1100 Ponce De Leon Cir Unit N102 · Vero Beach, FL 32960

$119,900

2 bd · 2.0 ba · 928 sqft · Townhouse · 36 Days on market

Built 1974 Good condition Est $128k · 6% under $467/mo HOA · 26% of rent

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Why this score? — see what drove the C 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 +18.0/30.0
• ARV discount +10.4/15.0
• 1% rule +9.8/10.0
• DSCR +5.7/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bargain price to settle estate! Much-desired first floor condo, parking just steps away, no elevator hassle! All rooms tiled, including pretty porch! 2BR/2BA! Community heated pool, library clubhouse. Vacant, immediate occupancy if you wish. Low condo fee only $250 a month! Full price, cash offers only. Sizes are approx & subj. to error.

Key facts

• White wood cabinets
• New kitchen
• Tile floors

Tags

• NEW KITCHEN
• WHITE WOOD CABINETS
• GORGEOUS GRANITE COUNTERS
• TILE FLOORS
• COMMUNITY HEATED POOL
• SOCIAL GAME ROOM

Property features AI

Finance

• HOA & community: Association: AR Choice; Monthly association fee of $467; Association fee covers common areas, insurance, structure maintenance, reserves, sewer, trash and water; Community amenities include pool, elevator, game room, library, bicycle storage, sidewalks and trash chute; Senior community

Exterior

• Parking: Assigned uncovered parking
• Utilities: Public water; Public sewer
• Home design: Residential property with a view; Faces north; 3 stories
• Construction: Block, concrete and stucco construction; Built-up / tar-and-gravel roof
• Exterior features: Enclosed porch; Covered porch; Screened porch; Awnings

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Disposal
• Bedrooms: Bedroom — 11 x 10; Bedroom — 13 x 12
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Pantry; Single-hung windows with window treatments; Unfurnished
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 2.9% in Vero Beach — 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 80/100 on livability (#116 in FL, #1,784 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, health & safety A+; Watch: employment 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 soft (-1.7%/yr); 206 active listings in the ZIP; 32 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 39% of the median local income ($55k/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 $829 of loan paydown is wiped out by about $4k 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 36 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $120k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: moderate flood risk; 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 $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $128,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 Ponce De Leon Cir #204	0.04mi	2/2.0	928 (0%)	3mo	$113,000	$122	96
1100 Ponce De Leon Cir Unit E306	0.04mi	2/2.0	928 (0%)	13mo	$128,000	$138	88
1100 N Ponce De Leon Cir Unit N203	0.00mi	2/2.0	1,000 (+8%)	0mo	$112,500	$113	87
1100 W Ponce De Leon Cir W Unit W305	0.04mi	2/2.0	840 (-10%)	0mo	$100,000	$119	82
923 22nd Pl #217	0.21mi	2/2.0	860 (-7%)	9mo	$92,000	$107	70
835 18th St #103	0.56mi	2/2.0	960 (+3%)	1mo	$126,000	$131	67
715 20th St #202	0.52mi	2/1.0	940 (+1%)	5mo	$130,000	$138	65
835 18th St #710	0.56mi	2/2.0	960 (+3%)	8mo	$159,999	$167	61
835 18th St #801	0.56mi	2/2.0	960 (+3%)	10mo	$158,000	$165	60
715 20th St #201	0.52mi	2/1.0	940 (+1%)	13mo	$145,000	$154	59
835 18th St #402	0.56mi	2/2.0	960 (+3%)	12mo	$155,000	$161	58
835 18th St #203	0.56mi	2/2.0	1,000 (+8%)	8mo	$119,000	$119	54

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: -15.4%
• Equity multiple: 0.47×
• Total profit: $-17,682
• Equity at exit: $17,877

10-year hold

• IRR: -17.6%
• Equity multiple: 0.24×
• Total profit: $-25,657
• Equity at exit: $10,367

Cash invested: $33,572 (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 32960

• Home prices YoY: -25.5%
• Rents YoY: -1.7%
• Active inventory: 206
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$467
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $104

