3708 Hydrilla Ct · Indian River Estates, FL 34952

$99,900

2 bd · 2.0 ba · 1,215 sqft · Manufactured public records · 449 Days on market

Built 2002 5,122 sqft lot Est $168k · 40% under $285/mo HOA · 14% of rent

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

"30000.00 PRICE DROP. SELLER READY TO SELL AT THIS ROCK BOTTOM PRICE. " "FINANCING AVAILABLE" This fabulous home is vacant and ready for you to move in. Split floor plan great for privacy. Screened patio for your enjoyment. All appliances included. This amazing community offers a live theater, tennis courts, golf course, 3 club houses that offer pools, gyms and tennis courts. Beautiful Grille Restaurant with wonderful food. Stop in and try it while you're checking out the area. Land lease property.

Key facts

• Screened patio
• Split floor plan
• Tennis courts

Tags

• SPLIT FLOOR PLAN
• SCREENED PATIO
• LIVE THEATER
• TENNIS COURTS
• GOLF COURSE
• CLUB HOUSES

Property features AI

Finance

• Other: Pets allowed with number and size limits
• Financial info: Land lease: $550
• HOA & community: Homeowners association with a $285 monthly fee; HOA fee covers common areas, cable TV, internet, and trash; Senior community

Exterior

• Parking: 1 total parking space; 1 covered parking space
• Utilities: Electricity available
• Home design: Single-story home; Resale property
• Exterior features: Community pool; Community amenities include basketball court, billiard room, clubhouse, fitness center, golf, gated entry, kitchen facilities, library, pickleball, on-site property manager, restaurant, sauna, shuffleboard, and tennis courts

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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+, amenities F, commute 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 (+1.9%/yr); 645 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $691 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 449 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 21y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 449 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. 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?
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 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: 2.10% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.88%
• DSCR: 2.06
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $167,670
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3801 Meadowlark Cir	0.23mi	2/2.0	1,216 (+0%)	4mo	$152,000	$125	86
7921 Meadowlark Ln	0.10mi	2/2.0	1,301 (+7%)	2mo	$115,000	$88	81
3801 Westchester Ct	0.49mi	2/2.0	1,225 (+1%)	7mo	$210,000	$171	70
3422 Feriwinkle Ct	0.52mi	2/2.0	1,184 (-3%)	4mo	$205,000	$173	68
7953 Horned Lark Cir	0.54mi	2/2.0	1,286 (+6%)	1mo	$130,000	$101	64
3033 Satinleaf Ln	0.60mi	2/2.0	1,248 (+3%)	4mo	$195,000	$156	64
3005 Approach Shot Way	0.43mi	2/2.0	1,333 (+10%)	3mo	$149,900	$112	61
2816 Eagles Nest Way	0.56mi	2/2.0	1,134 (-7%)	7mo	$146,000	$129	56
2948 Fiddlewood Cir	0.73mi	2/2.0	1,280 (+5%)	1mo	$122,000	$95	56
3817 Sleepy Hollow Ln	0.40mi	2/2.0	1,390 (+14%)	4mo	$260,000	$187	54
3788 Satinwood Ct	0.69mi	2/2.0	1,090 (-10%)	2mo	$150,000	$138	49
8394 Delphinium Ct	0.57mi	3/2.0 (+1)	1,392 (+15%)	4mo	$220,000	$158	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: 15.6%
• Equity multiple: 1.62×
• Total profit: $17,296
• Equity at exit: $14,895

10-year hold

• IRR: 23.3%
• Equity multiple: 2.89×
• Total profit: $52,819
• Equity at exit: $8,638

Cash invested: $27,972 (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: 645
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,095 high
• Mortgage (P&I): −$524
• Tax from tax record: −$247 /mo · $2,970/yr
• Insurance: −$42
• HOA: −$285
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $557

Break-even live

Break-even rent $1,390

Max offer price $99,900

Occupancy floor 68%

Sensitivity live

Price	-10% $613	-5% $585	+0% $557	+5% $528	+10% $500
Rent	-10% $391	-5% $474	+0% $557	+5% $639	+10% $722
Rate	-1.0pp $607	-0.5pp $582	base $557	+0.5pp $531	+1.0pp $504

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	25d	1	0.64mi
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	25d	1	1.22mi
1900 Bella Vista Way Port Saint Lucie, FL	1.0–2.0	1.0–2.0	995	$1,764	$1.77	15d	15	1.23mi
1131 SE Parrish Ct Port Saint Lucie, FL	2.0	1.0	902	$2,000	$2.22	25d	1	1.23mi
2209 SE East Dunbrooke Cir Port Saint Lucie, FL	3.0	2.0	1212	$2,950	$2.43	15d	1	1.27mi
2130 SE Wild Meadow Cir Port Saint Lucie, FL	2.0	2.0	1440	$1,695	$1.18	15d	1	1.40mi
2058 SE Wild Meadow Cir #101 Port St Lucie, FL	2.0	2.5	1425	$2,200	$1.54	15d	1	1.41mi
1811 SE Walton Lakes Dr Port Saint Lucie, FL	2.0	1.0–2.0	1117	$1,926	$1.72	15d	6	1.46mi

