12 Lake Vista Trl #203 · River Park, FL 34952

$89,900

1 bd · 1.5 ba · 800 sqft · Condo public records · 133 Days on market

Built 1987 $482/mo HOA · 32% 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 +17.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 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

Great second floor unit with fresh paint and floor coverings. A/C and all appliances approximately 1-2 years old. Large living area, florida room off the back and separate laundry room. Don't miss this opportunity. all sizes, measurements and info approximate, buyer to verify all.

Key facts

• New flooring
• New interior paint
• Quartz tops

Tags

• NEW FLOORING
• NEW INTERIOR PAINT
• NEW BATHROOM VANITIES
• QUARTZ TOPS
• NEW ELECTRIC FIXTURES
• NEW PLUMBING FIXTURES

Property features AI

Finance

• Other: Private road frontage, east of US-1; Directions: US 1 to Vista St Lucie entrance (North PSL)
• Financial info: Pets not allowed
• HOA & community: Community association with monthly fee (includes insurance, grounds maintenance, trash, common areas, and common real estate tax); Association amenities: clubhouse, game room, management, parking, pool, shuffleboard court, spa/hot tub, tennis courts, on-site manager, community room, library, pickleball courts, street lights; Senior community

Exterior

• Parking: Assigned parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Three-phase electric service; Cable available
• Home design: Condominium; Multi/split levels; Faces south; Resale property
• Construction: Concrete/CBS construction; Other construction materials; Composition/shingle roof; 2-story building; Built as Peppertree model; Building/complex identified as '12'
• Exterior features: Screened porch; Patio; Porch; Paved road frontage; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on main level
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling; Ceiling paddle fan(s)
• Interior features: Custom mirrors; Single-hung metal windows
• Laundry & utility: Laundry closet inside unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $71 ($854/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

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); 639 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $90k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.70% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.55×
• Total profit: $-11,338
• Equity at exit: $13,404

10-year hold

• IRR: -6.1%
• Equity multiple: 0.63×
• Total profit: $-9,252
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,527 high
• Mortgage (P&I): −$471
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$37
• HOA: −$482
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $71

Break-even live

Break-even rent $1,437

Max offer price $89,900

Occupancy floor 90%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,375	$1.72	23d	1	0.02mi
11 Lake Vista Trl #206 Port Saint Lucie, FL	2.0	2.0	1080	$1,400	$1.30	23d	1	0.06mi
8 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,500	$1.88	23d	1	0.09mi
28 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,600	$2.00	23d	1	0.13mi
30 Lake Vista Trl #205 Port Saint Lucie, FL	1.0	1.5	800	$1,300	$1.62	23d	1	0.15mi
4 Lake Vista Trl #202 Port Saint Lucie, FL	2.0	2.0	1080	$1,700	$1.57	21d	1	0.22mi
7700 Pine Lakes Blvd Port Saint Lucie, FL	1.0–3.0	1.0–2.0	1022	$1,543	$1.51	14d	16	0.27mi

HOA detail condo

• Monthly dues: $482 · $5,784/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-14
   statusdays on market $89,900 Pending 133 DOM
2. 2026-06-13
   days on market $89,900 Active Under Contract 132 DOM
3. 2026-06-10
   days on market $89,900 Active Under Contract 130 DOM
4. 2026-06-09
   days on market $89,900 Active Under Contract 129 DOM
5. 2026-06-08
   days on market $89,900 Active Under Contract 128 DOM
6. 2026-06-07
   days on market $89,900 Active Under Contract 127 DOM
7. 2026-06-05
   days on market $89,900 Active Under Contract 124 DOM
8. 2026-06-03
   days on market $89,900 Active Under Contract 123 DOM
9. 2026-06-02
   days on market $89,900 Active Under Contract 122 DOM
10. 2026-06-01
    days on market $89,900 Active Under Contract 121 DOM
11. 2026-05-31
    days on market $89,900 Active Under Contract 120 DOM
12. 2026-05-30
    days on market $89,900 Active Under Contract 119 DOM
13. 2026-04-24
    historical Active Under Contract
14. 2026-04-02
    price $89,900
15. 2026-03-24
    price $95,000
16. 2026-03-12
    price $99,900
17. 2026-02-28
    price $104,900
18. 2026-02-19
    price $109,800
19. 2026-02-10
    price $114,500
20. 2026-01-31
    listed $119,900 Active
21. 2018-07-18
    soldstatus $58,000 Closed 282-char remark

    Show marketing remark (282 chars)

    Great second floor unit with fresh paint and floor coverings. A/C and all appliances approximately 1-2 years old. Large living area, florida room off the back and separate laundry room. Don't miss this opportunity. all sizes, measurements and info approximate, buyer to verify all.

22. 2018-06-20
    historical Contingent 282-char remark

    Show marketing remark (282 chars)

    Great second floor unit with fresh paint and floor coverings. A/C and all appliances approximately 1-2 years old. Large living area, florida room off the back and separate laundry room. Don't miss this opportunity. all sizes, measurements and info approximate, buyer to verify all.

23. 2018-05-16
    status Active 282-char remark

    Show marketing remark (282 chars)

    Great second floor unit with fresh paint and floor coverings. A/C and all appliances approximately 1-2 years old. Large living area, florida room off the back and separate laundry room. Don't miss this opportunity. all sizes, measurements and info approximate, buyer to verify all.

24. 2018-05-15
    historical Contingent 282-char remark

    Show marketing remark (282 chars)

    Great second floor unit with fresh paint and floor coverings. A/C and all appliances approximately 1-2 years old. Large living area, florida room off the back and separate laundry room. Don't miss this opportunity. all sizes, measurements and info approximate, buyer to verify all.

