Magnolia Plan · Sebastian, FL 32958

$331,900

4 bd · 2.0 ba · 1,737 sqft · SingleFamily · 70 Days on market

Excellent condition 2-car garage

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Why this score? — see what drove the D- 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 +7.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Rent growth +4.1/5.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home to the MagnoliaThe Magnolia by Maronda Homes is a stunning, single-story home design that spans 1,737 square feet, seamlessly blending functionality with modern style. Featuring four bedrooms, two bathrooms, and a 2-car garage, the Magnolia is the perfect place to call home for those seeking a spacious feel without the maintenance and upkeep of a larger space. With two different elevations available and the option to choose between a stone or brick facade on the exterior of your home, you can personalize the details to suit your design preferences perfectly.

Key facts

• Walk-in closet
• Spa-like bathroom
• Patio slab

Tags

• OPEN-CONCEPT FLOOR PLAN
• SPA-LIKE BATHROOM
• WALK-IN CLOSET
• PATIO SLAB
• LANAI
• STONE OR BRICK FACADE

🏗️ New construction. The $331,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $374,045.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $332k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-447 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (18.5% below list).
• Recommended offer: $271k (18.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#89 in FL, #1,421 nationally) — a professional / high-income tenant draw. Strengths: housing A+, crime A, health & safety A; Watch: amenities D-.
• Indian River (other): math 48% / reading 52% proficiency, ranked #35 of 73 in FL (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sebastian Elementary School (math 37% / reading 42%, grade F, #1,513 of 2,144 statewide, top 73%, 329 students, 72% FRL); Sebastian River Middle School (math 46% / reading 44%, grade D, #310 of 571 statewide, top 56%, 862 students, 65% FRL); Sebastian River High School (math 29% / reading 45%, grade F, #340 of 667 statewide, top 52%, 1,843 students, 52% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 567 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• At $2,707/mo this rent would consume 49% of the median local household income ($67k/yr) (locally 16% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Indian River County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($312k) is reasonable based on typical stale-listing flexibility.

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 $270,654 (18.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.72% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.12%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $374,045
• List price: $331,900
• Delta: -11.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
946 Roseland Rd	0.25mi	3/2.0 (-1)	1,631 (-6%)	0mo	$430,000	$264	73
865 Grandin Ave	0.07mi	3/2.0 (-1)	1,533 (-12%)	1mo	$366,000	$239	71
938 Riviera Ave	0.36mi	4/2.0	1,828 (+5%)	5mo	$375,000	$205	71
707 Barber St	0.41mi	4/2.0	1,828 (+5%)	2mo	$380,000	$208	70
1043 Landsdowne Dr	0.61mi	4/2.0	1,821 (+5%)	4mo	$366,000	$201	60
919 Landsdowne Dr	0.52mi	4/3.0	1,854 (+7%)	1mo	$357,500	$193	60
689 Layport Dr	0.74mi	3/2.0 (-1)	1,761 (+1%)	0mo	$340,000	$193	58
843 Vocelle Ave	0.37mi	3/2.0 (-1)	1,512 (-13%)	0mo	$419,900	$278	56
938 Clearmont St	0.46mi	3/2.0 (-1)	1,522 (-12%)	2mo	$367,000	$241	52
710 Rose Ave	0.47mi	3/2.0 (-1)	1,498 (-14%)	1mo	$245,000	$164	49
717 Wentworth St	0.73mi	3/2.0 (-1)	1,610 (-7%)	0mo	$250,000	$155	48
1062 Laconia St	0.68mi	3/2.0 (-1)	1,552 (-11%)	4mo	$339,990	$219	42

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 · 6.22% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.24×
• Total profit: $-79,975
• Equity at exit: $55,771

10-year hold

• IRR: -9.0%
• Equity multiple: 0.37×
• Total profit: $-66,430
• Equity at exit: $32,341

Cash invested: $104,733 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 47 active · 39 under contract
• Months of supply: 6.9 mo (15%/mo absorbed)
• Median asking: $359,900 ($204/sqft)
• Median days on market: 89 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: +5.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32958

• Home prices YoY: -13.1%
• Rents YoY: 6.2%
• Active inventory: 567
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,707 high
• Mortgage (P&I): −$1,962
• Tax est. 1.5%: −$468 /mo · $5,611/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $-447

Break-even live

Break-even rent $3,272

Max offer price $309,396

Occupancy floor —

Sensitivity live

Price	-10% $-188	-5% $-318	+0% $-447	+5% $-576	+10% $-705
Rent	-10% $-661	-5% $-554	+0% $-447	+5% $-340	+10% $-233
Rate	-1.0pp $-258	-0.5pp $-352	base $-447	+0.5pp $-544	+1.0pp $-642

