HS Plan · West Vero Corridor, FL 32966

$67,500

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 71 Days on market

Manufactured home 55+ age-restricted Good condition

---

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 +22.5/30.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -4.9

Listing remarks

55+ age qualified community. Welcome to Countryside at Vero Beach a 55+ age-qualified active and vibrant community, where you can find yourself in your dream home at an incredible price. We have a wonderful 2020 3 bed, 2 bath home for sale featuring 1248.00 sq ft of beautifully designed living space. Located in Vero Beach, this property offers the perfect blend of modern amenities and timeless charm. Step inside to find an open-concept floor plan, high ceilings, a lot of natural light. The kitchen boasts large island, energy efficient appliances, custom cabinetry, perfect for both everyday living and entertaining.

Key facts

• Custom cabinetry
• Listed 70 days

Tags

• OPEN-CONCEPT FLOOR PLAN
• ENERGY EFFICIENT APPLIANCES
• CUSTOM CABINETRY
• SCREENED IN FRONT PATIO
• LOW-MAINTENANCE LANDSCAPING
• REMODELED RESORT-STYLE POOL

🏗️ New construction. The $67,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $76,287.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $68k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $660 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $63k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 4.5% in West Vero Corridor — 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 74/100 on livability (#273 in FL, #4,421 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: amenities F, health & safety 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: 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; 666 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $528 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Recommended offer $63,450 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.97% ✓
• Cap rate: 16.68%
• Cash-on-cash: 37.10%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

• ARV (median comp): $76,287
• List price: $67,500
• Delta: -11.52%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2016 80th Ave	1.03mi	3/2.0	1,182 (-5%)	1mo	$310,000	$262	56
1455 90th Ave	0.58mi	3/2.0	1,392 (+12%)	1mo	$69,000	$50	53
2146 79th Ct	1.16mi	3/2.0	1,332 (+7%)	4mo	$300,000	$225	51
2365 87th Ave	0.84mi	3/2.0	1,155 (-8%)	3mo	$305,000	$264	50
2385 87th Ave	0.85mi	3/2.0	1,155 (-8%)	3mo	$305,000	$264	50
8110 Westfield Cir	0.68mi	3/2.0	1,541 (+24%)	1mo	$325,000	$211	42
2135 79th Ct	1.13mi	2/2.0 (-1)	1,120 (-10%)	4mo	$220,000	$196	39
2440 86th Ave	0.90mi	3/2.0	1,468 (+18%)	3mo	$305,000	$208	38
8745 24th St	0.86mi	2/2.0 (-1)	998 (-20%)	0mo	$225,000	$225	35
7522 15th Ln	1.37mi	2/2.0 (-1)	1,544 (+24%)	1mo	$290,000	$188	34
2000 Pine Creek Blvd #205	1.21mi	2/2.0 (-1)	1,433 (+15%)	2mo	$170,000	$119	33
2050 Pine Creek Blvd #201	1.21mi	2/2.0 (-1)	1,433 (+15%)	3mo	$205,000	$143	33

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: 30.3%
• Equity multiple: 2.23×
• Total profit: $26,180
• Equity at exit: $11,375

10-year hold

• IRR: 36.1%
• Equity multiple: 3.96×
• Total profit: $63,189
• Equity at exit: $6,596

Cash invested: $21,360 (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: 60 active · 1 under contract
• Months of supply: 360.0 mo (0%/mo absorbed)
• Median asking: $114,900 ($87/sqft)
• Median days on market: 1 d
• This list price: 35% of active listings are priced below it
• ARV vs active asking: -29.7% vs current asking $/sqft

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

ZIP-level market 32966

• Home prices YoY: -26.7%
• Rents YoY: 0.6%
• Active inventory: 666
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$400
• Tax est. 1.5%: −$95 /mo · $1,144/yr
• Insurance: −$32
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $660

