7650 Red Crossbill Ct · Indian River Estates, FL 34952

$179,900

3 bd · 2.0 ba · 1,784 sqft · Manufactured public records · 47 Days on market

Built 2006 10,454 sqft lot Est $194k · 7% under $309/mo HOA · 14% of rent

---

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 +22.2/30.0
• ARV discount +10.9/15.0
• 1% rule +7.3/10.0
• DSCR +7.1/10.0
• 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 MLS

Enjoy this large 3 BR 2 Bth home located in the premier Savanna Club 55 and over Community. This home features a split plan style ranch manufactured home. The kitchen is large with Island sink and cabinet pantry. the family room is extra large with a large volume ceiling patio off if it. The living/dining room is huge and the washer/dryer utility room is indoor. The master bedroom is extra large and the master bath has dual sinks, separate shower and roman tub. The community has pools, Tennis, Golf, Trails, and much much more.

Key facts

• Island seating
• Treed corner lot
• Screened porch

Tags

• TREED CORNER LOT
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• ISLAND SEATING
• GLASS FRONT CABINETS
• SCREENED PORCH

Property features AI

Finance

• Other: Property has public records listing for building area
• Financial info: Monthly association fee; Monthly land lease payment
• HOA & community: Association with monthly fee (includes cable TV, internet, trash); Community amenities include clubhouse, fitness center, pool (heated), spa/hot tub, tennis courts, pickleball court, basketball court, billiard/game rooms, golf course access, trails, business center, cafe/restaurant, hobby room, library, recreation facilities, street lights; Senior community; Pets allowed (cats and dogs; number limits apply); Land lease in place (monthly)

Exterior

• Parking: Attached carport; Carport with 1 covered space; 2 open parking spaces (3 total)
• Utilities: Public water; Public sewer; Cable available; Electricity connected; Water connected
• Home design: Manufactured home; Single-story; Resale; Faces west
• Construction: Vinyl siding; Modular / pre-fab construction; Shingle roof
• Exterior features: Covered patio; Screened porch; Patio; Porch; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Kitchen island; Vaulted ceilings; Walk-in closets; Split bedroom layout; Roman tub
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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+, schools F, amenities 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; 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 43% 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 47 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $135k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.23% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $194,456
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2968 Eagles Nest Way	0.32mi	3/2.0	1,786 (+0%)	8mo	$199,999	$112	78
2948 Eagles Nest Way	0.33mi	3/2.0	1,786 (+0%)	15mo	$125,000	$70	72
7822 White Ibis Ln	0.31mi	3/2.0	1,612 (-10%)	2mo	$115,000	$71	68
7728 Mcclintock Ct	0.22mi	2/2.0 (-1)	1,692 (-5%)	11mo	$185,000	$109	67
2847 Eagles Nest Way	0.27mi	3/2.0	1,808 (+1%)	24mo	$279,000	$154	66
7808 Horned Lark Cir	0.33mi	2/2.0 (-1)	1,904 (+7%)	6mo	$244,900	$129	63
8112 Long Dr	0.49mi	3/2.0	1,786 (+0%)	18mo	$122,000	$68	62
2852 Eagles Nest Way	0.26mi	2/2.0 (-1)	1,724 (-3%)	22mo	$165,000	$96	59
3815 Sandlace Ct	0.33mi	3/2.0	1,641 (-8%)	16mo	$190,000	$116	58
7707 Mcclintock Way	0.18mi	2/2.0 (-1)	1,609 (-10%)	19mo	$160,000	$99	54
7917 Horned Lark Cir	0.43mi	3/2.0	1,915 (+7%)	22mo	$250,000	$131	49

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-12,776
• Equity at exit: $26,824

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $3,940
• Equity at exit: $15,554

Cash invested: $50,372 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,205 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$123 /mo · $1,472/yr
• Insurance: −$75
• HOA: −$309
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $292

Break-even live

Break-even rent $1,835

Max offer price $179,900

Occupancy floor 82%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
71 W Caribbean Port St. Lucie, FL	2.0	2.0	1417	$1,700	$1.20	23d	1	1.49mi

