Windley - Signature Series Plan · Fellsmere, FL 32966

$179,900

3 bd · 2.0 ba · 1,356 sqft · Manufactured · 24 Days on market

Excellent condition

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Why this score? — see what drove the B- 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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

55+ age qualified community. COMING SOON! Welcome to Heritage Plantation a 55+ age-qualified active and vibrant community, where you can soon find yourself in your dream home. We have a brand new, beautiful, 2026 3 bed, 2 bath home for sale featuring 1356.16 sq ft of beautifully designed living space. Located in Vero Beach, This upcoming property offers the perfect blend of modern amenities and timeless charm. Step inside to find an open-concept floor plan, wood grain vinyl floors, high ceilings, with tons of natural light, crown molding throughout. The kitchen boasts countertops, Energy Star stainless steel appliances, large kitchen island providing additional storage and seating, white ca

Key facts

• Natural light
• High ceilings
• White cabinetry

Tags

• OPEN CONCEPT FLOOR PLAN
• WOOD GRAIN VINYL FLOORS
• HIGH CEILINGS
• NATURAL LIGHT
• WHITE CABINETRY
• GREY BACKSPLASH

Property features AI

Finance

• Other: Address: 1101 82nd Ave, Vero Beach, FL 32966
• Financial info: List price $179,900

Exterior

• Home design: New construction plan: Windley - Signature Series
• Exterior features: Living area approximately 1,356

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.3% in Fellsmere — 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 79/100 on livability (#136 in FL, #2,043 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: schools F, amenities F, employment 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 flat; 380 active listings in the ZIP; 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• This rent runs 40% 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 $5k 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 24 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.25% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.74%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.6% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-371
• Equity at exit: $26,824

10-year hold

• IRR: 6.8%
• Equity multiple: 1.45×
• Total profit: $22,909
• Equity at exit: $15,554

Cash invested: $50,372 (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 32966

• Home prices YoY: -26.7%
• Rents YoY: 0.6%
• Active inventory: 380
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,251 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $535

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 71%

Sensitivity live

Price	-10% $659	-5% $597	+0% $535	+5% $473	+10% $410
Rent	-10% $357	-5% $446	+0% $535	+5% $624	+10% $712
Rate	-1.0pp $625	-0.5pp $580	base $535	+0.5pp $488	+1.0pp $441

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $179,900 Active 24 DOM
2. 2026-06-18
   days on market $179,900 Active 23 DOM
3. 2026-06-17
   days on market $179,900 Active 22 DOM
4. 2026-06-16
   days on market $179,900 Active 21 DOM
5. 2026-06-15
   days on market $179,900 Active 20 DOM
6. 2026-06-14
   days on market $179,900 Active 18 DOM
7. 2026-06-13
   days on market $179,900 Active 17 DOM
8. 2026-06-10
   days on market $179,900 Active 15 DOM
9. 2026-06-09
   days on market $179,900 Active 14 DOM
10. 2026-06-08
    days on market $179,900 Active 13 DOM
11. 2026-06-07
    days on market $179,900 Active 12 DOM
12. 2026-06-05
    days on market $179,900 Active 9 DOM
13. 2026-06-02
    days on market $179,900 Active 7 DOM
14. 2026-06-01
    days on market $179,900 Active 6 DOM
15. 2026-05-31
    days on market $179,900 Active 5 DOM
16. 2026-05-30
    days on market $179,900 Active 4 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,007
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$2,161
• − Management: −$2,161
• − Depreciation: −$5,233
• Taxable income: $3,777
• Est. tax owed @ 24.0%: −$906
• After-tax cash flow: $5,510/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 · 8 photos

Excellent 100/100 None rehab

This 55+ age-qualified community home is brand new, featuring a beautiful open-concept floor plan, wood grain vinyl floors, high ceilings, and Energy Star stainless steel appliances. The property is move-in ready with no visible repairs or maintenance needed.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhanced landscaping and curb appeal can increase both the resale and rental value of the property.
• Both Interior updates (e.g., paint, flooring, appliances) — Fresh paint, new flooring, and updated appliances can significantly enhance the home's appeal and value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhanced landscaping and curb appeal can increase both the resale and rental value of the property. ↑
• Both Interior updates (e.g., paint, flooring, appliances) — Fresh paint, new flooring, and updated appliances can significantly enhance the home's appeal and 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 — Fellsmere

• Score: 79/100
• State rank: #136
• US rank: #2043

Category grades

Amenities F Commute A+ Cost of living A+ Crime A+ Employment F 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
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 20,686
• Household income: $66,771
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 766.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Black 5%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 7% Russian/Polish/Slavic 1% 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: ▼ -102.01%
• Current HPI: 280.669
• Rent YoY: ▲ 0.60%
• 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