2445 SW 6th Rd SW · Florida Ridge, FL 32962

$297,500

2 bd · 2.0 ba · 1,476 sqft · SingleFamily public records · 54 Days on market

Built 1981 0.29 ac lot Est $282k · 6% over $34/mo HOA · 1% 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 +10.7/30.0
• ARV discount +5.0/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• DSCR +3.1/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 2-bath single-family home located in the desirable Vero Beach Highlands neighborhood. This well-maintained residence offers a spacious layout with comfortable living areas, abundant natural light, a beautifully updated kitchen, and a new roof for added peace of mind. The primary suite features a private bath, while two additional bedrooms provide flexibility for family, guests, or a home office. Enjoy a generous yard with room for outdoor gatherings, gardening, or future enhancements. Conveniently situated near shopping, dining, schools, parks, and just a short drive to Vero Beach’s beautiful sandy beaches. A wonderful opportunity in a sought-after community.

Key facts

• Near schools
• Near dining
• Generous yard

Tags

• UPDATED KITCHEN
• NEW ROOF
• GENEROUS YARD
• NEAR SHOPPING
• NEAR DINING
• NEAR SCHOOLS

Property features AI

Finance

• Other: Pets allowed with restrictions/possible restrictions (conditional)
• HOA & community: Homeowners association with a $34 monthly fee; Community clubhouse; Fitness center; Maintained community; Street lights; Tennis courts

Exterior

• Parking: Attached garage; Driveway; 1 covered garage space
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Faces east; Resale property
• Construction: Frame and stucco construction; Shingle roof
• Exterior features: Patio; Community pool

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Includes a bedroom on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; Bedroom on main level; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (21.4% below list).
• Recommended offer: $234k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.5% in Florida Ridge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 72/100 on livability (#353 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D, employment D, 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.
• Market conditions: Rents rising fast (+4.2%/yr); 348 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 42% 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 54 days — a 3% lower offer ($289k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $68k; list at $298k implies a 337% 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,917 (21.4% 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 54 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.79% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $281,916
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2385 6th Ave SW	0.19mi	3/2.0 (+1)	1,440 (-2%)	4mo	$286,000	$199	79
21 Lavilla Way	0.52mi	2/2.0	1,446 (-2%)	7mo	$269,000	$186	66
18 Montoya	0.65mi	2/2.0	1,446 (-2%)	5mo	$289,000	$200	62
11 Villa Del Norte	0.16mi	1/1.5 (-1)	1,305 (-12%)	7mo	$249,000	$191	60
16 Danzar	0.71mi	2/2.0	1,439 (-2%)	4mo	$165,000	$115	60
751 Highland Dr SW	0.27mi	3/2.0 (+1)	1,278 (-13%)	1mo	$222,000	$174	59
2445 8th Ave SW	0.32mi	3/2.0 (+1)	1,313 (-11%)	6mo	$165,000	$126	57
925 Highland Dr SW	0.48mi	3/2.0 (+1)	1,344 (-9%)	8mo	$264,500	$197	50
1085 23rd Pl SW	0.64mi	3/2.0 (+1)	1,388 (-6%)	6mo	$300,000	$216	50
726 SW 18th Pl	0.74mi	3/2.0 (+1)	1,368 (-7%)	4mo	$354,900	$259	44
65 Lavilla Way	0.60mi	2/2.0	1,687 (+14%)	6mo	$299,000	$177	43
11 Villa Blanca	0.61mi	1/1.5 (-1)	1,305 (-12%)	8mo	$249,000	$191	39

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-54,363
• Equity at exit: $44,358

10-year hold

• IRR: -8.7%
• Equity multiple: 0.43×
• Total profit: $-47,088
• Equity at exit: $25,722

Cash invested: $83,300 (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: 348
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,339 high
• Mortgage (P&I): −$1,560
• Tax from tax record: −$271 /mo · $3,246/yr
• Insurance: −$124
• HOA: −$34
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-141

Break-even live

Break-even rent $2,517

Max offer price $272,653

Occupancy floor —

Sensitivity live

Price	-10% $28	-5% $-56	+0% $-141	+5% $-225	+10% $-309
Rent	-10% $-325	-5% $-233	+0% $-141	+5% $-48	+10% $44
Rate	-1.0pp $9	-0.5pp $-65	base $-141	+0.5pp $-218	+1.0pp $-296

