266 20th Ave · Vero Beach South, FL 32962

$299,900

3 bd · 2.0 ba · 1,208 sqft · SingleFamily public records · 34 Days on market

Built 1976 9,583 sqft lot Est $274k · 9% over

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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 +12.5/30.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +3.5/5.0
• ARV discount +3.3/15.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and move-in ready, this 3-bedroom, 2-bath home is centrally located in the heart of Vero Beach with no HOA. Featuring all impact windows for added peace of mind and quiet, this home offers a beautiful and unique kitchen with a large center island perfect for gatherings, homework, meals, and more. Outside, enjoy a fully fenced yard complete with an outdoor shower, shed, and pergola, creating an outdoor space that is just as inviting as the interior. Plenty of room in the back to add a pool or just enjoy some green space. A fantastic opportunity for homeowners and investors alike.

Key facts

• Large center island
• Shed
• Unique kitchen

Tags

• IMPACT WINDOWS
• UNIQUE KITCHEN
• LARGE CENTER ISLAND
• FULLY FENCED YARD
• OUTDOOR SHOWER
• SHED

Property features AI

Finance

• Other: Lot dimensions approximately 71 x 131; Paved, publicly maintained road access; Pets allowed with no restrictions

Exterior

• Parking: Driveway; Attached parking; 3 total parking spaces
• Utilities: Public water; Septic sewer; Electricity connected; Water connected
• Home design: Single family residence; One story; West-facing; Resale property
• Construction: Built with block, concrete, frame, and stucco; Shingle roof
• Exterior features: Back yard with fencing; Fenced yard; Gazebo; Pergola; Shed(s); Storage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: Kitchen island; Roman tub; Storm windows
• Laundry & utility: Inside laundry room; In-unit washer hookup; Gas 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 $-44 ($-528/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (18.3% below list).
• Recommended offer: $245k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.3% in Vero Beach South — 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 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: Citrus Elementary School (math 52% / reading 52%, grade C-, #990 of 2,144 statewide, top 48%, 666 students, 78% FRL); Oslo Middle School (math 39% / reading 45%, grade D-, #340 of 571 statewide, top 61%, 864 students, 72% 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 rising fast (+4.2%/yr); 351 active listings in the ZIP; 20 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 44% 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 $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

• It's been on market 34 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago 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.
• Current owner paid $165k; list at $300k implies a 82% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,986 (18.3% 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 34 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.82% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $274,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
355 20th Ave	0.12mi	2/2.0 (-1)	1,224 (+1%)	4mo	$235,000	$192	84
525 22nd Ave	0.38mi	3/2.0	1,150 (-5%)	2mo	$260,000	$226	72
2545 1st Pl N	0.49mi	3/2.0	1,232 (+2%)	4mo	$305,500	$248	70
250 20th Ave SW	0.44mi	3/2.0	1,320 (+9%)	0mo	$300,000	$227	64
2424 1st Pl SW	0.47mi	3/2.0	1,325 (+10%)	0mo	$175,000	$132	62
240 11th Ct	0.54mi	3/2.0	1,120 (-7%)	3mo	$325,000	$290	60
585 24th Ave	0.47mi	3/2.0	1,338 (+11%)	2mo	$340,000	$254	59
56 1st Ct SW	0.45mi	3/2.0	1,325 (+10%)	6mo	$290,000	$219	58
760 15th Avenue Ave	0.68mi	3/2.0	1,278 (+6%)	5mo	$275,000	$215	54
2431 4th Pl	0.35mi	2/2.0 (-1)	1,041 (-14%)	3mo	$287,000	$276	53
341 11th Ave	0.57mi	3/2.0	1,382 (+14%)	1mo	$370,000	$268	48
2906 1st Rd	0.71mi	3/2.0	1,355 (+12%)	6mo	$290,000	$214	42

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 · 4.18% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.42×
• Total profit: $-48,475
• Equity at exit: $44,716

10-year hold

• IRR: -5.9%
• Equity multiple: 0.60×
• Total profit: $-33,531
• 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 32962

• Rents YoY: 4.2%
• Active inventory: 351
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,450 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$282 /mo · $3,380/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-44