HOA detail

• Monthly dues: $285 · $3,420/yr
• Likely covers: poolgym

Listing history 50 events

1. 2026-06-21
   days on market $99,900 Active 449 DOM
2. 2026-06-18
   days on market $99,900 Active 446 DOM
3. 2026-06-17
   days on market $99,900 Active 445 DOM
4. 2026-06-16
   days on market $99,900 Active 444 DOM
5. 2026-06-15
   days on market $99,900 Active 443 DOM
6. 2026-06-14
   days on market $99,900 Active 441 DOM
7. 2026-06-13
   days on market $99,900 Active 440 DOM
8. 2026-06-10
   days on market $99,900 Active 438 DOM
9. 2026-06-09
   days on market $99,900 Active 437 DOM
10. 2026-06-08
    days on market $99,900 Active 436 DOM
11. 2026-06-07
    days on market $99,900 Active 435 DOM
12. 2026-06-05
    days on market $99,900 Active 432 DOM
13. 2026-06-03
    days on market $99,900 Active 431 DOM
14. 2026-06-02
    days on market $99,900 Active 430 DOM
15. 2026-06-01
    days on market $99,900 Active 429 DOM
16. 2026-05-31
    days on market $99,900 Active 428 DOM
17. 2026-05-30
    days on market $99,900 Active 427 DOM
18. 2026-04-08
    price $99,900
19. 2026-04-06
    price $110,000
20. 2026-03-01
    status Active
21. 2026-02-28
    historical
22. 2025-03-28
    listed $120,000 Active
23. 2025-02-26
    historical
24. 2025-01-23
    price $129,000
25. 2024-11-15
    listed $139,000 Active
26. 2024-11-12
    historical
27. 2024-10-26
    price $139,900
28. 2024-08-28
    listed $145,000 Active
29. 2024-08-02
    historical
30. 2024-04-12
    price $159,900
31. 2024-03-23
    price $164,990
32. 2024-02-01
    listed $175,000 Active
33. 2017-06-19
    soldstatus $92,000
34. 2017-06-08
    soldstatus $69,000 Closed
35. 2017-05-30
    status Pending
36. 2017-05-18
    listed $69,999 Active
37. 2017-04-02
    historical
38. 2017-02-11
    price $54,000
39. 2016-12-22
    listed $59,999 Active
40. 2015-02-05
    historical
41. 2015-02-05
    historical
42. 2015-02-05
    historical
43. 2012-12-10
    listed $49,900
44. 2011-03-30
    listed $54,500
45. 2007-05-07
    listed $69,900
46. 2007-04-18
    historical
47. 2006-08-31
    soldstatus $62,000
48. 2006-08-31
    listed $94,900
49. 2006-07-07
    historical
50. 2006-03-06
    historical

ⓘ 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: $2,970 · $247/mo
• Projected year-2 tax: $2,970 · $247/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 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: $25,134
• − Mortgage interest: −$5,596
• − Property taxes: −$2,970
• − Insurance: −$500
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − HOA: −$3,420
• − Depreciation: −$2,906
• Taxable income: $5,721
• Est. tax owed @ 24.0%: −$1,373
• After-tax cash flow: $5,307/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: 27,447
• 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

-98.8% since first listed

38 events — show timeline

• 2026-04-08 Price Changed $99,900 MCRTC
• 2026-04-06 Price Changed $110,000 MCRTC
• 2026-03-01 Relisted — MCRTC
• 2026-02-28 Listing Removed — MCRTC
• 2025-03-28 Listed $120,000 MCRTC
• 2025-02-26 Listing Removed — Beaches MLS
• 2025-01-23 Price Changed $129,000 Beaches MLS
• 2024-11-15 Listed $139,000 Beaches MLS
• 2024-11-12 Listing Removed — Beaches MLS
• 2024-10-26 Price Changed $139,900 Beaches MLS
• 2024-08-28 Listed $145,000 Beaches MLS
• 2024-08-02 Listing Removed — Beaches MLS
• 2024-04-12 Price Changed $159,900 Beaches MLS
• 2024-03-23 Price Changed $164,990 Beaches MLS
• 2024-02-01 Listed $175,000 Beaches MLS
• 2017-06-19 Sold (Public Records) $92,000 Public Records
• 2017-06-08 Sold (MLS) $69,000 Beaches MLS
• 2017-05-30 Pending — Beaches MLS
• 2017-05-18 Listed $69,999 Beaches MLS
• 2017-04-02 Listing Removed — Beaches MLS
• 2017-02-11 Price Changed $54,000 Beaches MLS
• 2016-12-22 Listed $59,999 Beaches MLS
• 2015-02-05 Listing Removed — Beaches MLS
• 2015-02-05 Listing Removed — Beaches MLS
• 2015-02-05 Listing Removed — Beaches MLS
• 2012-12-10 Listed $49,900 Beaches MLS
• 2011-03-30 Listed $54,500 Beaches MLS
• 2007-05-07 Listed $69,900 Beaches MLS
• 2007-04-18 Listing Removed — Beaches MLS
• 2006-08-31 Listed $94,900 Beaches MLS
• 2006-08-31 Sold (MLS) $62,000 Beaches MLS
• 2006-07-07 Listing Removed — Beaches MLS
• 2006-03-06 Listing Removed — Beaches MLS
• 2006-01-17 Listed $99,000 Beaches MLS
• 2005-12-22 Listed $124,900 Beaches MLS
• 2005-12-19 Listing Removed — Beaches MLS
• 2005-09-27 Listed $124,900 Beaches MLS
• 2003-12-08 Sold (Public Records) $8,500,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $2,970 · +0.5% YoY. Source: county tax records.