6165 98th Rd · Sebastian, FL 32958

$216,500

2 bd · 2.0 ba · 1,107 sqft · Manufactured public records · 76 Days on market

Built 2006 Est $208k · at est. $60/mo HOA · 3% of rent

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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 +17.6/30.0
• ARV discount +5.7/15.0
• DSCR +5.5/10.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained and truly move-in ready, this charming manufactured home is located in the highly desired Breezy Village 55+ Community. The home is in impeccable condition inside and out, featuring a 2019 Weather -Lok Roof w/ Transferable Limited Lifetime Warranty, newer vinyl flooring, and a warm, inviting interior. All appliances and furnishings are included, making this an effortless transition for seasonal or full-time living. Enjoy the relaxed Florida lifestyle with access to the community pool, clubhouse, and RV/boat storage, all just steps away. The spacious layout and well-kept grounds offer comfort, convenience, and peace of mind. Breezy Village is ideally situated close to everything Sebastian, Florida has to offer--riverfront dining, shopping, medical facilities, parks, and the beautiful Indian River Lagoon. You own your land, and the community offers very affordable living with a low HOA fee of just $60/month and annual RV/boat storage for only $75.00. Must See!

Key facts

• Parking
• Community pool
• Built 2006

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Breezy Village association; Association dues $60 per month (covers common areas); Community amenities: clubhouse, pool, billiard room, library, shuffleboard, barbecue, storage facilities

Exterior

• Parking: Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story; Home faces north
• Construction: Manufactured construction
• Exterior features: Enclosed porch; Porch; Sprinkler/irrigation; Shed(s); Community pool; Has a view; Lot is less than a quarter acre

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: Bedroom (12 x 11); Bedroom (15 x 12)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Pantry; Single-hung windows with window treatments; Sliding doors; Furnished
• Laundry & utility: In-unit laundry in a laundry closet; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $216k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/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 $204k (5.8% below list).
• Recommended offer: $204k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.4% in Sebastian — 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 81/100 on livability (#89 in FL, #1,421 nationally) — a professional / high-income tenant draw. Strengths: housing A+, crime A, health & safety A; Watch: schools D+, amenities 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.
• Market conditions: Rents rising fast (+6.2%/yr); 412 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 37% 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 $1k of loan paydown is wiped out by about $6k 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 76 days — a 6% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $90k; list at $216k implies a 141% 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 $203,510 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.94% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $208,116
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9845 61st Pkwy	0.05mi	2/2.0	1,014 (-8%)	1mo	$135,000	$133	83
9840 61st Ter	0.08mi	2/2.0	1,056 (-5%)	13mo	$199,000	$188	78
9800 61st Ter	0.12mi	2/2.0	1,076 (-3%)	17mo	$200,000	$186	76
9755 61st Ter	0.15mi	2/2.0	984 (-11%)	0mo	$189,000	$192	74
6141 98th Ln	0.04mi	2/2.0	1,032 (-7%)	17mo	$161,000	$156	73
9810 61st Ter	0.11mi	2/2.0	984 (-11%)	10mo	$199,000	$202	68
9750 61st Ter	0.17mi	2/2.0	984 (-11%)	7mo	$99,999	$102	68
9825 61st Pkwy	0.06mi	2/2.0	958 (-14%)	9mo	$195,000	$204	67
9755 61st Pl	0.14mi	3/2.0 (+1)	960 (-13%)	8mo	$191,000	$199	60

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 · 6.22% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.71×
• Total profit: $-17,441
• Equity at exit: $32,281

10-year hold

• IRR: 5.6%
• Equity multiple: 1.47×
• Total profit: $28,653
• Equity at exit: $18,719

Cash invested: $60,620 (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 32958

• Home prices YoY: -13.1%
• Rents YoY: 6.2%
• Active inventory: 412
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,040 high
• Mortgage (P&I): −$1,135
• Tax from tax record: −$157 /mo · $1,878/yr
• Insurance: −$90
• HOA: −$60
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $170

Break-even live

Break-even rent $1,825

Max offer price $216,500

Occupancy floor 87%

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: $54,125
• Closing costs: $6,495
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Crawford Dr Sebastian, FL	2.0	1.0	1100	$2,200	$2.00	13d	1	0.49mi
151 Mabry St Sebastian, FL	3.0	2.0	1199	$1,850	$1.54	21d	1	0.60mi
5790 Marina Dr #2 Sebastian, FL	2.0	2.0	1060	$2,200	$2.08	13d	1	0.66mi
5790 Marina Dr #2 Sebastian, FL	2.0	2.0	1060	$2,200	$2.08	21d	1	0.74mi
186 Empress Ave Unit B Sebastian, FL	2.0	2.0	1398	$1,575	$1.13	21d	1	0.93mi
834 Dolores St Sebastian, FL	3.0	1.0	1253	$1,600	$1.28	13d	1	1.06mi
6240 E Mirror Lake Dr Unit 201 Sebastian, FL	2.0	2.0	1150	$1,750	$1.52	21d	1	1.15mi
6124 River Run Dr Unit B Sebastian, FL	2.0	2.0	1285	$2,200	$1.71	21d	1	1.38mi
117 Acorn Ter Sebastian, FL	3.0	1.0	896	$1,800	$2.01	21d	1	1.40mi
1421 Thornhill Ln Sebastian, FL	3.0	2.0	1216	$2,800	$2.30	13d	1	1.49mi
6385 86th Pl Sebastian, FL	3.0	2.0	1269	$1,850	$1.46	21d	1	1.50mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: cablelandscapingpool

