1455 15th Ave · Vero Beach, FL 32960

$284,900

3 bd · 1.0 ba · 1,305 sqft · SingleFamily public records · 49 Days on market

Built 1953 8,276 sqft lot Est $294k · at est.

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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 +13.6/30.0
• ARV discount +8.8/15.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market and will not last long! Impeccable 3-bedroom 2 bath split floor plan home. Extensively renovated and updated including metal roof, all electrical, all plumbing (no cast iron), HVAC, custom kitchen cabinets and designer concrete tops, bathrooms, porcelain wood plank floors, solid wood interior doors, wood fenced backyard, paver driveway/walks and much more!

Key facts

• Metal roof
• Split floor plan
• Updated bathrooms

Tags

• METAL ROOF
• NEW AC
• TILE FLOORING
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOMS
• SPLIT FLOOR PLAN

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Space for 6 vehicles
• Utilities: Public water; Public sewer; Electricity available; Sewer available
• Home design: Single-family residence; One story; Faces east; Resale property
• Construction: CBS construction (concrete block/stucco); Metal roof; Slab foundation; Built area approximately 1,435 sq ft
• Exterior features: Back yard with wood fencing; Not waterfront

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom layout; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $17 ($199/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 $248k (12.8% below list).
• Recommended offer: $248k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.8% 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.
• Zoned schools: Vero Beach Elementary School (math 39% / reading 36%, grade F, #1,596 of 2,144 statewide, top 75%, 599 students, 80% FRL); Gifford Middle School (math 46% / reading 45%, grade D+, #305 of 571 statewide, top 54%, 582 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 soft (-1.7%/yr); 208 active listings in the ZIP; 40 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).
• At $2,484/mo this rent would consume 55% of the median local household income ($55k/yr) (locally 1166% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 49 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $248,406 (12.8% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.87% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $293,625
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1262 14th Ave	0.26mi	3/1.0	1,336 (+2%)	0mo	$325,000	$243	84
1306 17th Pl	0.43mi	3/2.0	1,330 (+2%)	1mo	$161,000	$121	72
1352 13th Ave	0.21mi	3/2.0	1,388 (+6%)	10mo	$290,000	$209	67
2025 15th St	0.36mi	3/2.0	1,408 (+8%)	5mo	$367,000	$261	62
961 E 13th Sq	0.43mi	3/2.0	1,273 (-2%)	14mo	$267,500	$210	60
1562 24th Ave	0.57mi	3/2.0	1,360 (+4%)	3mo	$190,000	$140	60
1841 21st Ave	0.64mi	2/1.5 (-1)	1,356 (+4%)	2mo	$205,000	$151	55
1755 20th Ave	0.51mi	3/2.0	1,380 (+6%)	12mo	$310,000	$225	52
1118 9th Sq	0.70mi	3/2.0	1,352 (+4%)	6mo	$319,900	$237	52
1735 20th Ct	0.53mi	2/1.0 (-1)	1,214 (-7%)	8mo	$335,000	$276	52
1966 9th St	0.75mi	3/2.0	1,285 (-2%)	9mo	$265,000	$206	51
2025 9th Pl	0.73mi	3/2.0	1,478 (+13%)	4mo	$350,000	$237	37

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: -19.3%
• Equity multiple: 0.34×
• Total profit: $-52,368
• Equity at exit: $42,480

10-year hold

• IRR: -19.7%
• Equity multiple: 0.09×
• Total profit: $-72,282
• Equity at exit: $24,633

Cash invested: $79,772 (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: 208
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,484 high
• Mortgage (P&I): −$1,494
• Tax from tax record: −$333 /mo · $3,997/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $17

Break-even live

Break-even rent $2,463

Max offer price $284,900

Occupancy floor 94%

Sensitivity live

Price	-10% $178	-5% $97	+0% $17	+5% $-64	+10% $-145
Rent	-10% $-180	-5% $-82	+0% $17	+5% $115	+10% $213
Rate	-1.0pp $160	-0.5pp $89	base $17	+0.5pp $-57	+1.0pp $-132

