835 18th St #310 · Vero Beach, FL 32960

$140,000

2 bd · 2.0 ba · 960 sqft · Condo public records · 100 Days on market

Built 1973 $425/mo HOA · 22% 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 +16.2/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION!!!! Located in the heart of Vero Beach, this TURNKEY 2 bedroom 2 bath condo is convenient to shopping, dining and less than 3 miles to the beach! Villamar is a 55+ community where you can enjoy a heated community pool & shuffleboard. This building has recently been painted and a has new roof. Washer and Dryer in the unit are new! HOA includes, water, trash and sewer.

Key facts

• New washer and dryer
• Shuffleboard
• New roof

Tags

• HEATED COMMUNITY POOL
• SHUFFLEBOARD
• RECENTLY BEEN PAINTED
• NEW ROOF
• NEW WASHER AND DRYER

Property features AI

Finance

• Other: Living area listed as 960 (value provided by listing)
• HOA & community: Monthly HOA fee of $425; HOA covers water, trash, common areas, reserve funds, and recreation facility; Community amenities include clubhouse, pool, shuffleboard court, community room, and library; Senior community

Exterior

• Parking: Assigned parking
• Utilities: Water service included in HOA; Trash service included in HOA
• Home design: Condominium; Resale property; 2-story building
• Construction: Block construction
• Exterior features: Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No special interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $75 ($900/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 2.9% in Vero Beach — 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 80/100 on livability (#116 in FL, #1,784 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, health & safety A+; Watch: employment D+, 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.
• Market conditions: Rents soft (-1.7%/yr); 206 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• This rent runs 42% of the median local income ($55k/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 $968 of loan paydown is wiped out by about $4k 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 100 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $140k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.36% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.41×
• Total profit: $-23,163
• Equity at exit: $20,874

10-year hold

• IRR: -21.0%
• Equity multiple: 0.13×
• Total profit: $-34,263
• Equity at exit: $12,105

Cash invested: $39,200 (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 32960

• Home prices YoY: -25.5%
• Rents YoY: -1.7%
• Active inventory: 206
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,899 high
• Mortgage (P&I): −$734
• Tax from tax record: −$207 /mo · $2,488/yr
• Insurance: −$58
• HOA: −$425
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $75

Break-even live

Break-even rent $1,804

Max offer price $140,000

Occupancy floor 91%

Sensitivity live

Price	-10% $154	-5% $115	+0% $75	+5% $35	+10% $-4
Rent	-10% $-75	-5% $0	+0% $75	+5% $150	+10% $225
Rate	-1.0pp $146	-0.5pp $111	base $75	+0.5pp $39	+1.0pp $2