Break-even live

Break-even rent $667

Max offer price $76,287

Occupancy floor 51%

Sensitivity live

Price	-10% $713	-5% $687	+0% $660	+5% $634	+10% $608
Rent	-10% $542	-5% $601	+0% $660	+5% $720	+10% $779
Rate	-1.0pp $699	-0.5pp $680	base $660	+0.5pp $641	+1.0pp $621

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: $19,072
• Closing costs: $2,289
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
589 Johnathans Cay Vero Beach, FL	3.0	2.0	1409	$1,799	$1.28	109d	1	0.09mi
8775 20th St Unit 915 Vero Beach, FL	2.0	2.0	1056	$1,400	$1.33	6d	1	0.20mi
8775 20th St #925 Vero Beach, FL	3.0	2.0	1356	$1,799	$1.33	116d	1	0.26mi
8775 20th St #909 Vero Beach, FL	2.0	2.0	1000	$1,599	$1.60	3d	1	0.26mi
8775 20th St #59 Vero Beach, FL	2.0	2.0	1147	$1,699	$1.48	116d	1	0.26mi
1405 82nd Ave #19 Vero Beach, FL	2.0	2.0	842	$1,699	$2.02	116d	1	0.40mi
810 Concord St Vero Beach, FL	2.0	2.0	1147	$1,599	$1.39	6d	1	0.65mi
344 Heritage Blvd Vero Beach, FL	2.0	2.0	1000	$1,499	$1.50	116d	1	0.75mi
174 Congress St Vero Beach, FL	2.0	2.0	1200	$1,700	$1.42	116d	1	0.78mi
2240 86th Dr Vero Beach, FL	2.0	2.0	951	$1,875	$1.97	116d	1	0.81mi
8415 22nd St Vero Beach, FL	2.0	2.0	1100	$2,000	$1.82	109d	1	0.83mi
8920 22nd St Vero Beach, FL	3.0	2.0	1156	$1,800	$1.56	5d	1	0.83mi
44 Salem Dr Vero Beach, FL	2.0	2.5	1356	$1,899	$1.40	6d	1	0.83mi
2365 89th Dr Vero Beach, FL	2.0	2.0	1182	$1,700	$1.44	116d	1	0.93mi
1855 78th Ct Vero Beach, FL	2.0	1.0	896	$1,500	$1.67	6d	1	1.10mi
1905 77th Dr Vero Beach, FL	2.0	2.5	1500	$2,200	$1.47	6d	1	1.20mi
1937 Tamara Trl Unit 2C Vero Beach, FL	2.0	2.0	1450	$1,800	$1.24	5d	1	1.27mi
2050 Griffon Rd Vero Beach, FL	1.0–3.0	1.0–2.5	1231	$3,324	$2.70	0d	21	1.34mi
7580 Heron Cir Vero Beach, FL	1.0–3.0	1.0–2.0	1003	$2,517	$2.51	0d	25	1.49mi