Listing history 23 events

1. 2026-06-19
   days on market $216,500 Active 76 DOM
2. 2026-06-18
   days on market $216,500 Active 75 DOM
3. 2026-06-17
   days on market $216,500 Active 74 DOM
4. 2026-06-16
   days on market $216,500 Active 73 DOM
5. 2026-06-15
   days on market $216,500 Active 72 DOM
6. 2026-06-14
   days on market $216,500 Active 70 DOM
7. 2026-06-13
   days on market $216,500 Active 69 DOM
8. 2026-06-10
   days on market $216,500 Active 67 DOM
9. 2026-06-09
   days on market $216,500 Active 66 DOM
10. 2026-06-08
    days on market $216,500 Active 65 DOM
11. 2026-06-07
    days on market $216,500 Active 64 DOM
12. 2026-06-05
    days on market $216,500 Active 61 DOM
13. 2026-06-02
    days on market $216,500 Active 59 DOM
14. 2026-06-01
    days on market $216,500 Active 58 DOM
15. 2026-05-31
    days on market $216,500 Active 57 DOM
16. 2026-05-30
    days on market $216,500 Active 56 DOM
17. 2026-04-04
    listed $216,500 Active

    Show marketing remark (996 chars)

    Beautifully maintained and truly move-in ready, this charming manufactured home is located in the highly desired Breezy Village 55+ Community. The home is in impeccable condition inside and out, featuring a 2019 Weather -Lok Roof w/ Transferable Limited Lifetime Warranty, newer vinyl flooring, and a warm, inviting interior. All appliances and furnishings are included, making this an effortless transition for seasonal or full-time living. Enjoy the relaxed Florida lifestyle with access to the community pool, clubhouse, and RV/boat storage, all just steps away. The spacious layout and well-kept grounds offer comfort, convenience, and peace of mind. Breezy Village is ideally situated close to everything Sebastian, Florida has to offer--riverfront dining, shopping, medical facilities, parks, and the beautiful Indian River Lagoon. You own your land, and the community offers very affordable living with a low HOA fee of just $60/month and annual RV/boat storage for only $75.00. Must See!

18. 2026-04-04
    listed $216,500 Active 996-char remark

    Show marketing remark (996 chars)

    Beautifully maintained and truly move-in ready, this charming manufactured home is located in the highly desired Breezy Village 55+ Community. The home is in impeccable condition inside and out, featuring a 2019 Weather -Lok Roof w/ Transferable Limited Lifetime Warranty, newer vinyl flooring, and a warm, inviting interior. All appliances and furnishings are included, making this an effortless transition for seasonal or full-time living. Enjoy the relaxed Florida lifestyle with access to the community pool, clubhouse, and RV/boat storage, all just steps away. The spacious layout and well-kept grounds offer comfort, convenience, and peace of mind. Breezy Village is ideally situated close to everything Sebastian, Florida has to offer--riverfront dining, shopping, medical facilities, parks, and the beautiful Indian River Lagoon. You own your land, and the community offers very affordable living with a low HOA fee of just $60/month and annual RV/boat storage for only $75.00. Must See!

19. 2026-03-28
    historical $216,500
20. 2026-03-27
    historical $216,500 996-char remark

    Show marketing remark (996 chars)

    Beautifully maintained and truly move-in ready, this charming manufactured home is located in the highly desired Breezy Village 55+ Community. The home is in impeccable condition inside and out, featuring a 2019 Weather -Lok Roof w/ Transferable Limited Lifetime Warranty, newer vinyl flooring, and a warm, inviting interior. All appliances and furnishings are included, making this an effortless transition for seasonal or full-time living. Enjoy the relaxed Florida lifestyle with access to the community pool, clubhouse, and RV/boat storage, all just steps away. The spacious layout and well-kept grounds offer comfort, convenience, and peace of mind. Breezy Village is ideally situated close to everything Sebastian, Florida has to offer--riverfront dining, shopping, medical facilities, parks, and the beautiful Indian River Lagoon. You own your land, and the community offers very affordable living with a low HOA fee of just $60/month and annual RV/boat storage for only $75.00. Must See!

21. 2008-04-18
    soldstatus $90,000
22. 1998-12-04
    soldstatus $47,000
23. 1997-02-05
    soldstatus $45,000

ⓘ 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: $1,878 · $157/mo
• Projected year-2 tax: $1,878 · $157/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 2/10 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: $24,485
• − Mortgage interest: −$12,127
• − Property taxes: −$1,878
• − Insurance: −$1,082
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − HOA: −$720
• − Depreciation: −$6,298
• Taxable loss: −$1,539
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $2,408/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 — Sebastian

• Score: 81/100
• State rank: #89
• US rank: #1421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Indian River County · 143,738 people
• City population: 30,023
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 30,023
• Household income: $66,840
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 646.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 7% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 3%
• Common ancestry: Lithuanian 4% Slovak 4% Romanian 3%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% 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: ▼ -49.85%
• Current HPI: 330.1691
• Rent YoY: ▲ 6.22%
• 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

+381.1% since first listed

7 events — show timeline

• 2026-04-04 Listed $216,500 RAIRCMLS
• 2026-04-04 Listed $216,500 SCMLS
• 2026-03-28 Coming Soon $216,500 RAIRCMLS
• 2026-03-27 Coming Soon $216,500 SCMLS
• 2008-04-18 Sold (Public Records) $90,000 Public Records
• 1998-12-04 Sold (Public Records) $47,000 Public Records
• 1997-02-05 Sold (Public Records) $45,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,878 · +17.9% YoY. Source: county tax records.