35 S Alhambra Ln · River Park, FL 34952

$164,000

2 bd · 2.0 ba · 1,463 sqft · SingleFamily public records · 194 Days on market

Built 2019 4,356 sqft lot Est $215k · 24% under ↓ 32% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +7.2/10.0
• 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

Want ELEGANCE, DURABILITY, SAFETY & AFFORDABILITY? This 2019 2bed/2bath home in a 55+comm. is BUILT to LAST. Concrete Block Construction is designed to withstand storms & Metal Roof, built over 5/8'' Plywood offers maximum strength. KeyPad Entry, OpenConcept, Vaulted Ceilings, LED Recessed Lights, Large rooms, GRANITECountertops, Stainless Steel Appl, MoenFaucets. Master suite w/ walk-in closet, en-suite bathroom w/ dual sinks & handheld shower head. Separate laundry room. LARGE PATIO & front porch w/ WATER VIEWS. PRIME LOCATION; beach, shopping, mall, grocery, bank, hospital, postal & more! Lot leaseONLY 637.77 includes trash, lawn care, Clubhouse w/ Activitie

Key facts

• Metal roof
• Open concept
• Key pad entry

Tags

• CONCRETE BLOCK CONSTRUCTION
• METAL ROOF
• KEY PAD ENTRY
• OPEN CONCEPT
• VAULTED CEILINGS
• LED RECESSED LIGHTING

Property features AI

Finance

• Financial info: Pets allowed; Senior community
• HOA & community: Community amenities include: clubhouse, pool, spa/hot tub, fitness center, tennis courts, pickleball courts, bocce ball, shuffleboard court, golf course, dog park, billiard room, library, community room, workshop area, manager on site; Association fee includes grounds maintenance, trash, and golf

Exterior

• Parking: Attached garage (1 car); 1 covered space; 2 open parking spaces
• Security: Fire alarm; Security patrol
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; One-story; Resale property; Faces east
• Construction: Concrete/CBS construction; Metal roof
• Exterior features: Open patio; Open porch; Patio; Porch; No waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Walk-in closets; Closet cabinetry; Unfurnished
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $144k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 6.4% in River Park — 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 69/100 on livability (#451 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: amenities F, employment F, health & safety D-.
• 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; 13 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 39% 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 $5k 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 194 days — a 12% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $16k (9%) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 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. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.88%
• DSCR: 1.44
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $215,061
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Golf Dr	0.07mi	2/2.0	1,427 (-2%)	13mo	$160,000	$112	82
45 Florida Way	0.46mi	2/2.0	1,451 (-1%)	2mo	$165,000	$114	75
53 El Camino Real	0.55mi	2/2.0	1,462 (-0%)	2mo	$259,000	$177	73
20 Camino Del Rio	0.45mi	2/2.0	1,446 (-1%)	5mo	$259,000	$179	73
9 Kachina Ln	0.60mi	2/2.0	1,462 (-0%)	2mo	$259,000	$177	70
11 Nogales Way	0.43mi	2/2.0	1,451 (-1%)	15mo	$205,000	$141	66
39 SE Flamenco Way	0.42mi	2/2.0	1,357 (-7%)	6mo	$200,000	$147	63
8 Santa Maria Ct	0.47mi	2/2.0	1,319 (-10%)	3mo	$145,000	$110	59
45 Huarte Way	0.67mi	2/2.0	1,319 (-10%)	13mo	$142,000	$108	41
8241 Maidencane Pl	0.49mi	3/2.0 (+1)	1,656 (+13%)	12mo	$360,000	$217	40

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: 0.90×
• Total profit: $-4,574
• Equity at exit: $24,453

10-year hold

• IRR: 5.8%
• Equity multiple: 1.41×
• Total profit: $18,693
• Equity at exit: $14,180

Cash invested: $45,920 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,993 high
• Mortgage (P&I): −$860
• Tax from tax record: −$268 /mo · $3,221/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $378

Break-even live

Break-even rent $1,515

Max offer price $164,000

Occupancy floor 76%

Sensitivity live

Price	-10% $471	-5% $424	+0% $378	+5% $332	+10% $285
Rent	-10% $221	-5% $299	+0% $378	+5% $457	+10% $535
Rate	-1.0pp $461	-0.5pp $420	base $378	+0.5pp $336	+1.0pp $292