Listing history 50 events

1. 2026-09-18
   days on market $67,500 Active 71 DOM
2. 2026-09-17
   days on market $67,500 Active 70 DOM
3. 2026-09-16
   days on market $67,500 Active 69 DOM
4. 2026-09-15
   days on market $67,500 Active 68 DOM
5. 2026-09-14
   days on market $67,500 Active 67 DOM
6. 2026-09-13
   days on market $67,500 Active 66 DOM
7. 2026-09-12
   days on market $67,500 Active 65 DOM
8. 2026-09-11
   days on market $67,500 Active 64 DOM
9. 2026-09-05
   days on market $67,500 Active 58 DOM
10. 2026-09-04
    days on market $67,500 Active 57 DOM
11. 2026-09-03
    days on market $67,500 Active 56 DOM
12. 2026-08-30
    days on market $67,500 Active 52 DOM
13. 2026-08-29
    days on market $67,500 Active 51 DOM
14. 2026-08-28
    days on market $67,500 Active 50 DOM
15. 2026-08-27
    days on market $67,500 Active 49 DOM
16. 2026-08-26
    days on market $67,500 Active 48 DOM
17. 2026-08-25
    days on market $67,500 Active 47 DOM
18. 2026-08-24
    days on market $67,500 Active 46 DOM
19. 2026-08-23
    days on market $67,500 Active 45 DOM
20. 2026-08-22
    days on market $67,500 Active 44 DOM
21. 2026-08-21
    days on market $67,500 Active 43 DOM
22. 2026-08-20
    days on market $67,500 Active 42 DOM
23. 2026-08-19
    days on market $67,500 Active 41 DOM
24. 2026-08-18
    days on market $67,500 Active 40 DOM
25. 2026-08-17
    days on market $67,500 Active 39 DOM
26. 2026-08-16
    days on market $67,500 Active 38 DOM
27. 2026-08-15
    days on market $67,500 Active 37 DOM
28. 2026-08-14
    days on market $67,500 Active 36 DOM
29. 2026-08-13
    days on market $67,500 Active 35 DOM
30. 2026-08-12
    days on market $67,500 Active 34 DOM
31. 2026-08-11
    days on market $67,500 Active 33 DOM
32. 2026-08-10
    days on market $67,500 Active 32 DOM
33. 2026-08-09
    days on market $67,500 Active 31 DOM
34. 2026-08-08
    days on market $67,500 Active 30 DOM
35. 2026-08-07
    days on market $67,500 Active 29 DOM
36. 2026-08-06
    days on market $67,500 Active 28 DOM
37. 2026-08-05
    days on market $67,500 Active 27 DOM
38. 2026-08-04
    days on market $67,500 Active 26 DOM
39. 2026-08-03
    days on market $67,500 Active 25 DOM
40. 2026-07-31
    days on market $67,500 Active 22 DOM
41. 2026-07-29
    days on market $67,500 Active 20 DOM
42. 2026-07-27
    days on market $67,500 Active 18 DOM
43. 2026-07-25
    days on market $67,500 Active 16 DOM
44. 2026-07-23
    days on market $67,500 Active 14 DOM
45. 2026-07-22
    days on market $67,500 Active 13 DOM
46. 2026-07-21
    days on market $67,500 Active 12 DOM
47. 2026-07-19
    days on market $67,500 Active 9 DOM
48. 2026-07-16
    days on market $67,500 Active 7 DOM
49. 2026-07-16
    days on market $67,500 Active 6 DOM
50. 2026-07-14
    days on market $67,500 Active 5 DOM

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

Taxation est. · year 1

• Rental income: $18,040
• − Mortgage interest: −$4,273
• − Property taxes: −$1,144
• − Insurance: −$381
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$2,219
• Taxable income: $7,136
• Est. tax owed @ 24.0%: −$1,713
• After-tax cash flow: $6,213/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 · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $6,240–$18,720 screening

This 55+ age-qualified home in Vero Beach is in good condition with a modern kitchen and well-maintained exterior. It offers a good return on investment with minor updates that can significantly increase its value.

Value-add opportunities

• Both Painting and minor touch-ups throughout the interior — Enhances the home's appearance and can attract more buyers or renters. ↑
• Both Landscaping improvements — Enhances curb appeal and can attract more buyers or renters. ↑
• Both New flooring in high-traffic areas — Freshens up the home and can attract more buyers or renters. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can attract more buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Dodgertown Elementary School F FL #1,896/2,144 Nat'l #26,716/41,679 Middle Storm Grove Middle School B- FL #183/571 Nat'l #2,564/14,009 High Vero Beach High School F FL #367/667 Nat'l #9,497/17,239

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

B Composite livability gradescore 74/100

Livability — West Vero Corridor

• Score: 74/100
• State rank: #273
• US rank: #4421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Vero Corridor, FL
• County: Indian River County · 165,104 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: 15% of renters

---

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