2726 49th Ave · Vero Beach South, FL 32966

$330,000

2 bd · 2.0 ba · 1,374 sqft · SingleFamily public records · 119 Days on market

Built 1975 0.39 ac lot Est $315k · at est.

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Why this score? — see what drove the F 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 +7.4/30.0
• ARV discount +5.3/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Ranch-Style Mid Century Home built in 1975 along beautiful tree lined street. Extra large lot so that you can add onto your home or built a garage for your RV/toys. 4 bedroom (one converted with en-suite off of kitchen with private entrance). 2 bathrooms with original pink tile. One car garage with shoppe space. Recreation room was added in the early 80's that features cypress log beams along the ceiling. AC '19. Surrounded by lovely Oaks, Starfruit and other tropical trees. Ready to move in. Home is being sold "as is".

Key facts

• Cypress log beams
• Extra large lot
• Private entrance

Tags

• EXTRA LARGE LOT
• PRIVATE ENTRANCE
• CYPRESS LOG BEAMS
• TROPICAL TREES

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association (n/a)

Exterior

• Parking: Garage (1 car)
• Utilities: Public water; Septic tank
• Home design: Single-story; West-facing; Has a view
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Covered porch; Porch; Shed(s); Moderate trees; Paved road

Interior

• Kitchen: Range; Dishwasher; Electric water heater
• Bedrooms: Bedroom (11 x 11); Bedroom (13 x 11); Bedroom (9 x 11); Bedroom (11 x 10)
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Double-hung windows; Sliding doors; Unfurnished
• Laundry & utility: Washer; Dryer; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-420 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (31.8% below list).
• Recommended offer: $225k (31.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#163 in FL, #2,445 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: amenities F.
• 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: Dodgertown Elementary School (math 27% / reading 32%, grade F, #1,896 of 2,144 statewide, top 90%, 485 students, 78% FRL); Storm Grove Middle School (math 54% / reading 55%, grade B-, #183 of 571 statewide, top 34%, 1,020 students, 50% FRL); Vero Beach High School (math 28% / reading 43%, grade F, #367 of 667 statewide, top 57%, 2,847 students, 50% FRL).
• Market conditions: Rents flat; 388 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 40% of the median local income ($67k/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 $2k of loan paydown is wiped out by about $10k 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 119 days — a 9% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $4k; list at $330k implies a 7601% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,898 (31.8% 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 119 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.68% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.46%
• DSCR: 0.76
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $314,646
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2560 50th Ave	0.21mi	2/2.0	1,340 (-2%)	11mo	$270,000	$201	77
2240 47th Ave	0.38mi	3/2.0 (+1)	1,377 (+0%)	1mo	$319,000	$232	76
2396 44th Ave	0.45mi	3/2.0 (+1)	1,353 (-2%)	0mo	$271,000	$200	71
2336 44th Ave	0.47mi	3/2.0 (+1)	1,339 (-2%)	11mo	$303,000	$226	59
2106 54th Ave	0.62mi	3/2.0 (+1)	1,498 (+9%)	2mo	$365,000	$244	49
2605 47th Ave	0.18mi	3/2.0 (+1)	1,176 (-14%)	16mo	$300,000	$255	49
2186 44th Ave	0.55mi	2/2.0	1,456 (+6%)	20mo	$450,000	$309	47
2335 44th Ave	0.45mi	3/2.0 (+1)	1,480 (+8%)	22mo	$339,000	$229	42
5780 33rd St	0.68mi	3/2.0 (+1)	1,319 (-4%)	18mo	$315,000	$239	42
2518 57th Cir #2518	0.63mi	3/2.0 (+1)	1,480 (+8%)	20mo	$249,999	$169	36
2284 57th Cir #2284	0.63mi	2/2.0	1,180 (-14%)	14mo	$225,000	$191	36
2290 57th Cir #2290	0.63mi	3/2.0 (+1)	1,560 (+14%)	21mo	$265,000	$170	26

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 · 0.6% rent growth · sell at horizon

5-year hold

• IRR: -28.2%
• Equity multiple: 0.07×
• Total profit: $-85,563
• Equity at exit: $49,204

10-year hold

• IRR: -39.0%
• Equity multiple: -0.40×
• Total profit: $-129,786
• Equity at exit: $28,532

Cash invested: $92,400 (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 32966

• Home prices YoY: -26.7%
• Rents YoY: 0.6%
• Active inventory: 388
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,249 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$329 /mo · $3,947/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-420

Break-even live

Break-even rent $2,781

Max offer price $255,758

Occupancy floor —

Sensitivity live

Price	-10% $-233	-5% $-327	+0% $-420	+5% $-514	+10% $-607
Rent	-10% $-598	-5% $-509	+0% $-420	+5% $-331	+10% $-243
Rate	-1.0pp $-254	-0.5pp $-336	base $-420	+0.5pp $-506	+1.0pp $-593