Break-even live

Break-even rent $2,506

Max offer price $292,131

Occupancy floor 97%

Sensitivity live

Price	-10% $126	-5% $41	+0% $-44	+5% $-129	+10% $-214
Rent	-10% $-238	-5% $-141	+0% $-44	+5% $53	+10% $150
Rate	-1.0pp $107	-0.5pp $32	base $-44	+0.5pp $-122	+1.0pp $-201

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
275 16th Ave Vero Beach, FL	2.0	2.0	1144	$1,600	$1.40	15d	1	0.25mi
1816 5th Pl Unit 1018162P Vero Beach, FL	2.0	2.0	1323	$3,841	$2.90	23d	1	0.36mi
1702 7th St Vero Beach, FL	3.0	2.0	1230	$2,100	$1.71	15d	1	0.56mi
405 27th Ct Vero Beach, FL	3.0	2.0	1100	$1,850	$1.68	15d	1	0.56mi
2624 2nd St SW Vero Beach, FL	2.0	1.0	748	$1,750	$2.34	15d	1	0.65mi
248 27th Ave SW Vero Beach, FL	3.0	2.0	836	$1,700	$2.03	23d	1	0.71mi
3285 3rd Pl Unit 1018166P Vero Beach, FL	3.0	2.0	1420	$3,708	$2.61	15d	1	0.86mi
1136 9th Sq Unit 1467671P Vero Beach, FL	3.0	2.0	1399	$4,165	$2.98	23d	1	1.07mi
1306 12th St Unit B Vero Beach, FL	2.0	1.0	1000	$1,600	$1.60	23d	1	1.23mi
2543 Stockbridge Sq SW Vero Beach, FL	3.0	2.0	1464	$2,200	$1.50	15d	1	1.27mi
161 6th Ct SW Vero Beach, FL	2.0	1.0	1298	$1,590	$1.22	15d	1	1.27mi
826 Middleton Dr SW Vero Beach, FL	3.0	2.0	1464	$2,150	$1.47	23d	1	1.33mi
3673 2nd Pl SW Vero Beach, FL	3.0	2.0	1410	$4,800	$3.40	23d	1	1.33mi
3673 2nd Pl SW Vero Beach, FL	3.0	2.0	1410	$4,800	$3.40	15d	1	1.33mi
355 6th Rd SW Vero Beach, FL	3.0	1.0	880	$1,800	$2.05	23d	1	1.38mi
2619 Langrove Ln SW Unit 2619 Vero Beach, FL	3.0	2.0	1464	$2,450	$1.67	23d	1	1.38mi
2565 Langrove Ln SW Vero Beach, FL	3.0	2.0	1464	$2,000	$1.37	23d	1	1.40mi
1330 28th Ave Vero Beach, FL	3.0	2.0	1488	$3,200	$2.15	23d	1	1.42mi
734 5th Pl SW Vero Beach, FL	3.0	1.0	1402	$1,800	$1.28	23d	1	1.43mi
855 6th Ave Vero Beach, FL	2.0	2.0	1194	$1,950	$1.63	15d	1	1.44mi

Listing history 36 events

1. 2026-06-22
   days on market $299,900 Active 34 DOM
2. 2026-06-19
   days on market $299,900 Active 32 DOM
3. 2026-06-18
   days on market $299,900 Active 31 DOM
4. 2026-06-17
   days on market $299,900 Active 30 DOM
5. 2026-06-16
   days on market $299,900 Active 29 DOM
6. 2026-06-15
   days on market $299,900 Active 28 DOM
7. 2026-06-14
   days on market $299,900 Active 26 DOM
8. 2026-06-13
   days on market $299,900 Active 25 DOM
9. 2026-06-10
   days on market $299,900 Active 23 DOM
10. 2026-06-09
    days on market $299,900 Active 22 DOM
11. 2026-06-08
    days on market $299,900 Active 21 DOM
12. 2026-06-07
    days on market $299,900 Active 20 DOM
13. 2026-06-05
    days on market $299,900 Active 17 DOM
14. 2026-06-02
    days on market $299,900 Active 15 DOM
15. 2026-06-01
    days on market $299,900 Active 14 DOM
16. 2026-05-31
    days on market $299,900 Active 13 DOM
17. 2026-05-30
    days on market $299,900 Active 12 DOM
18. 2026-05-20
    listed $299,900 Active 594-char remark

    Show marketing remark (594 chars)

    Charming and move-in ready, this 3-bedroom, 2-bath home is centrally located in the heart of Vero Beach with no HOA. Featuring all impact windows for added peace of mind and quiet, this home offers a beautiful and unique kitchen with a large center island perfect for gatherings, homework, meals, and more. Outside, enjoy a fully fenced yard complete with an outdoor shower, shed, and pergola, creating an outdoor space that is just as inviting as the interior. Plenty of room in the back to add a pool or just enjoy some green space. A fantastic opportunity for homeowners and investors alike.

