8426 104th Ct · Vero Lake Estates, FL 32967

$341,900

3 bd · 2.0 ba · 1,270 sqft · Land · 89 Days on market

Built 2026 9,583 sqft lot

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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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ask about out incentives, builder paid closing costs and no down payment options! The beautiful Vero plan has three spacious bedrooms and two bathrooms with exceptional upgrades including new energy-efficient appliances, granite countertops, double-pane windows and an attached two-car garage with a Wi-Fi-enabled garage door opener at no extra costs as part of our CompleteHomeTM package. This home is near other new builds on a quiet road giving it the feel of living in the country, yet being near all amenities the city of Vero has to offer. * appliance models are subject to availability *

Key facts

• Granite countertops
• Dining nook
• 9,583 sq ft lot

Tags

• OPEN-CONCEPT FLOOR PLAN
• GRANITE COUNTERTOPS
• BRUSHED NICKEL HARDWARE
• SPACIOUS MASTER SUITE
• DINING NOOK
• FRONT YARD LANDSCAPING

Property features AI

Finance

• Financial info: Pets allowed with no restrictions
• HOA & community: No association amenities

Exterior

• Parking: Attached garage with 2 covered spaces; Driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Cable available
• Home design: Single-family residence; One story; First-floor entry; New construction / To be built
• Construction: Block construction; Composition/shingle roof; Built as new construction
• Exterior features: Patio; Not waterfront; West-facing

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Pantry
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Blinds; Insulated windows; Smoke detector(s)
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater; Owned water softener

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $342k.

Deal economics

• At list price, monthly cash flow is $-441 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (28.8% below list).
• Recommended offer: $243k (28.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: Treasure Coast Elementary School (math 61% / reading 57%, grade B-, #722 of 2,144 statewide, top 34%, 691 students, 59% FRL); Storm Grove Middle School (math 54% / reading 55%, grade B-, #183 of 571 statewide, top 34%, 1,020 students, 50% FRL); Sebastian River High School (math 29% / reading 45%, grade F, #340 of 667 statewide, top 52%, 1,843 students, 52% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents soft (-1.2%/yr); 612 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• This rent runs 37% of the median local income ($78k/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 89 days — a 6% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $95k; list at $342k implies a 260% 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,327 (28.8% 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 89 days. Have you received any prior offers? Is the seller open to a 29% 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. 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?
6. 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.
7. 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.
8. 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: 0.71% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.52%
• DSCR: 0.75
• GRM: 11.7

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: -29.1%
• Equity multiple: 0.05×
• Total profit: $-90,553
• Equity at exit: $50,978

10-year hold

• IRR: -47.3%
• Equity multiple: -0.49×
• Total profit: $-142,388
• Equity at exit: $29,561

Cash invested: $95,732 (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 32967

• Home prices YoY: -24.4%
• Rents YoY: -1.2%
• Active inventory: 612
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,433 high
• Mortgage (P&I): −$1,793
• Tax est. 1.5%: −$427 /mo · $5,128/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-441

Break-even live

Break-even rent $2,991

Max offer price $278,157

Occupancy floor —

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: $85,475
• Closing costs: $10,257
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8415 102nd Ave Vero Beach, FL	3.0	2.0	1400	$2,065	$1.48	21d	1	0.30mi
8756 103rd Ave Vero Beach, FL	3.0	2.0	1244	$2,000	$1.61	21d	1	0.45mi
8075 104th Ave Vero Beach, FL	3.0	2.0	1610	$2,500	$1.55	13d	1	0.47mi
8185 99th Ct Vero Beach, FL	3.0	2.0	1449	$2,075	$1.43	21d	1	0.68mi
7955 101st Ct Vero Beach, FL	4.0	2.0	1764	$2,200	$1.25	21d	1	0.70mi
8516 E 98th Ave Vero Beach, FL	3.0	2.0	1514	$2,500	$1.65	13d	1	0.84mi
9024 100th Ct Vero Beach, FL	3.0	2.0	1852	$2,500	$1.35	21d	1	0.90mi
10635 92nd St Vero Beach, FL	3.0	2.0	1280	$2,025	$1.58	21d	1	0.98mi
9715 79th St Vero Beach, FL	3.0	2.0	1152	$1,825	$1.58	13d	1	1.15mi

Listing history 17 events

1. 2026-06-09
   status $341,900 Pending 89 DOM
2. 2026-06-08
   days on market $341,900 Active 89 DOM
3. 2026-06-07
   days on market $341,900 Active 88 DOM
4. 2026-06-05
   days on market $341,900 Active 85 DOM
5. 2026-06-02
   days on market $341,900 Active 83 DOM
6. 2026-06-01
   days on market $341,900 Active 82 DOM
7. 2026-05-31
   days on market $341,900 Active 81 DOM
8. 2026-05-30
   days on market $341,900 Active 80 DOM
9. 2026-04-02
   price $341,900

   Show marketing remark (594 chars)

   Ask about out incentives, builder paid closing costs and no down payment options! The beautiful Vero plan has three spacious bedrooms and two bathrooms with exceptional upgrades including new energy-efficient appliances, granite countertops, double-pane windows and an attached two-car garage with a Wi-Fi-enabled garage door opener at no extra costs as part of our CompleteHomeTM package. This home is near other new builds on a quiet road giving it the feel of living in the country, yet being near all amenities the city of Vero has to offer. * appliance models are subject to availability *

10. 2026-04-02
    price $341,900 594-char remark

    Show marketing remark (594 chars)