25. 2018-03-14
    listed $62,900 Active 282-char remark

    Show marketing remark (282 chars)

    Great second floor unit with fresh paint and floor coverings. A/C and all appliances approximately 1-2 years old. Large living area, florida room off the back and separate laundry room. Don't miss this opportunity. all sizes, measurements and info approximate, buyer to verify all.

26. 2016-09-16
    soldstatus $38,000 Closed 274-char remark

    Show marketing remark (274 chars)

    GREAT OPPORTUNITY TO OWN THIS 1 BEDROOM 1 1/2 BATHROOM IN THIS DESIRABLE 55+ COMMUNITY CLOSE TO SHOPPING, RESTAURANTS, THE RIVER AND BEACHES. WITH OVER 800 SQ FT, COMMUNITY POOL, SHUFFLEBOARD, CLUBHOUSE, ACTIVITIES, LAUNDRY FACILITIES, AND MORE. CALL TODAY FOR YOUR SHOWING.

27. 2016-08-27
    historical Contingent 274-char remark

    Show marketing remark (274 chars)

    GREAT OPPORTUNITY TO OWN THIS 1 BEDROOM 1 1/2 BATHROOM IN THIS DESIRABLE 55+ COMMUNITY CLOSE TO SHOPPING, RESTAURANTS, THE RIVER AND BEACHES. WITH OVER 800 SQ FT, COMMUNITY POOL, SHUFFLEBOARD, CLUBHOUSE, ACTIVITIES, LAUNDRY FACILITIES, AND MORE. CALL TODAY FOR YOUR SHOWING.

28. 2016-08-12
    status Active 274-char remark

    Show marketing remark (274 chars)

    GREAT OPPORTUNITY TO OWN THIS 1 BEDROOM 1 1/2 BATHROOM IN THIS DESIRABLE 55+ COMMUNITY CLOSE TO SHOPPING, RESTAURANTS, THE RIVER AND BEACHES. WITH OVER 800 SQ FT, COMMUNITY POOL, SHUFFLEBOARD, CLUBHOUSE, ACTIVITIES, LAUNDRY FACILITIES, AND MORE. CALL TODAY FOR YOUR SHOWING.

29. 2016-08-09
    status Pending 274-char remark

    Show marketing remark (274 chars)

    GREAT OPPORTUNITY TO OWN THIS 1 BEDROOM 1 1/2 BATHROOM IN THIS DESIRABLE 55+ COMMUNITY CLOSE TO SHOPPING, RESTAURANTS, THE RIVER AND BEACHES. WITH OVER 800 SQ FT, COMMUNITY POOL, SHUFFLEBOARD, CLUBHOUSE, ACTIVITIES, LAUNDRY FACILITIES, AND MORE. CALL TODAY FOR YOUR SHOWING.

30. 2016-08-04
    listed $38,000 Active 274-char remark

    Show marketing remark (274 chars)

    GREAT OPPORTUNITY TO OWN THIS 1 BEDROOM 1 1/2 BATHROOM IN THIS DESIRABLE 55+ COMMUNITY CLOSE TO SHOPPING, RESTAURANTS, THE RIVER AND BEACHES. WITH OVER 800 SQ FT, COMMUNITY POOL, SHUFFLEBOARD, CLUBHOUSE, ACTIVITIES, LAUNDRY FACILITIES, AND MORE. CALL TODAY FOR YOUR SHOWING.

31. 2016-08-03
    historical
32. 2016-07-27
    status Active
33. 2016-07-26
    historical
34. 2016-04-26
    listed $45,000 Active
35. 1987-05-01
    soldstatus $44,100

ⓘ 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: $1,727 · $144/mo
• Projected year-2 tax: $1,727 · $144/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 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: $18,319
• − Mortgage interest: −$5,036
• − Property taxes: −$1,727
• − Insurance: −$450
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − HOA: −$5,784
• − Depreciation: −$2,615
• Taxable loss: −$224
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $908/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
• 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

+103.9% since first listed

23 events — show timeline

• 2026-04-24 Contingent — Beaches MLS
• 2026-04-02 Price Changed $89,900 Beaches MLS
• 2026-03-24 Price Changed $95,000 Beaches MLS
• 2026-03-12 Price Changed $99,900 Beaches MLS
• 2026-02-28 Price Changed $104,900 Beaches MLS
• 2026-02-19 Price Changed $109,800 Beaches MLS
• 2026-02-10 Price Changed $114,500 Beaches MLS
• 2026-01-31 Listed $119,900 Beaches MLS
• 2018-07-18 Sold (MLS) $58,000 Beaches MLS
• 2018-06-20 Contingent — Beaches MLS
• 2018-05-16 Relisted — Beaches MLS
• 2018-05-15 Contingent — Beaches MLS
• 2018-03-14 Listed $62,900 Beaches MLS
• 2016-09-16 Sold (MLS) $38,000 Beaches MLS
• 2016-08-27 Contingent — Beaches MLS
• 2016-08-12 Relisted — Beaches MLS
• 2016-08-09 Pending — Beaches MLS
• 2016-08-04 Listed $38,000 Beaches MLS
• 2016-08-03 Listing Removed — Beaches MLS
• 2016-07-27 Relisted — Beaches MLS
• 2016-07-26 Listing Removed — Beaches MLS
• 2016-04-26 Listed $45,000 Beaches MLS
• 1987-05-01 Sold (Public Records) $44,100 Public Records

Property tax history

+73.6%/yr

Latest (2025): $1,727 · +4.4% YoY. Source: county tax records.