Break-even live

Break-even rent $1,640

Max offer price $119,900

Occupancy floor 89%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Ponce de Leon Cir #305 Vero Beach, FL	2.0	2.0	840	$1,350	$1.61	21d	1	0.02mi
2222 Ponce De Leon Cir Unit B Vero Beach, FL	2.0	1.0	970	$1,650	$1.70	13d	1	0.04mi
2359 De Soto Ave Vero Beach, FL	1.0	1.0	570	$1,500	$2.63	21d	1	0.16mi
923 22nd Pl #106 Vero Beach, FL	2.0	2.0	860	$1,600	$1.86	21d	1	0.21mi
808 22nd St Unit 8 Vero Beach, FL	2.0	2.0	1000	$1,465	$1.47	21d	1	0.34mi
939 19th St Unit 961 Vero Beach, FL	2.0	2.0	1000	$1,850	$1.85	21d	1	0.36mi
1429 19th Pl #4 Vero Beach, FL	2.0	1.0	873	$1,800	$2.06	21d	1	0.40mi
1748 23rd St Vero Beach, FL	1.0	1.0	900	$1,250	$1.39	13d	1	0.50mi
715 19th Pl Vero Beach, FL	1.0–2.0	1.0–2.0	600	$1,925	$3.21	13d	7	0.54mi
1827 24th St Vero Beach, FL	2.0	1.0	850	$1,900	$2.24	21d	1	0.58mi
1936 18th Ave Unit A Vero Beach, FL	2.0	1.0	1100	$2,000	$1.82	21d	1	0.58mi
635 18th Pl Vero Beach, FL	3.0	2.0	1120	$2,300	$2.05	21d	1	0.68mi
686 17th St Vero Beach, FL	2.0	1.0	950	$1,700	$1.79	13d	2	0.75mi
1765 6th Ave Vero Beach, FL	2.0	1.0	800	$1,550	$1.94	21d	1	0.78mi
1745 6th Ave Unit 7(R) Vero Beach, FL	2.0	1.0	800	$1,550	$1.94	21d	1	0.78mi
400 18th St Vero Beach, FL	2.0	2.0	1065	$1,512	$1.42	13d	2	0.84mi
400 18th St Vero Beach, FL	2.0	2.0	1065	$1,575	$1.48	21d	1	0.84mi
974 14th Ln Vero Beach, FL	1.0–3.0	1.0–3.0	1828	$4,049	$2.21	13d	32	0.86mi
2800 Indian River Blvd Vero Beach, FL	1.0–2.0	1.5–2.0	847	$3,200	$3.78	13d	5	1.06mi
1845 Robalo Dr Unit 205 Vero Beach, FL	2.0	2.0	1000	$2,500	$2.50	21d	1	1.07mi
1935 Cobia Dr Unit 202E Vero Beach, FL	2.0	2.0	1000	$2,250	$2.25	21d	1	1.09mi
1860 Robalo Dr Vero Beach, FL	2.0	2.0	950	$2,600	$2.74	21d	2	1.09mi
1815 Robalo Dr Unit C201 Vero Beach, FL	1.0	1.0	650	$1,700	$2.62	13d	1	1.10mi
1830 Robalo Dr Apt B103 Vero Beach, FL	1.0	1.0	650	$2,100	$3.23	13d	1	1.12mi
1450 5th Ave Vero Beach, FL	3.0	2.0	1124	$2,400	$2.14	21d	1	1.16mi
1825 Cobia Dr Unit 103H Vero Beach, FL	1.0	1.0	650	$2,400	$3.69	13d	1	1.16mi
23 Royal Palm Pointe Unit B Vero Beach, FL	2.0	2.0	1100	$2,695	$2.45	21d	1	1.16mi
516 13th Pl Vero Beach, FL	3.0	2.0	1102	$1,800	$1.63	21d	1	1.20mi
1510 3rd Ct Vero Beach, FL	3.0	2.0	950	$6,000	$6.32	13d	1	1.20mi
1306 12th St Unit B Vero Beach, FL	2.0	1.0	1000	$1,600	$1.60	21d	1	1.21mi
1200 6th Dr Vero Beach, FL	2.0	2.0	800	$1,550	$1.94	13d	1	1.29mi
2145 30th Ave Vero Beach, FL	2.0	2.0	1036	$3,500	$3.38	13d	1	1.34mi