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: $93,511
• Closing costs: $11,221
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
865 Beard Ave Sebastian, FL	4.0	2.0	1934	$3,200	$1.65	6d	1	0.16mi
834 Jamaica Ave Sebastian, FL	3.0	2.0	1178	$2,400	$2.04	6d	1	0.26mi
882 Foster Ave Sebastian, FL	3.0	2.0	1080	$2,450	$2.27	6d	1	0.29mi
810 Jamaica Ave Sebastian, FL	4.0	2.0	1851	$3,000	$1.62	109d	1	0.29mi
757 Beard Ave Sebastian, FL	3.0	2.0	1232	$3,000	$2.44	6d	1	0.38mi
974 Riviera Ave Sebastian, FL	3.0	2.0	1799	$1,600	$0.89	6d	1	0.38mi
1018 Landsdowne Dr Sebastian, FL	3.0	2.0	1740	$2,000	$1.15	6d	1	0.60mi
511 Biscayne Ln Sebastian, FL	3.0	2.0	1200	$2,150	$1.79	6d	1	0.74mi
1343 Shoreline Cir Sebastian, FL	3.0	2.0	2222	$3,650	$1.64	6d	1	0.76mi
486 Biscayne Ln Sebastian, FL	4.0	2.0	1769	$2,250	$1.27	109d	1	0.81mi
732 Wimbrow Dr Unit 2 Sebastian, FL	3.0	2.0	1224	$2,700	$2.21	6d	1	0.85mi
1110 Barber St Sebastian, FL	3.0	2.0	1324	$2,100	$1.59	6d	1	1.01mi
1242 Laconia St Sebastian, FL	3.0	2.0	1548	$2,200	$1.42	6d	1	1.04mi
832 Carnation Dr Sebastian, FL	3.0	2.0	1400	$2,500	$1.79	6d	1	1.07mi
990 Genesee Ave Sebastian, FL	3.0	2.0	1972	$3,000	$1.52	6d	1	1.15mi
462 Lloyd St Sebastian, FL	3.0	2.0	1564	$2,400	$1.53	116d	1	1.17mi
324 Seaside Ter Sebastian, FL	3.0	2.0	1733	$2,200	$1.27	6d	1	1.19mi
1192 Croquet Ln Sebastian, FL	4.0	2.0	2012	$2,640	$1.31	109d	1	1.23mi
632 Bayfront Ter Sebastian, FL	3.0	2.0	1885	$2,350	$1.25	109d	1	1.23mi
365 Fordham St Sebastian, FL	4.0	2.0	1893	$2,031	$1.07	3d	1	1.30mi
351 Del Monte Rd Unit B Sebastian, FL	3.0	2.0	1416	$1,900	$1.34	109d	1	1.34mi
351 Del Monte Rd Unit B Sebastian, FL	3.0	2.0	1416	$1,900	$1.34	116d	1	1.34mi
246 S Wimbrow Dr Sebastian, FL	3.0	2.0	1364	$3,000	$2.20	109d	1	1.47mi

Property features AI

Finance

• Other: Address: 843 Roseland Rd, Sebastian FL 32958
• Financial info: List price $319,000

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family planActive listing
• Exterior features: Living area approximately 1,737

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Magnolia (new construction plan)

