8455 105th Ave · Vero Lake Estates, FL 32967

$299,900

3 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 13 Days on market

Built 2019 Est $310k · at est. ↓ 53% since listing

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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 +14.1/30.0
• ARV discount +8.9/15.0
• DSCR +4.3/10.0
• Schools +4.2/10.0
• 1% rule +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Quality is in every corner of this well-designed home featuring an open kitchen w/ oak flat panel cabinets, granite tops & pantry. The large living room is perfect for entertaining & opens to the dining area & beautiful covered lanai. Fenced-in backyard! Located close to schools, shopping, and a short drive to the beach.

Key facts

• Pantry
• Granite tops
• Dining area

Tags

• OPEN KITCHEN
• OAK FLAT PANEL CABINETS
• GRANITE TOPS
• PANTRY
• LARGE LIVING ROOM
• DINING AREA

Property features AI

Finance

• Other: Pets allowed
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Well water; Septic system
• Home design: Single-story home; Faces east; Has a view
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Fenced yard; Covered porch

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Bedrooms are on a single level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: High ceilings; Vaulted ceilings; Pantry; Split bedroom layout; Walk-in closet(s); Sliding doors; Unfurnished
• Laundry & utility: Separate laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $46 ($548/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (18.8% below list).
• Recommended offer: $244k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.9% in Vero Lake Estates — 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: area grade D — 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); 611 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $9k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,665 (18.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.81% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $309,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8275 105th Ct	0.23mi	3/2.0	1,264 (-1%)	0mo	$329,900	$261	87
8835 105th Ct	0.48mi	3/2.0	1,267 (-1%)	2mo	$295,000	$233	74
8715 105th Ct	0.34mi	3/2.0	1,370 (+7%)	2mo	$267,000	$195	70
8016 106th Ave	0.57mi	3/2.0	1,320 (+3%)	2mo	$275,000	$208	67
8825 100th Ct	0.73mi	3/2.0	1,263 (-1%)	2mo	$294,990	$234	62
8436 99th Ct	0.73mi	3/2.0	1,270 (-1%)	3mo	$338,900	$267	62
8615 102nd Ct	0.37mi	3/2.0	1,444 (+13%)	2mo	$318,000	$220	60
8266 102nd Ave	0.48mi	2/2.0 (-1)	1,144 (-11%)	1mo	$275,000	$240	54
10080 87th St	0.64mi	3/2.0	1,400 (+9%)	2mo	$356,000	$254	53
8015 104th Ave	0.57mi	3/2.0	1,092 (-15%)	2mo	$265,000	$243	47
8426 99th Ct	0.73mi	3/2.0	1,463 (+14%)	2mo	$359,900	$246	40
8126 100th Ct	0.73mi	3/2.0	1,463 (+14%)	3mo	$353,900	$242	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.37×
• Total profit: $-52,911
• Equity at exit: $44,716

10-year hold

• IRR: -17.4%
• Equity multiple: 0.16×
• Total profit: $-70,259
• Equity at exit: $25,930

Cash invested: $83,972 (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: 611
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,437 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$182 /mo · $2,180/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $46

Break-even live

Break-even rent $2,379

Max offer price $299,900

Occupancy floor 93%

Sensitivity live

Price	-10% $215	-5% $131	+0% $46	+5% $-39	+10% $-124
Rent	-10% $-147	-5% $-51	+0% $46	+5% $142	+10% $238
Rate	-1.0pp $197	-0.5pp $122	base $46	+0.5pp $-32	+1.0pp $-111

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: $74,975
• Closing costs: $8,997
• 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	22d	1	0.36mi
8075 104th Ave Vero Beach, FL	3.0	2.0	1610	$2,500	$1.55	15d	1	0.47mi
8756 103rd Ave Vero Beach, FL	3.0	2.0	1244	$2,000	$1.61	22d	1	0.48mi
7955 101st Ct Vero Beach, FL	4.0	2.0	1764	$2,200	$1.25	22d	1	0.74mi
8185 99th Ct Vero Beach, FL	3.0	2.0	1449	$2,075	$1.43	22d	1	0.74mi
8516 E 98th Ave Vero Beach, FL	3.0	2.0	1514	$2,500	$1.65	15d	1	0.90mi
9024 100th Ct Vero Beach, FL	3.0	2.0	1852	$2,500	$1.35	22d	1	0.93mi
10635 92nd St Vero Beach, FL	3.0	2.0	1280	$2,025	$1.58	22d	1	0.96mi
9715 79th St Vero Beach, FL	3.0	2.0	1152	$1,825	$1.58	15d	1	1.20mi

Listing history 11 events

1. 2026-06-22
   days on market $299,900 Active 13 DOM
2. 2026-06-19
   days on market $299,900 Active 11 DOM
3. 2026-06-18
   days on market $299,900 Active 10 DOM
4. 2026-06-17
   days on market $299,900 Active 9 DOM
5. 2026-06-16
   days on market $299,900 Active 8 DOM
6. 2026-06-15
   days on market $299,900 Active 7 DOM
7. 2026-06-14
   days on market $299,900 Active 5 DOM
8. 2026-06-13
   days on market $299,900 Active 4 DOM
9. 2026-06-10
   days on market $299,900 Active 2 DOM
10. 2026-06-09
    remarks 328-char remark
11. 2026-06-09
    listed $299,900 Active 1 DOM

ⓘ 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: $2,180 · $182/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$310/yr (+$26/mo · 14.2%)

ⓘ 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 6/10 Major
• 🌡 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: $29,240
• − Mortgage interest: −$16,799
• − Property taxes: −$2,180
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,339
• − Management: −$2,339
• − Depreciation: −$8,724
• Taxable loss: −$4,641
• Est. tax savings @ 24.0%: +$1,114
• After-tax cash flow: $1,662/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

-53.0% since first listed

3 events — show timeline

• 2026-06-09 Listed $299,900 SCMLS
• 2026-06-05 Listed $299,900 RAIRCMLS
• 2003-11-18 Sold (Public Records) $637,500 Public Records

Property tax history

+29.8%/yr

Latest (2025): $2,180 · +13.8% YoY. Source: county tax records.