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: $74,375
• Closing costs: $8,925
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2450 8th Ave SW Vero Beach, FL	3.0	2.0	1388	$2,100	$1.51	21d	1	0.28mi
2320 Water Oaks Ln Unit 111 Vero Beach, FL	3.0	2.0	1811	$3,500	$1.93	21d	1	0.34mi
985 23rd Pl SW Vero Beach, FL	3.0	2.0	1176	$2,200	$1.87	21d	1	0.54mi
7503 Paso Robles Blvd Fort Pierce, FL	3.0	2.0	1260	$2,000	$1.59	24d	1	1.04mi
254 Hawthorne Ln Vero Beach, FL	3.0	2.0	1703	$2,900	$1.70	21d	1	1.12mi
6906 Ocala Ave Fort Pierce, FL	3.0	2.0	1175	$1,955	$1.66	14d	1	1.14mi
335 Hawthorne Ln Vero Beach, FL	2.0	2.0	1587	$1,800	$1.13	21d	1	1.17mi
7500 Pensacola Rd Fort Pierce, FL	3.0	2.0	1125	$2,150	$1.91	14d	1	1.17mi
5642 Sunberry Cir Fort Pierce, FL	3.0	2.0	1377	$1,950	$1.42	24d	1	1.26mi
2066 5th Ct SE Vero Beach, FL	2.0	2.0	1415	$3,850	$2.72	21d	1	1.33mi
3766 Harborside Ave Fort Pierce, FL	2.0	2.0	1308	$2,160	$1.65	14d	1	1.41mi
7403 Winter Garden Pkwy Fort Pierce, FL	3.0	2.0	1372	$2,200	$1.60	21d	1	1.48mi

HOA detail

• Monthly dues: $34 · $408/yr

Listing history 30 events

1. 2026-06-19
   days on market $297,500 Active 54 DOM
2. 2026-06-18
   days on market $297,500 Active 53 DOM
3. 2026-06-17
   days on market $297,500 Active 52 DOM
4. 2026-06-16
   days on market $297,500 Active 51 DOM
5. 2026-06-15
   days on market $297,500 Active 50 DOM
6. 2026-06-14
   days on market $297,500 Active 48 DOM
7. 2026-06-13
   days on market $297,500 Active 47 DOM
8. 2026-06-10
   days on market $297,500 Active 45 DOM
9. 2026-06-09
   days on market $297,500 Active 44 DOM
10. 2026-06-08
    days on market $297,500 Active 43 DOM
11. 2026-06-07
    days on market $297,500 Active 42 DOM
12. 2026-06-05
    days on market $297,500 Active 39 DOM
13. 2026-06-02
    days on market $297,500 Active 37 DOM
14. 2026-06-01
    days on market $297,500 Active 36 DOM
15. 2026-05-31
    days on market $297,500 Active 35 DOM
16. 2026-05-30
    days on market $297,500 Active 34 DOM
17. 2026-04-26
    listed $297,500 Active
18. 2025-08-07
    historical $1,700
19. 2025-06-28
    listed $1,700
20. 2024-06-25
    historical $1,850
21. 2024-06-22
    historical $1,850
22. 2024-06-13
    price $1,850
23. 2024-06-12
    price $1,850
24. 2024-05-30
    price $1,900
25. 2024-05-30
    price $1,900
26. 2024-04-30
    price $2,000
27. 2024-04-30
    price $2,000
28. 2024-04-08
    listed $2,100
29. 2024-04-08
    listed $2,100
30. 1981-08-01
    soldstatus $68,100

ⓘ 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: $3,246 · $271/mo
• Projected year-2 tax: $3,246 · $271/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 ≥107°F today · 26 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: $28,070
• − Mortgage interest: −$16,665
• − Property taxes: −$3,246
• − Insurance: −$1,488
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − HOA: −$408
• − Depreciation: −$8,655
• Taxable loss: −$6,882
• Est. tax savings @ 24.0%: +$1,652
• After-tax cash flow: $-36/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 — Florida Ridge

• Score: 72/100
• State rank: #353
• US rank: #6129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florida Ridge, FL
• County: Indian River County · 143,738 people
• City population: 25,629
• 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

+336.9% since first listed

14 events — show timeline

• 2026-04-26 Listed $297,500 MARMLS
• 2025-08-07 Rental Removed $1,700 SHOWMOJO
• 2025-06-28 Listed for Rent $1,700 SHOWMOJO
• 2024-06-25 Rental Removed $1,850 RENT.
• 2024-06-22 Rental Removed $1,850 RAIRCMLS
• 2024-06-13 Price Changed $1,850 RAIRCMLS
• 2024-06-12 Price Changed $1,850 RENT.
• 2024-05-30 Price Changed $1,900 RAIRCMLS
• 2024-05-30 Price Changed $1,900 RENT.
• 2024-04-30 Price Changed $2,000 RAIRCMLS
• 2024-04-30 Price Changed $2,000 RENT.
• 2024-04-08 Listed for Rent $2,100 RENT.
• 2024-04-08 Listed for Rent $2,100 RAIRCMLS
• 1981-08-01 Sold (Public Records) $68,100 Public Records

Property tax history

+10.7%/yr

Latest (2025): $3,246 · +11.9% YoY. Source: county tax records.