137 Imperial Way · Lakewood Park, FL 34951

$99,900

2 bd · 1.5 ba · 736 sqft · Manufactured public records · 12 Days on market

Built 1984 0.26 ac lot Est $118k · 16% under

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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 +30.0/30.0
• ARV discount +14.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.26 acre lot
• 2 parking spots
• Built 1984

Property features AI

Finance

• Other: Oversized lot; Asphalt road surface on a publicly maintained road
• Financial info: Not a land-lease property; Pets allowed with no restrictions

Exterior

• Parking: Two total parking spaces; Attached carport (1 covered carport space, aggregate surface)
• Utilities: Well water; Septic tank sewer; 100 amp electrical service; Water not available (utility note)
• Home design: Single wide mobile home; One story; Front entry; Property listed as resale; Faces northeast; City street frontage
• Construction: Composition roof; Skirt described as 'Other'; Foundation listed as none; Construction materials listed as 'Other'; Living area reported separately from building total
• Exterior features: Open patio; Patio

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Laminate flooring
• Bathrooms: One full bathroom; One half bathroom (total two bathrooms)
• Heating & cooling: Individual central heating; Central air conditioning
• Interior features: No notable interior built-in features listed; Windows described as 'Other' window features

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.0% vs local median 5.7% in Lakewood 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 63/100 on livability (#719 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, 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.
• Market conditions: 294 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• This rent runs 34% of the median local income ($63k/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 + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 24y 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.
• Current owner paid $60k; list at $100k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $99,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.77% ✓
• Cap rate: 14.03%
• Cash-on-cash: 27.62%
• DSCR: 2.23
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $118,496
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
152 Liberty Way	0.14mi	3/1.0 (+1)	744 (+1%)	16mo	$120,000	$161	71
168 Vindale Ave	0.13mi	3/2.0 (+1)	672 (-9%)	14mo	$105,000	$156	61

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 1.89×
• Total profit: $24,880
• Equity at exit: $14,895

10-year hold

• IRR: 29.8%
• Equity multiple: 3.67×
• Total profit: $74,731
• 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 34951

• Home prices YoY: -23.6%
• Active inventory: 294
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,770 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$189 /mo · $2,271/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $644

Break-even live

Break-even rent $955

Max offer price $99,900

Occupancy floor 59%

Sensitivity live

Price	-10% $700	-5% $672	+0% $644	+5% $615	+10% $587
Rent	-10% $504	-5% $574	+0% $644	+5% $714	+10% $784
Rate	-1.0pp $694	-0.5pp $669	base $644	+0.5pp $618	+1.0pp $592

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5214 Armina Pl Fort Pierce, FL	1.0	1.0	500	$1,400	$2.80	15d	1	0.93mi

Listing history 8 events

1. 2026-06-21
   days on market $99,900 Active 12 DOM
2. 2026-06-18
   days on market $99,900 Active 9 DOM
3. 2026-06-17
   days on market $99,900 Active 8 DOM
4. 2026-06-16
   days on market $99,900 Active 7 DOM
5. 2026-06-15
   days on market $99,900 Active 6 DOM
6. 2026-06-14
   days on market $99,900 Active 4 DOM
7. 2026-06-13
   days on market $99,900 Active 3 DOM
8. 2026-06-10
   listed $99,900 Active 1 DOM

ⓘ 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: $2,271 · $189/mo
• Projected year-2 tax: $2,271 · $189/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) · 36% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,243
• − Mortgage interest: −$5,596
• − Property taxes: −$2,271
• − Insurance: −$500
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$2,906
• Taxable income: $6,572
• Est. tax owed @ 24.0%: −$1,577
• After-tax cash flow: $6,148/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 — Lakewood Park

• Score: 63/100
• State rank: #719
• US rank: #15407

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment C Housing A+ Health & safety D- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakewood Park, FL
• County: Saint Lucie County · 337,150 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 17,148
• Household income: $63,122
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 140.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 3% Vietnamese 1%

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: ▼ -106.06%
• Current HPI: 343.1376
• Rent YoY: —
• 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

+668.5% since first listed

11 events — show timeline

• 2026-06-09 Listed $99,900 Beaches MLS
• 2014-10-09 Listing Removed — Beaches MLS
• 2014-05-06 Listing Removed — Beaches MLS
• 2008-01-13 Listed $55,000 Beaches MLS
• 2007-06-13 Listed $69,900 Beaches MLS
• 2006-09-11 Sold (Public Records) $60,000 Public Records
• 2003-01-08 Sold (Public Records) $37,900 Public Records
• 2002-12-16 Sold (MLS) $37,900 Beaches MLS
• 2002-12-12 Listing Removed — Beaches MLS
• 2002-10-08 Listed $37,900 Beaches MLS
• 1979-06-01 Sold (Public Records) $13,000 Public Records

Property tax history

+13.8%/yr

Latest (2025): $2,271 · +456.0% YoY. Source: county tax records.