2275 18th Ave SW · Florida Ridge, FL 32962

$267,000

2 bd · 2.0 ba · 1,090 sqft · SingleFamily public records · 20 Days on market

Built 1981 Est $247k · 8% over

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Why this score? — see what drove the F 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 +11.0/30.0
• Schools +4.2/10.0
• ARV discount +3.9/15.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• DSCR +3.2/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Totally adorable and completely updated home! 3 bed, 1.5 bath with new kitchen cabinets, appliances, LED lighting and plumbing! 12x12 shed in the backyard for extra storage! Community clubhouse and pool available for additional fee.

Key facts

• Rv or boat parking
• Vegetable gardens
• Storage shed

Tags

• FRUIT TREES
• VEGETABLE GARDENS
• MODERN CHICKEN COOP
• STORAGE SHED
• RV OR BOAT PARKING
• PRIVATE FENCED YARD

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces southwest; Has view
• Construction: Block and concrete construction; Shingle roof; Built as a single-story structure
• Exterior features: Patio; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: Bedroom (9 x 10); Bedroom (10 x 11); Bedroom (12 x 13)
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Blinds on windows; French doors; Closet cabinetry; Furnishing negotiable
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $267k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (24.2% below list).
• Recommended offer: $202k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: employment D, amenities F, health & safety 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: Indian River Academy (math 53% / reading 50%, grade C-, #1,035 of 2,144 statewide, top 49%, 430 students, 81% FRL); Oslo Middle School (math 39% / reading 45%, grade D-, #340 of 571 statewide, top 61%, 864 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 rising fast (+4.2%/yr); 351 active listings in the ZIP; 6 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).
• This rent runs 36% 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 $8k 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 20 days — a 2% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $199k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $202,367 (24.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.76% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $247,430
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2235 18th Ave SW	0.03mi	3/1.0 (+1)	1,116 (+2%)	12mo	$200,000	$179	76
2046 15th Ave	0.37mi	2/2.0	1,067 (-2%)	7mo	$250,000	$234	74
2206 13th Ave SW	0.33mi	3/2.0 (+1)	1,073 (-2%)	5mo	$238,500	$222	73
2136 20th Ave SW	0.15mi	3/1.5 (+1)	1,152 (+6%)	12mo	$265,000	$230	66
1355 23rd Pl SW	0.31mi	3/2.0 (+1)	1,188 (+9%)	3mo	$170,000	$143	64
2365 11th Ct SW	0.46mi	3/2.0 (+1)	1,176 (+8%)	4mo	$290,000	$247	57
965 Highland Dr SW	0.69mi	3/2.0 (+1)	1,117 (+2%)	5mo	$279,000	$250	55
2035 13th Ave SW	0.44mi	2/2.0	1,245 (+14%)	2mo	$280,000	$225	54
6506 Kings Hwy	0.74mi	2/2.0	1,074 (-2%)	11mo	$244,000	$227	54
1375 23rd St SW	0.28mi	3/2.0 (+1)	1,240 (+14%)	11mo	$275,000	$222	50
1676 17th Pl SW	0.65mi	2/2.0	960 (-12%)	1mo	$195,000	$203	49
980 24th Pl SW	0.70mi	3/2.0 (+1)	1,234 (+13%)	4mo	$350,000	$284	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 · 4.18% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-48,100
• Equity at exit: $39,811

10-year hold

• IRR: -8.4%
• Equity multiple: 0.45×
• Total profit: $-41,165
• Equity at exit: $23,085

Cash invested: $74,760 (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: 351
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$1,400
• Tax from tax record: −$201 /mo · $2,406/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-113

Break-even live

Break-even rent $2,167

Max offer price $246,990

Occupancy floor —

Sensitivity live

Price	-10% $38	-5% $-38	+0% $-113	+5% $-189	+10% $-264
Rent	-10% $-273	-5% $-193	+0% $-113	+5% $-33	+10% $47
Rate	-1.0pp $21	-0.5pp $-45	base $-113	+0.5pp $-182	+1.0pp $-253

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: $66,750
• Closing costs: $8,010
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7503 Paso Robles Blvd Fort Pierce, FL	3.0	2.0	1260	$2,000	$1.59	25d	1	0.70mi
985 23rd Pl SW Vero Beach, FL	3.0	2.0	1176	$2,200	$1.87	23d	1	0.70mi
7500 Pensacola Rd Fort Pierce, FL	3.0	2.0	1125	$2,150	$1.91	15d	1	0.97mi
2450 8th Ave SW Vero Beach, FL	3.0	2.0	1388	$2,100	$1.51	23d	1	0.97mi
6906 Ocala Ave Fort Pierce, FL	3.0	2.0	1175	$1,955	$1.66	15d	1	1.32mi
7403 Winter Garden Pkwy Fort Pierce, FL	3.0	2.0	1372	$2,200	$1.60	23d	1	1.43mi

Listing history 15 events

1. 2026-06-22
   days on market $267,000 Active 20 DOM
2. 2026-06-19
   days on market $267,000 Active 18 DOM
3. 2026-06-18
   days on market $267,000 Active 17 DOM
4. 2026-06-17
   days on market $267,000 Active 16 DOM
5. 2026-06-16
   days on market $267,000 Active 15 DOM
6. 2026-06-15
   days on market $267,000 Active 14 DOM
7. 2026-06-14
   days on market $267,000 Active 12 DOM
8. 2026-06-13
   days on market $267,000 Active 11 DOM
9. 2026-06-10
   days on market $267,000 Active 9 DOM
10. 2026-06-09
    days on market $267,000 Active 8 DOM
11. 2026-06-08
    days on market $267,000 Active 7 DOM
12. 2026-06-07
    days on market $267,000 Active 6 DOM
13. 2026-06-05
    days on market $267,000 Active 3 DOM
14. 2026-06-02
    remarks 535-char remark
15. 2026-06-02
    listed $267,000 Active 1 DOM

ⓘ 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: $2,406 · $201/mo
• Projected year-2 tax: $2,406 · $201/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 · 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: $24,284
• − Mortgage interest: −$14,956
• − Property taxes: −$2,406
• − Insurance: −$1,335
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$7,767
• Taxable loss: −$6,066
• Est. tax savings @ 24.0%: +$1,456
• After-tax cash flow: $97/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

+641.7% since first listed

13 events — show timeline

• 2026-05-31 Listed $267,000 RAIRCMLS
• 2021-05-13 Sold (Public Records) $199,000 Public Records
• 2021-04-30 Sold (MLS) $199,000 RAIRCMLS
• 2021-04-12 Contingent — RAIRCMLS
• 2021-03-30 Relisted — RAIRCMLS
• 2021-03-30 Price Changed $199,900 RAIRCMLS
• 2021-03-04 Contingent — RAIRCMLS
• 2021-01-29 Listed $205,000 RAIRCMLS
• 2021-01-25 Coming Soon $205,000 RAIRCMLS
• 2007-10-01 Sold (Public Records) $88,600 Public Records
• 2004-12-30 Sold (Public Records) $85,000 Public Records
• 1999-03-11 Sold (Public Records) $43,000 Public Records
• 1988-08-01 Sold (Public Records) $36,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $2,406 · +13.3% YoY. Source: county tax records.