches MLS
• 2020-06-08 Contingent — Beaches MLS
• 2020-05-22 Relisted — Beaches MLS
• 2020-05-14 Contingent — Beaches MLS
• 2020-04-10 Listed $113,900 Beaches MLS
• 2001-06-01 Sold (Public Records) $4,450,000 Public Records

Property tax history

+17.0%/yr

Latest (2025): $1,681 · +3.2% YoY. Source: county tax records.