19. 2026-05-18
    listed $299,900 Active
20. 2026-05-15
    listed $299,900 Active 594-char remark

    Show marketing remark (594 chars)

    Charming and move-in ready, this 3-bedroom, 2-bath home is centrally located in the heart of Vero Beach with no HOA. Featuring all impact windows for added peace of mind and quiet, this home offers a beautiful and unique kitchen with a large center island perfect for gatherings, homework, meals, and more. Outside, enjoy a fully fenced yard complete with an outdoor shower, shed, and pergola, creating an outdoor space that is just as inviting as the interior. Plenty of room in the back to add a pool or just enjoy some green space. A fantastic opportunity for homeowners and investors alike.

21. 2026-05-14
    historical
22. 2026-05-14
    historical
23. 2026-04-28
    price $325,000
24. 2026-04-28
    price $325,000
25. 2026-04-28
    price $325,000
26. 2026-04-21
    listed $339,999 Active
27. 2026-04-21
    listed $339,999 Active
28. 2026-04-20
    listed $339,999 Active
29. 2026-04-15
    historical
30. 2019-05-03
    soldstatus $165,000 Sold
31. 2019-05-03
    soldstatus $165,000
32. 2019-04-09
    historical Contingent
33. 2019-04-05
    listed $165,000 Active
34. 2000-03-03
    soldstatus $74,000
35. 1982-08-01
    soldstatus $53,500
36. 1977-12-01
    soldstatus $32,500

ⓘ 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: $3,380 · $282/mo
• Projected year-2 tax: $3,380 · $282/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 1/10 Low
• 🌡 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: $29,398
• − Mortgage interest: −$16,799
• − Property taxes: −$3,380
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − Depreciation: −$8,724
• Taxable loss: −$5,709
• Est. tax savings @ 24.0%: +$1,370
• After-tax cash flow: $842/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): 25,522
• Household income: $66,664
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 425.0

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 (70%)
• Race & ethnicity: White 70% Black 13% Hispanic / Latino 12% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 4% Lithuanian 4% Italian 3%
• Foreign-born: 12% · Canada, Jamaica, Dominican Republic
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% 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: ▼ -182.13%
• Current HPI: 333.3274
• Rent YoY: ▲ 4.18%
• 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

+822.8% since first listed

19 events — show timeline

• 2026-05-20 Listed $299,900 SCMLS
• 2026-05-18 Listed $299,900 Beaches MLS
• 2026-05-15 Listed $299,900 RAIRCMLS
• 2026-05-14 Listing Removed — Beaches MLS
• 2026-05-14 Listing Removed — SCMLS
• 2026-04-28 Price Changed $325,000 Beaches MLS
• 2026-04-28 Price Changed $325,000 RAIRCMLS
• 2026-04-28 Price Changed $325,000 SCMLS
• 2026-04-21 Listed $339,999 Beaches MLS
• 2026-04-21 Listed $339,999 SCMLS
• 2026-04-20 Listed $339,999 RAIRCMLS
• 2026-04-15 Coming Soon — RAIRCMLS
• 2019-05-03 Sold (Public Records) $165,000 Public Records
• 2019-05-03 Sold (MLS) $165,000 RAIRCMLS
• 2019-04-09 Contingent — RAIRCMLS
• 2019-04-05 Listed $165,000 RAIRCMLS
• 2000-03-03 Sold (Public Records) $74,000 Public Records
• 1982-08-01 Sold (Public Records) $53,500 Public Records
• 1977-12-01 Sold (Public Records) $32,500 Public Records

Property tax history

+17.9%/yr

Latest (2025): $3,380 · +11.9% YoY. Source: county tax records.