    Ask about out incentives, builder paid closing costs and no down payment options! The beautiful Vero plan has three spacious bedrooms and two bathrooms with exceptional upgrades including new energy-efficient appliances, granite countertops, double-pane windows and an attached two-car garage with a Wi-Fi-enabled garage door opener at no extra costs as part of our CompleteHomeTM package. This home is near other new builds on a quiet road giving it the feel of living in the country, yet being near all amenities the city of Vero has to offer. * appliance models are subject to availability *

11. 2026-03-04
    price $337,900 594-char remark

    Show marketing remark (594 chars)

    Ask about out incentives, builder paid closing costs and no down payment options! The beautiful Vero plan has three spacious bedrooms and two bathrooms with exceptional upgrades including new energy-efficient appliances, granite countertops, double-pane windows and an attached two-car garage with a Wi-Fi-enabled garage door opener at no extra costs as part of our CompleteHomeTM package. This home is near other new builds on a quiet road giving it the feel of living in the country, yet being near all amenities the city of Vero has to offer. * appliance models are subject to availability *

12. 2026-02-13
    status Active 594-char remark

    Show marketing remark (594 chars)

    Ask about out incentives, builder paid closing costs and no down payment options! The beautiful Vero plan has three spacious bedrooms and two bathrooms with exceptional upgrades including new energy-efficient appliances, granite countertops, double-pane windows and an attached two-car garage with a Wi-Fi-enabled garage door opener at no extra costs as part of our CompleteHomeTM package. This home is near other new builds on a quiet road giving it the feel of living in the country, yet being near all amenities the city of Vero has to offer. * appliance models are subject to availability *

13. 2026-01-30
    status Pending 594-char remark

    Show marketing remark (594 chars)

    Ask about out incentives, builder paid closing costs and no down payment options! The beautiful Vero plan has three spacious bedrooms and two bathrooms with exceptional upgrades including new energy-efficient appliances, granite countertops, double-pane windows and an attached two-car garage with a Wi-Fi-enabled garage door opener at no extra costs as part of our CompleteHomeTM package. This home is near other new builds on a quiet road giving it the feel of living in the country, yet being near all amenities the city of Vero has to offer. * appliance models are subject to availability *

14. 2026-01-06
    price $332,900 594-char remark

    Show marketing remark (594 chars)

    Ask about out incentives, builder paid closing costs and no down payment options! The beautiful Vero plan has three spacious bedrooms and two bathrooms with exceptional upgrades including new energy-efficient appliances, granite countertops, double-pane windows and an attached two-car garage with a Wi-Fi-enabled garage door opener at no extra costs as part of our CompleteHomeTM package. This home is near other new builds on a quiet road giving it the feel of living in the country, yet being near all amenities the city of Vero has to offer. * appliance models are subject to availability *

15. 2025-12-26
    listed $337,900 Active

    Show marketing remark (594 chars)

    Ask about out incentives, builder paid closing costs and no down payment options! The beautiful Vero plan has three spacious bedrooms and two bathrooms with exceptional upgrades including new energy-efficient appliances, granite countertops, double-pane windows and an attached two-car garage with a Wi-Fi-enabled garage door opener at no extra costs as part of our CompleteHomeTM package. This home is near other new builds on a quiet road giving it the feel of living in the country, yet being near all amenities the city of Vero has to offer. * appliance models are subject to availability *

16. 2025-12-26
    listed $330,900 Active 594-char remark

    Show marketing remark (594 chars)

    Ask about out incentives, builder paid closing costs and no down payment options! The beautiful Vero plan has three spacious bedrooms and two bathrooms with exceptional upgrades including new energy-efficient appliances, granite countertops, double-pane windows and an attached two-car garage with a Wi-Fi-enabled garage door opener at no extra costs as part of our CompleteHomeTM package. This home is near other new builds on a quiet road giving it the feel of living in the country, yet being near all amenities the city of Vero has to offer. * appliance models are subject to availability *

17. 2025-02-28
    soldstatus $95,000

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $29,199
• − Mortgage interest: −$19,152
• − Property taxes: −$5,128
• − Insurance: −$1,710
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − Depreciation: −$9,946
• Taxable loss: −$11,409
• Est. tax savings @ 24.0%: +$2,738
• After-tax cash flow: $-2,548/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 Lake Estates

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Vero Lake Estates, FL
• County: Indian River County · 143,738 people
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 27,240
• Household income: $78,058
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 674.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Black 17% Two or more races 16% Hispanic / Latino 15%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 2% Salvadoran 2%
• Common ancestry: Romanian 3% Hispanic 3% Lithuanian 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 9% French/Haitian/Cajun 3% Russian/Polish/Slavic 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: ▼ -91.34%
• Current HPI: 282.6156
• Rent YoY: ▼ -1.16%
• 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

+259.9% since first listed

9 events — show timeline

• 2026-04-02 Price Changed $341,900 Beaches MLS
• 2026-04-02 Price Changed $341,900 RAIRCMLS
• 2026-03-04 Price Changed $337,900 RAIRCMLS
• 2026-02-13 Relisted — RAIRCMLS
• 2026-01-30 Pending — RAIRCMLS
• 2026-01-06 Price Changed $332,900 RAIRCMLS
• 2025-12-26 Listed $330,900 RAIRCMLS
• 2025-12-26 Listed $337,900 Beaches MLS
• 2025-02-28 Sold (Public Records) $95,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $322 · +12.6% YoY. Source: county tax records.