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
939 19th St Unit 961 Vero Beach, FL	2.0	2.0	1000	$1,850	$1.85	21d	1	0.18mi
686 17th St Vero Beach, FL	2.0	1.0	950	$1,700	$1.79	13d	2	0.27mi
715 19th Pl Vero Beach, FL	1.0–2.0	1.0–2.0	600	$1,925	$3.21	13d	7	0.29mi
635 18th Pl Vero Beach, FL	3.0	2.0	1120	$2,300	$2.05	21d	1	0.30mi
1745 6th Ave Unit 7(R) Vero Beach, FL	2.0	1.0	800	$1,550	$1.94	21d	1	0.33mi
974 14th Ln Vero Beach, FL	1.0–3.0	1.0–3.0	1828	$4,049	$2.21	13d	32	0.33mi
1765 6th Ave Vero Beach, FL	2.0	1.0	800	$1,550	$1.94	21d	1	0.34mi
923 22nd Pl #106 Vero Beach, FL	2.0	2.0	860	$1,600	$1.86	21d	1	0.46mi
808 22nd St Unit 8 Vero Beach, FL	2.0	2.0	1000	$1,465	$1.47	21d	1	0.48mi
400 18th St Vero Beach, FL	2.0	2.0	1065	$1,575	$1.48	21d	1	0.53mi
400 18th St Vero Beach, FL	2.0	2.0	1065	$1,512	$1.42	13d	2	0.53mi
1100 Ponce de Leon Cir #305 Vero Beach, FL	2.0	2.0	840	$1,350	$1.61	21d	1	0.56mi
2222 Ponce De Leon Cir Unit B Vero Beach, FL	2.0	1.0	970	$1,650	$1.70	13d	1	0.58mi
1429 19th Pl #4 Vero Beach, FL	2.0	1.0	873	$1,800	$2.06	21d	1	0.60mi
1450 5th Ave Vero Beach, FL	3.0	2.0	1124	$2,400	$2.14	21d	1	0.64mi
516 13th Pl Vero Beach, FL	3.0	2.0	1102	$1,800	$1.63	21d	1	0.67mi
2359 De Soto Ave Vero Beach, FL	1.0	1.0	570	$1,500	$2.63	21d	1	0.70mi
1510 3rd Ct Vero Beach, FL	3.0	2.0	950	$6,000	$6.32	13d	1	0.71mi
1845 Robalo Dr Unit 205 Vero Beach, FL	2.0	2.0	1000	$2,500	$2.50	21d	1	0.75mi
1200 6th Dr Vero Beach, FL	2.0	2.0	800	$1,550	$1.94	13d	1	0.75mi
1815 Robalo Dr Unit C201 Vero Beach, FL	1.0	1.0	650	$1,700	$2.62	13d	1	0.76mi
1936 18th Ave Unit A Vero Beach, FL	2.0	1.0	1100	$2,000	$1.82	21d	1	0.78mi
1860 Robalo Dr Vero Beach, FL	2.0	2.0	950	$2,600	$2.74	21d	2	0.79mi
1830 Robalo Dr Apt B103 Vero Beach, FL	1.0	1.0	650	$2,100	$3.23	13d	1	0.80mi
1935 Cobia Dr Unit 202E Vero Beach, FL	2.0	2.0	1000	$2,250	$2.25	21d	1	0.84mi
1825 Cobia Dr Unit 103H Vero Beach, FL	1.0	1.0	650	$2,400	$3.69	13d	1	0.84mi
1306 12th St Unit B Vero Beach, FL	2.0	1.0	1000	$1,600	$1.60	21d	1	0.85mi
1748 23rd St Vero Beach, FL	1.0	1.0	900	$1,250	$1.39	13d	1	0.93mi
1135 3rd Ave #101 Vero Beach, FL	2.0	2.0	906	$1,800	$1.99	21d	1	1.00mi
1827 24th St Vero Beach, FL	2.0	1.0	850	$1,900	$2.24	21d	1	1.02mi
2800 Indian River Blvd Vero Beach, FL	1.0–2.0	1.5–2.0	847	$3,200	$3.78	13d	5	1.21mi
23 Royal Palm Pointe Unit B Vero Beach, FL	2.0	2.0	1100	$2,695	$2.45	21d	1	1.24mi
522 7th Pl Unit 522 Vero Beach, FL	1.0	1.0	550	$1,500	$2.73	21d	1	1.34mi
462 7th Pl Vero Beach, FL	1.0	1.0	550	$1,400	$2.55	21d	1	1.36mi
441 7th Pl #441 Vero Beach, FL	1.0	1.0	550	$1,250	$2.27	21d	1	1.39mi
528 7th Sq #102 Vero Beach, FL	2.0	2.0	1095	$3,000	$2.74	21d	1	1.41mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Likely covers: watersewertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-19
   days on market $140,000 Active 100 DOM
2. 2026-06-18
   days on market $140,000 Active 99 DOM
3. 2026-06-17
   days on market $140,000 Active 98 DOM
4. 2026-06-16
   days on market $140,000 Active 97 DOM
5. 2026-06-15
   days on market $140,000 Active 96 DOM
6. 2026-06-14
   days on market $140,000 Active 94 DOM
7. 2026-06-13
   days on market $140,000 Active 93 DOM
8. 2026-06-10
   days on market $140,000 Active 91 DOM
9. 2026-06-09
   days on market $140,000 Active 90 DOM
10. 2026-06-08
    days on market $140,000 Active 89 DOM
11. 2026-06-07
    days on market $140,000 Active 88 DOM
12. 2026-06-05
    days on market $140,000 Active 85 DOM
13. 2026-06-02
    days on market $140,000 Active 83 DOM
14. 2026-06-01
    days on market $140,000 Active 82 DOM
15. 2026-05-31
    days on market $140,000 Active 81 DOM
16. 2026-05-30
    days on market $140,000 Active 80 DOM
17. 2026-05-20
    price $130,000 384-char remark

    Show marketing remark (384 chars)

    LOCATION!!!! Located in the heart of Vero Beach, this TURNKEY 2 bedroom 2 bath condo is convenient to shopping, dining and less than 3 miles to the beach! Villamar is a 55+ community where you can enjoy a heated community pool & shuffleboard. This building has recently been painted and a has new roof. Washer and Dryer in the unit are new! HOA includes, water, trash and sewer.