HOA detail

• Monthly dues: $467 · $5,604/yr
• Likely covers: pool

Listing history 30 events

1. 2026-06-19
   days on market $119,900 Active 36 DOM
2. 2026-06-18
   remarks 501-char remark
3. 2026-06-18
   days on market $119,900 Active 35 DOM
4. 2026-06-17
   days on market $119,900 Active 34 DOM
5. 2026-06-16
   days on market $119,900 Active 33 DOM
6. 2026-06-15
   days on market $119,900 Active 32 DOM
7. 2026-06-14
   days on market $119,900 Active 30 DOM
8. 2026-06-13
   days on market $119,900 Active 29 DOM
9. 2026-06-10
   days on market $119,900 Active 27 DOM
10. 2026-06-09
    days on market $119,900 Active 26 DOM
11. 2026-06-08
    days on market $119,900 Active 25 DOM
12. 2026-06-07
    days on market $119,900 Active 24 DOM
13. 2026-06-05
    pricedays on market $119,900 Active 21 DOM
14. 2026-06-02
    days on market $125,000 Active 19 DOM
15. 2026-06-01
    days on market $125,000 Active 18 DOM
16. 2026-05-31
    days on market $125,000 Active 17 DOM
17. 2026-05-30
    days on market $125,000 Active 16 DOM
18. 2026-05-22
    price $125,000
19. 2026-05-14
    listed $130,000 Active
20. 2024-10-19
    historical $1,500
21. 2024-10-06
    price $1,500
22. 2024-09-23
    price $1,600
23. 2024-09-17
    price $2,300
24. 2024-08-31
    price $1,600
25. 2024-08-29
    price $2,400
26. 2024-08-20
    price $2,500
27. 2024-08-02
    price $1,500
28. 2024-07-26
    price $1,595
29. 2024-06-14
    listed $1,600
30. 2013-01-25
    soldstatus $30,000 349-char remark

    Show marketing remark (349 chars)

    Bargain price to settle estate! Much-desired first floor condo, parking just steps away, no elevator hassle! All rooms tiled, including pretty porch! 2BR/2BA! Community heated pool, library clubhouse. Vacant, immediate occupancy if you wish. Low condo fee only $250 a month! Full price, cash offers only. Sizes are approx & subj. to error.

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $21,260
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − HOA: −$5,604
• − Depreciation: −$3,488
• Taxable loss: −$348
• Est. tax savings @ 24.0%: +$83
• After-tax cash flow: $1,332/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained, freshly painted condo is move-in ready with good condition and potential for further value enhancement through minor updates.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and resale value
• Resale Replace outdated appliances — Modernizes the kitchen and appeals to buyers
• Both Upgrade lighting fixtures — Improves ambiance and energy efficiency
• Both Install new flooring in bathrooms — Enhances aesthetics and durability
• Both Paint interior walls — Fresh paint improves aesthetics and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and resale value ↑
• Resale Replace outdated appliances — Modernizes the kitchen and appeals to buyers ↑
• Both Upgrade lighting fixtures — Improves ambiance and energy efficiency ↑
• Both Install new flooring in bathrooms — Enhances aesthetics and durability ↑
• Both Paint interior walls — Fresh paint improves aesthetics and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Score: 80/100
• State rank: #116
• US rank: #1784

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vero Beach, FL
• County: Indian River County · 143,738 people
• City population: 98,707
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 25,259
• Household income: $54,682
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1166.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 16% Two or more races 12% Black 10% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 3% Cuban 2%
• Common ancestry: Italian 4% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, Jamaica, Vietnam
• Languages at home: 82% English-only · Spanish 13% French/Haitian/Cajun 2% Other Asian/Pacific 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: ▼ -103.20%
• Current HPI: 302.0029
• Rent YoY: ▼ -1.66%
• 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

+316.7% since first listed

13 events — show timeline

• 2026-05-22 Price Changed $125,000 RAIRCMLS
• 2026-05-14 Listed $130,000 RAIRCMLS
• 2024-10-19 Rental Removed $1,500 RAIRCMLS
• 2024-10-06 Price Changed $1,500 RAIRCMLS
• 2024-09-23 Price Changed $1,600 RAIRCMLS
• 2024-09-17 Price Changed $2,300 RAIRCMLS
• 2024-08-31 Price Changed $1,600 RAIRCMLS
• 2024-08-29 Price Changed $2,400 RAIRCMLS
• 2024-08-20 Price Changed $2,500 RAIRCMLS
• 2024-08-02 Price Changed $1,500 RAIRCMLS
• 2024-07-26 Price Changed $1,595 RAIRCMLS
• 2024-06-14 Listed for Rent $1,600 RAIRCMLS
• 2013-01-25 Sold (MLS) $30,000 RAIRCMLS