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 12th St Unit B Vero Beach, FL	2.0	1.0	1000	$1,600	$1.60	23d	1	0.32mi
1725 20th Ave Vero Beach, FL	3.0	2.0	1394	$3,000	$2.15	15d	1	0.50mi
1608 24th Ave Unit NA Vero Beach, FL	3.0	2.0	1800	$2,000	$1.11	23d	1	0.60mi
1616 24th Ave Vero Beach, FL	3.0	2.0	1430	$2,495	$1.74	15d	1	0.60mi
1936 18th Ave Unit A Vero Beach, FL	2.0	1.0	1100	$2,000	$1.82	23d	1	0.62mi
974 14th Ln Vero Beach, FL	1.0–3.0	1.0–3.0	1828	$5,899	$3.23	15d	32	0.64mi
1136 9th Sq Unit 1467671P Vero Beach, FL	3.0	2.0	1399	$4,165	$2.98	23d	1	0.74mi
2616 15th St Vero Beach, FL	2.0	2.0	1268	$2,400	$1.89	15d	1	0.75mi
939 19th St Unit 961 Vero Beach, FL	2.0	2.0	1000	$1,850	$1.85	23d	1	0.76mi
1330 28th Ave Vero Beach, FL	3.0	2.0	1488	$3,200	$2.15	23d	1	0.84mi
859 20th St Vero Beach, FL	2.0	2.0	1736	$6,000	$3.46	23d	1	0.91mi
1702 7th St Vero Beach, FL	3.0	2.0	1230	$2,100	$1.71	15d	1	0.93mi
686 17th St Vero Beach, FL	2.0	1.0	950	$1,700	$1.79	15d	2	0.93mi
2222 Ponce De Leon Cir Unit B Vero Beach, FL	2.0	1.0	970	$1,650	$1.70	15d	1	0.98mi
635 18th Pl Vero Beach, FL	3.0	2.0	1120	$2,300	$2.05	23d	1	1.02mi
725 23rd Ave Vero Beach, FL	3.0	2.0	1696	$3,500	$2.06	23d	1	1.05mi
516 13th Pl Vero Beach, FL	3.0	2.0	1102	$1,800	$1.63	23d	1	1.06mi
1450 5th Ave Vero Beach, FL	3.0	2.0	1124	$2,400	$2.14	23d	1	1.09mi
2434 19th Ave Vero Beach, FL	3.0	2.0	1335	$3,500	$2.62	15d	1	1.11mi
1816 5th Pl Unit 1018162P Vero Beach, FL	2.0	2.0	1323	$3,841	$2.90	23d	1	1.12mi
843 22nd Pl Vero Beach, FL	2.0	1.0	1790	$3,300	$1.84	15d	1	1.12mi
808 22nd St Unit 8 Vero Beach, FL	2.0	2.0	1000	$1,465	$1.47	23d	1	1.13mi
572 10th Pl Vero Beach, FL	3.0	2.0	1524	$2,500	$1.64	23d	1	1.15mi
855 6th Ave Vero Beach, FL	2.0	2.0	1194	$1,950	$1.63	15d	1	1.19mi
1166 6th Ave Vero Beach, FL	2.0	2.0	1140	$2,200	$1.93	15d	1	1.21mi
1166 6th Ave Unit D Vero Beach, FL	2.0	2.0	1140	$2,000	$1.75	23d	1	1.21mi
1170 6th Ave Unit 2D Vero Beach, FL	2.0	2.5	1170	$1,800	$1.54	15d	1	1.22mi
1510 3rd Ct Vero Beach, FL	3.0	2.0	950	$6,000	$6.32	15d	1	1.24mi
400 18th St Vero Beach, FL	2.0	2.0	1065	$1,512	$1.42	15d	2	1.25mi
400 18th St Vero Beach, FL	2.0	2.0	1065	$1,575	$1.48	23d	1	1.25mi
400 E Waverly Pl Unit 2b Vero Beach, FL	2.0	2.5	1170	$1,900	$1.62	23d	1	1.27mi
1135 3rd Ave #101 Vero Beach, FL	2.0	2.0	906	$1,800	$1.99	23d	1	1.28mi
1408 36th Ave Unit 1408 Vero Beach, FL	2.0	2.5	1284	$2,150	$1.67	23d	1	1.31mi
1406 36th Ave Vero Beach, FL	2.0	2.5	1284	$2,150	$1.67	23d	1	1.31mi
1406 36th Ave Vero Beach, FL	2.0	2.5	1284	$2,000	$1.56	15d	1	1.31mi
303 18th Pl Vero Beach, FL	2.0	1.5	1200	$1,599	$1.33	23d	1	1.32mi
677 Royal Palm Blvd #22 Vero Beach, FL	2.0	2.0	1200	$1,700	$1.42	15d	1	1.32mi
315 18th Pl Unit 315 Vero Beach, FL	2.0	1.5	1200	$1,599	$1.33	23d	1	1.33mi
2145 30th Ave Vero Beach, FL	2.0	2.0	1036	$3,500	$3.38	15d	1	1.34mi
2745 Atlantic Blvd Vero Beach, FL	3.0	2.0	1145	$2,150	$1.88	15d	1	1.36mi

Listing history 24 events

1. 2026-06-09
   days on market $284,900 Active 49 DOM
2. 2026-06-08
   days on market $284,900 Active 48 DOM
3. 2026-06-07
   days on market $284,900 Active 47 DOM
4. 2026-06-05
   days on market $284,900 Active 44 DOM
5. 2026-06-02
   days on market $284,900 Active 42 DOM
6. 2026-06-01
   days on market $284,900 Active 41 DOM
7. 2026-05-31
   days on market $284,900 Active 40 DOM
8. 2026-05-30
   days on market $284,900 Active 39 DOM
9. 2026-05-12
   status Active
10. 2026-05-06
    historical Active Under Contract
11. 2026-04-21
    listed $284,900 Active
12. 2024-12-18
    historical
13. 2024-11-23
    price $312,000
14. 2024-11-06
    listed $315,000 Active
15. 2023-04-04
    soldstatus $262,000
16. 2023-04-03
    soldstatus $262,000 Closed 378-char remark