18. 2026-04-11
    price $140,000
19. 2026-04-08
    price $140,000 384-char remark

    Show marketing remark (384 chars)

    LOCATION!!!! Located in the heart of Vero Beach, this TURNKEY 2 bedroom 2 bath condo is convenient to shopping, dining and less than 3 miles to the beach! Villamar is a 55+ community where you can enjoy a heated community pool & shuffleboard. This building has recently been painted and a has new roof. Washer and Dryer in the unit are new! HOA includes, water, trash and sewer.

20. 2026-03-12
    price $155,000
21. 2026-03-11
    price $155,000 384-char remark

    Show marketing remark (384 chars)

    LOCATION!!!! Located in the heart of Vero Beach, this TURNKEY 2 bedroom 2 bath condo is convenient to shopping, dining and less than 3 miles to the beach! Villamar is a 55+ community where you can enjoy a heated community pool & shuffleboard. This building has recently been painted and a has new roof. Washer and Dryer in the unit are new! HOA includes, water, trash and sewer.

22. 2026-02-03
    listed $165,000 Active
23. 2025-11-25
    listed $165,000 Active 384-char remark

    Show marketing remark (384 chars)

    LOCATION!!!! Located in the heart of Vero Beach, this TURNKEY 2 bedroom 2 bath condo is convenient to shopping, dining and less than 3 miles to the beach! Villamar is a 55+ community where you can enjoy a heated community pool & shuffleboard. This building has recently been painted and a has new roof. Washer and Dryer in the unit are new! HOA includes, water, trash and sewer.

24. 2002-10-09
    soldstatus $65,000
25. 1997-06-12
    soldstatus $51,000
26. 1977-03-01
    soldstatus $27,000

ⓘ 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: $2,488 · $207/mo
• Projected year-2 tax: $2,488 · $207/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 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 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: $22,783
• − Mortgage interest: −$7,842
• − Property taxes: −$2,488
• − Insurance: −$700
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − HOA: −$5,100
• − Depreciation: −$4,073
• Taxable loss: −$1,066
• Est. tax savings @ 24.0%: +$256
• After-tax cash flow: $1,156/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: 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

Livability — Vero Beach

• Score: 80/100
• State rank: #116
• US rank: #1784

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vero Beach, FL
• County: Indian River County · 143,738 people
• City population: 98,707
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 25,259
• Household income: $54,682
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1166.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 16% Two or more races 12% Black 10% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 3% Cuban 2%
• Common ancestry: Italian 4% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, Jamaica, Vietnam
• Languages at home: 82% English-only · Spanish 13% French/Haitian/Cajun 2% Other Asian/Pacific 1%

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: ▼ -103.20%
• Current HPI: 302.0029
• Rent YoY: ▼ -1.66%
• Metro: Sebastian-Vero Beach, 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

+381.5% since first listed

10 events — show timeline

• 2026-05-20 Price Changed $130,000 RAIRCMLS
• 2026-04-11 Price Changed $140,000 Beaches MLS
• 2026-04-08 Price Changed $140,000 RAIRCMLS
• 2026-03-12 Price Changed $155,000 Beaches MLS
• 2026-03-11 Price Changed $155,000 RAIRCMLS
• 2026-02-03 Listed $165,000 Beaches MLS
• 2025-11-25 Listed $165,000 RAIRCMLS
• 2002-10-09 Sold (Public Records) $65,000 Public Records
• 1997-06-12 Sold (Public Records) $51,000 Public Records
• 1977-03-01 Sold (Public Records) $27,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $2,488 · +274.5% YoY. Source: county tax records.