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.79mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,878	$1.84	15d	16	0.90mi
124 E Arbor Ave Port Saint Lucie, FL	3.0	1.0	964	$2,550	$2.65	15d	1	0.97mi
730 SE White Ave Port Saint Lucie, FL	2.0	2.0	1386	$10,000	$7.22	24d	1	1.09mi
805 SE Cavern Ave Port Saint Lucie, FL	3.0	2.0	1732	$2,500	$1.44	24d	1	1.16mi
14 Lake Vista Trl #101 Port Saint Lucie, FL	2.0	2.0	1170	$2,200	$1.88	24d	1	1.17mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	24d	1	1.22mi
26 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,500	$1.28	24d	1	1.27mi
326 Shady Ln Port Saint Lucie, FL	3.0	2.0	1030	$2,250	$2.18	24d	1	1.30mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	22d	1	1.31mi
2 Lake Vista Trl #107 Port Saint Lucie, FL	2.0	2.0	1170	$1,850	$1.58	24d	1	1.35mi
1 Lake Vista Trl #201 Port Saint Lucie, FL	2.0	2.0	1170	$1,800	$1.54	24d	1	1.37mi
400 NW Prima Vista Blvd Port St Lucie, FL	2.0	2.0	1566	$2,300	$1.47	24d	1	1.46mi

Listing history 31 events

1. 2026-06-21
   days on market $164,000 Active 194 DOM
2. 2026-06-18
   days on market $164,000 Active 191 DOM
3. 2026-06-17
   days on market $164,000 Active 190 DOM
4. 2026-06-16
   days on market $164,000 Active 189 DOM
5. 2026-06-15
   days on market $164,000 Active 188 DOM
6. 2026-06-14
   days on market $164,000 Active 186 DOM
7. 2026-06-13
   days on market $164,000 Active 185 DOM
8. 2026-06-10
   days on market $164,000 Active 183 DOM
9. 2026-06-09
   days on market $164,000 Active 182 DOM
10. 2026-06-08
    days on market $164,000 Active 181 DOM
11. 2026-06-07
    days on market $164,000 Active 180 DOM
12. 2026-06-05
    days on market $164,000 Active 177 DOM
13. 2026-06-03
    days on market $164,000 Active 176 DOM
14. 2026-06-02
    days on market $164,000 Active 175 DOM
15. 2026-06-01
    days on market $164,000 Active 174 DOM
16. 2026-05-31
    days on market $164,000 Active 173 DOM
17. 2026-05-30
    days on market $164,000 Active 172 DOM
18. 2026-03-06
    price $164,000
19. 2026-01-11
    price $169,000
20. 2025-12-09
    listed $179,999 Active
21. 2025-11-20
    historical
22. 2025-10-30
    price $180,000
23. 2025-06-08
    status Active
24. 2025-06-01
    historical
25. 2025-05-16
    price $199,000
26. 2025-05-03
    price $210,000
27. 2024-05-07
    listed $220,000 Active
28. 2024-04-26
    historical
29. 2023-11-03
    status Active
30. 2023-10-21
    historical
31. 2023-04-21
    listed $240,000 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: $3,221 · $268/mo
• Projected year-2 tax: $3,221 · $268/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $23,920
• − Mortgage interest: −$9,187
• − Property taxes: −$3,221
• − Insurance: −$820
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − Depreciation: −$4,771
• Taxable income: $2,095
• Est. tax owed @ 24.0%: −$503
• After-tax cash flow: $4,033/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

• 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

-31.7% since first listed

14 events — show timeline

• 2026-03-06 Price Changed $164,000 Beaches MLS
• 2026-01-11 Price Changed $169,000 Beaches MLS
• 2025-12-09 Listed $179,999 Beaches MLS
• 2025-11-20 Listing Removed — Beaches MLS
• 2025-10-30 Price Changed $180,000 Beaches MLS
• 2025-06-08 Relisted — Beaches MLS
• 2025-06-01 Listing Removed — Beaches MLS
• 2025-05-16 Price Changed $199,000 Beaches MLS
• 2025-05-03 Price Changed $210,000 Beaches MLS
• 2024-05-07 Listed $220,000 Beaches MLS
• 2024-04-26 Listing Removed — Beaches MLS
• 2023-11-03 Relisted — Beaches MLS
• 2023-10-21 Listing Removed — Beaches MLS
• 2023-04-21 Listed $240,000 Beaches MLS

Property tax history

+11.8%/yr

Latest (2025): $3,221 · +0.4% YoY. Source: county tax records.