Listing history 50 events

1. 2026-09-04
   days on market $331,900 Active 70 DOM
2. 2026-09-03
   pricedays on market $331,900 Active 69 DOM
3. 2026-08-30
   days on market $326,900 Active 65 DOM
4. 2026-08-29
   days on market $326,900 Active 64 DOM
5. 2026-08-28
   days on market $326,900 Active 63 DOM
6. 2026-08-27
   days on market $326,900 Active 62 DOM
7. 2026-08-26
   days on market $326,900 Active 61 DOM
8. 2026-08-25
   days on market $326,900 Active 60 DOM
9. 2026-08-24
   days on market $326,900 Active 59 DOM
10. 2026-08-23
    days on market $326,900 Active 58 DOM
11. 2026-08-22
    days on market $326,900 Active 57 DOM
12. 2026-08-21
    days on market $326,900 Active 56 DOM
13. 2026-08-20
    days on market $326,900 Active 55 DOM
14. 2026-08-19
    days on market $326,900 Active 54 DOM
15. 2026-08-18
    days on market $326,900 Active 53 DOM
16. 2026-08-17
    days on market $326,900 Active 52 DOM
17. 2026-08-16
    days on market $326,900 Active 51 DOM
18. 2026-08-15
    days on market $326,900 Active 50 DOM
19. 2026-08-14
    days on market $326,900 Active 49 DOM
20. 2026-08-13
    days on market $326,900 Active 48 DOM
21. 2026-08-12
    days on market $326,900 Active 47 DOM
22. 2026-08-11
    days on market $326,900 Active 46 DOM
23. 2026-08-10
    days on market $326,900 Active 45 DOM
24. 2026-08-09
    days on market $326,900 Active 44 DOM
25. 2026-08-08
    days on market $326,900 Active 43 DOM
26. 2026-08-07
    days on market $326,900 Active 42 DOM
27. 2026-08-06
    days on market $326,900 Active 41 DOM
28. 2026-08-05
    days on market $326,900 Active 40 DOM
29. 2026-08-04
    days on market $326,900 Active 39 DOM
30. 2026-08-03
    pricedays on market $326,900 Active 38 DOM
31. 2026-07-31
    days on market $321,900 Active 35 DOM
32. 2026-07-29
    days on market $321,900 Active 33 DOM
33. 2026-07-27
    days on market $321,900 Active 31 DOM
34. 2026-07-25
    days on market $321,900 Active 29 DOM
35. 2026-07-23
    days on market $321,900 Active 27 DOM
36. 2026-07-22
    days on market $321,900 Active 26 DOM
37. 2026-07-22
    days on market $321,900 Active 25 DOM
38. 2026-07-19
    days on market $321,900 Active 22 DOM
39. 2026-07-16
    days on market $321,900 Active 20 DOM
40. 2026-07-16
    days on market $321,900 Active 19 DOM
41. 2026-07-14
    days on market $321,900 Active 18 DOM
42. 2026-07-13
    days on market $321,900 Active 17 DOM
43. 2026-07-12
    days on market $321,900 Active 16 DOM
44. 2026-07-11
    days on market $321,900 Active 15 DOM
45. 2026-07-10
    days on market $321,900 Active 14 DOM
46. 2026-07-09
    days on market $321,900 Active 13 DOM
47. 2026-07-08
    days on market $321,900 Active 12 DOM
48. 2026-07-07
    days on market $321,900 Active 11 DOM
49. 2026-07-06
    days on market $321,900 Active 10 DOM
50. 2026-07-05
    days on market $321,900 Active 9 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 23 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: $32,478
• − Mortgage interest: −$20,952
• − Property taxes: −$5,611
• − Insurance: −$1,870
• − Repairs & maintenance: −$2,598
• − Management: −$2,598
• − Depreciation: −$10,881
• Taxable loss: −$12,033
• Est. tax savings @ 24.0%: +$2,888
• After-tax cash flow: $-2,473/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.

Condition & rehab AI · 6 photos

Excellent 95/100 None rehab

This Magnolia by Maronda Homes is in excellent condition with no visible repairs needed. It offers a spacious and modern floor plan, making it an ideal move-in-ready home for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can improve convenience and attract tech-savvy buyers/renters. ↑
• Both Upgrading appliances — Modern appliances can make the home more appealing to buyers/renters. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, attracting eco-conscious buyers/renters. ↑

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Sebastian Elementary School F FL #1,513/2,144 Nat'l #19,648/41,679 Middle Sebastian River Middle School D FL #310/571 Nat'l #4,622/14,009 High Sebastian River High School F FL #340/667 Nat'l #9,001/17,239

Schools (NCES district)

• District: Indian River
• NCES district ID: 1200930
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $46,597
• Composite: 42.45/100
• National rank: #3218
• State rank: #35 of 73 in FL

A Composite livability gradescore 81/100

Livability — Sebastian

• Score: 81/100
• State rank: #89
• US rank: #1421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sebastian, FL
• County: Indian River County · 165,104 people
• City population: 30,023
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 30,023
• Household income: $66,840
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 16% of renters

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Population outlook (Indian River County) Hauer SSP2

• Today (2025): 165,104 people
• By 2030: 172,869 · +4.7%
• By 2040: 185,640 · +12.4%
• By 2050: 194,465 · +17.8%
• By 2075: 211,115 · +27.9%
• By 2100: 211,781 · +28.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 7% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 3%
• Common ancestry: Lithuanian 4% Slovak 4% Romanian 3%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% Russian/Polish/Slavic 1%

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Political lean MEDSL · Indian River

• 2024 margin: Strong R (+27.4) · D 36.0% · R 63.4%
• 2008→2024 swing: -12.5pp toward R · 2008: -14.8pp · 2024: -27.4pp
• All cycles: 2024: R+27.4 2020: R+21.6 2016: R+24.5 2012: R+22.3 2008: R+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.85%
• Current HPI: 330.1691
• Rent YoY: ▲ 6.22%
• Metro: Sebastian-Vero Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Address: 843 Roseland Rd, Sebastian FL 32958
• Financial info: List price $319,000

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family planActive listing
• Exterior features: Living area approximately 1,737

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Magnolia (new construction plan)