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2470 Compass Pointe Dr Vero Beach, FL	3.0	2.0	1600	$3,400	$2.12	23d	1	0.32mi
2536 44th Ave Vero Beach, FL	2.0	2.0	1160	$2,500	$2.16	15d	1	0.43mi
2448 57th Cir #2448 Vero Beach, FL	2.0	2.0	1170	$1,750	$1.50	23d	1	0.62mi
2260 57th Cir #2260 Vero Beach, FL	2.0	2.0	1170	$1,800	$1.54	23d	1	0.62mi
2260 57th Cir Vero Beach, FL	2.0	2.0	1170	$1,850	$1.58	23d	1	0.62mi
2448 57th Cir Vero Beach, FL	2.0	2.0	1170	$1,700	$1.45	23d	1	0.62mi
2526 57th Cir Vero Beach, FL	2.0	2.0	1170	$1,800	$1.54	23d	1	0.62mi
6008 Bella Rosa Ln Vero Beach, FL	2.0	2.0	1571	$2,750	$1.75	15d	1	0.87mi
2047 38th Ave Vero Beach, FL	3.0	2.0	1200	$2,400	$2.00	23d	1	0.99mi
1865 40th Ave #1 Vero Beach, FL	2.0	1.0	940	$1,500	$1.60	23d	1	1.09mi
1890 Tatnall Sq Vero Beach, FL	1.0–3.0	1.0–2.0	1098	$1,945	$1.77	15d	7	1.21mi
1715 41st Ave Vero Beach, FL	3.0	2.0	1335	$1,800	$1.35	15d	1	1.21mi
6295 33rd Mnr Vero Beach, FL	3.0	2.0	1464	$2,500	$1.71	15d	1	1.28mi
1868 Sixty Oaks Ln Vero Beach, FL	2.0	2.0	971	$2,450	$2.52	23d	1	1.31mi
2145 30th Ave Vero Beach, FL	2.0	2.0	1036	$3,500	$3.38	15d	1	1.34mi
6510 Oxford Cir #101 Vero Beach, FL	3.0	2.0	1746	$2,200	$1.26	23d	1	1.35mi
2745 Atlantic Blvd Vero Beach, FL	3.0	2.0	1145	$2,150	$1.88	15d	1	1.41mi
4141 16th St #109 Vero Beach, FL	2.0	2.0	932	$1,500	$1.61	15d	1	1.45mi

Listing history 17 events

1. 2026-06-17
   days on market $330,000 Active 119 DOM
2. 2026-06-16
   days on market $330,000 Active 118 DOM
3. 2026-06-15
   days on market $330,000 Active 117 DOM
4. 2026-06-14
   days on market $330,000 Active 115 DOM
5. 2026-06-13
   days on market $330,000 Active 114 DOM
6. 2026-06-10
   days on market $330,000 Active 112 DOM
7. 2026-06-09
   days on market $330,000 Active 111 DOM
8. 2026-06-08
   days on market $330,000 Active 110 DOM
9. 2026-06-07
   days on market $330,000 Active 109 DOM
10. 2026-06-05
    days on market $330,000 Active 106 DOM
11. 2026-06-02
    days on market $330,000 Active 104 DOM
12. 2026-06-01
    days on market $330,000 Active 103 DOM
13. 2026-05-31
    days on market $330,000 Active 102 DOM
14. 2026-05-30
    days on market $330,000 Active 101 DOM
15. 2026-02-18
    listed $330,000 Active
16. 1997-09-25
    soldstatus $4,285
17. 1997-09-01
    soldstatus $4,285

ⓘ 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: $3,947 · $329/mo
• Projected year-2 tax: $3,947 · $329/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 · 22 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: $26,988
• − Mortgage interest: −$18,485
• − Property taxes: −$3,947
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,159
• − Management: −$2,159
• − Depreciation: −$9,600
• Taxable loss: −$11,012
• Est. tax savings @ 24.0%: +$2,643
• After-tax cash flow: $-2,400/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 South

• Score: 78/100
• State rank: #163
• US rank: #2445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vero Beach South, FL
• County: Indian River County · 143,738 people
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 20,686
• Household income: $66,771
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 766.0

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: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Black 5%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 7% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▼ -102.01%
• Current HPI: 280.669
• Rent YoY: ▲ 0.60%
• 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

+7601.3% since first listed

3 events — show timeline

• 2026-02-18 Listed $330,000 RAIRCMLS
• 1997-09-25 Sold (Public Records) $4,285 Public Records
• 1997-09-01 Sold (Public Records) $4,285 Public Records

Property tax history

+17.3%/yr

Latest (2025): $3,947 · +356.2% YoY. Source: county tax records.