    Show marketing remark (378 chars)

    Back on the market and will not last long! Impeccable 3-bedroom 2 bath split floor plan home. Extensively renovated and updated including metal roof, all electrical, all plumbing (no cast iron), HVAC, custom kitchen cabinets and designer concrete tops, bathrooms, porcelain wood plank floors, solid wood interior doors, wood fenced backyard, paver driveway/walks and much more!

17. 2023-03-22
    status Pending 378-char remark

    Show marketing remark (378 chars)

    Back on the market and will not last long! Impeccable 3-bedroom 2 bath split floor plan home. Extensively renovated and updated including metal roof, all electrical, all plumbing (no cast iron), HVAC, custom kitchen cabinets and designer concrete tops, bathrooms, porcelain wood plank floors, solid wood interior doors, wood fenced backyard, paver driveway/walks and much more!

18. 2023-03-18
    status Active 378-char remark

    Show marketing remark (378 chars)

    Back on the market and will not last long! Impeccable 3-bedroom 2 bath split floor plan home. Extensively renovated and updated including metal roof, all electrical, all plumbing (no cast iron), HVAC, custom kitchen cabinets and designer concrete tops, bathrooms, porcelain wood plank floors, solid wood interior doors, wood fenced backyard, paver driveway/walks and much more!

19. 2023-03-10
    status Pending 378-char remark

    Show marketing remark (378 chars)

    Back on the market and will not last long! Impeccable 3-bedroom 2 bath split floor plan home. Extensively renovated and updated including metal roof, all electrical, all plumbing (no cast iron), HVAC, custom kitchen cabinets and designer concrete tops, bathrooms, porcelain wood plank floors, solid wood interior doors, wood fenced backyard, paver driveway/walks and much more!

20. 2023-03-10
    price $272,500 378-char remark

    Show marketing remark (378 chars)

    Back on the market and will not last long! Impeccable 3-bedroom 2 bath split floor plan home. Extensively renovated and updated including metal roof, all electrical, all plumbing (no cast iron), HVAC, custom kitchen cabinets and designer concrete tops, bathrooms, porcelain wood plank floors, solid wood interior doors, wood fenced backyard, paver driveway/walks and much more!

21. 2023-03-06
    listed $269,900 Active 378-char remark

    Show marketing remark (378 chars)

    Back on the market and will not last long! Impeccable 3-bedroom 2 bath split floor plan home. Extensively renovated and updated including metal roof, all electrical, all plumbing (no cast iron), HVAC, custom kitchen cabinets and designer concrete tops, bathrooms, porcelain wood plank floors, solid wood interior doors, wood fenced backyard, paver driveway/walks and much more!

22. 2015-12-23
    soldstatus $78,000
23. 2015-12-22
    soldstatus $78,000
24. 1976-12-01
    soldstatus $13,400

ⓘ 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: $3,997 · $333/mo
• Projected year-2 tax: $3,997 · $333/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 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: $29,809
• − Mortgage interest: −$15,959
• − Property taxes: −$3,997
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,385
• − Management: −$2,385
• − Depreciation: −$8,288
• Taxable loss: −$4,629
• Est. tax savings @ 24.0%: +$1,111
• After-tax cash flow: $1,310/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

• 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

+2026.1% since first listed

16 events — show timeline

• 2026-05-12 Relisted — Beaches MLS
• 2026-05-06 Contingent — Beaches MLS
• 2026-04-21 Listed $284,900 Beaches MLS
• 2024-12-18 Listing Removed — Beaches MLS
• 2024-11-23 Price Changed $312,000 Beaches MLS
• 2024-11-06 Listed $315,000 Beaches MLS
• 2023-04-04 Sold (Public Records) $262,000 Public Records
• 2023-04-03 Sold (MLS) $262,000 RAIRCMLS
• 2023-03-22 Pending — RAIRCMLS
• 2023-03-18 Relisted — RAIRCMLS
• 2023-03-10 Pending — RAIRCMLS
• 2023-03-10 Price Changed $272,500 RAIRCMLS
• 2023-03-06 Listed $269,900 RAIRCMLS
• 2015-12-23 Sold (Public Records) $78,000 Public Records
• 2015-12-22 Sold (MLS) $78,000 RAIRCMLS
• 1976-12-01 Sold (Public Records) $13,400 Public Records

Property tax history

+15.2%/yr

Latest (2025): $3,997 · +13.1% YoY. Source: county tax records.