HOA detail

• Monthly dues: $309 · $3,708/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-18
   days on market $179,900 Active 47 DOM
2. 2026-06-17
   remarks 695-char remark
3. 2026-06-17
   days on market $179,900 Active 46 DOM
4. 2026-06-16
   days on market $179,900 Active 45 DOM
5. 2026-06-15
   days on market $179,900 Active 44 DOM
6. 2026-06-14
   days on market $179,900 Active 42 DOM
7. 2026-06-13
   days on market $179,900 Active 41 DOM
8. 2026-06-10
   days on market $179,900 Active 39 DOM
9. 2026-06-09
   days on market $179,900 Active 38 DOM
10. 2026-06-08
    days on market $179,900 Active 37 DOM
11. 2026-06-07
    days on market $179,900 Active 36 DOM
12. 2026-06-05
    days on market $179,900 Active 33 DOM
13. 2026-06-03
    days on market $179,900 Active 32 DOM
14. 2026-06-02
    days on market $179,900 Active 31 DOM
15. 2026-06-01
    days on market $179,900 Active 30 DOM
16. 2026-05-31
    days on market $179,900 Active 29 DOM
17. 2026-05-30
    days on market $179,900 Active 28 DOM
18. 2026-05-24
    price $179,900
19. 2026-05-02
    listed $184,900 Active
20. 2021-06-17
    soldstatus $135,000
21. 2021-05-13
    status Pending 532-char remark

    Show marketing remark (532 chars)

    Enjoy this large 3 BR 2 Bth home located in the premier Savanna Club 55 and over Community. This home features a split plan style ranch manufactured home. The kitchen is large with Island sink and cabinet pantry. the family room is extra large with a large volume ceiling patio off if it. The living/dining room is huge and the washer/dryer utility room is indoor. The master bedroom is extra large and the master bath has dual sinks, separate shower and roman tub. The community has pools, Tennis, Golf, Trails, and much much more.

22. 2021-05-12
    soldstatus $92,000 Closed 532-char remark

    Show marketing remark (532 chars)

    Enjoy this large 3 BR 2 Bth home located in the premier Savanna Club 55 and over Community. This home features a split plan style ranch manufactured home. The kitchen is large with Island sink and cabinet pantry. the family room is extra large with a large volume ceiling patio off if it. The living/dining room is huge and the washer/dryer utility room is indoor. The master bedroom is extra large and the master bath has dual sinks, separate shower and roman tub. The community has pools, Tennis, Golf, Trails, and much much more.

23. 2021-02-12
    price $99,900 532-char remark

    Show marketing remark (532 chars)

    Enjoy this large 3 BR 2 Bth home located in the premier Savanna Club 55 and over Community. This home features a split plan style ranch manufactured home. The kitchen is large with Island sink and cabinet pantry. the family room is extra large with a large volume ceiling patio off if it. The living/dining room is huge and the washer/dryer utility room is indoor. The master bedroom is extra large and the master bath has dual sinks, separate shower and roman tub. The community has pools, Tennis, Golf, Trails, and much much more.

24. 2021-01-06
    listed $129,000 Active 532-char remark

    Show marketing remark (532 chars)

    Enjoy this large 3 BR 2 Bth home located in the premier Savanna Club 55 and over Community. This home features a split plan style ranch manufactured home. The kitchen is large with Island sink and cabinet pantry. the family room is extra large with a large volume ceiling patio off if it. The living/dining room is huge and the washer/dryer utility room is indoor. The master bedroom is extra large and the master bath has dual sinks, separate shower and roman tub. The community has pools, Tennis, Golf, Trails, and much much more.

ⓘ 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: $1,472 · $123/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$22/yr (+$2/mo · 1.5%)

ⓘ 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 · 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: $26,458
• − Mortgage interest: −$10,077
• − Property taxes: −$1,472
• − Insurance: −$900
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − HOA: −$3,708
• − Depreciation: −$5,233
• Taxable income: $835
• Est. tax owed @ 24.0%: −$200
• After-tax cash flow: $3,301/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

+39.5% since first listed

7 events — show timeline

• 2026-05-24 Price Changed $179,900 Beaches MLS
• 2026-05-02 Listed $184,900 Beaches MLS
• 2021-06-17 Sold (Public Records) $135,000 Public Records
• 2021-05-13 Pending — Beaches MLS
• 2021-05-12 Sold (MLS) $92,000 Beaches MLS
• 2021-02-12 Price Changed $99,900 Beaches MLS
• 2021-01-06 Listed $129,000 Beaches MLS

Property tax history

+7.2%/yr

Latest (2025): $1,472 · +4.3% YoY. Source: county tax records.