2280 81st Ter · West Vero Corridor, FL 32966

$370,000

3 bd · 2.0 ba · 2,296 sqft · SingleFamily public records · 168 Days on market

Built 1981 0.50 ac lot Est $379k · 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 +12.9/30.0
• ARV discount +8.6/15.0
• Schools +4.2/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Full half acre lot so bring the whole family. This home could use some updating and your unique touches but great potential. Located in small sub division with easy access to schools, shopping and interstates. Plenty of room to add your own pool. Solid bones with this 3/3 with a bonus room that can be the fourth bedroom. Large living area with indoor laundry room and open kitchen.

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1981

Property features AI

Finance

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

Exterior

• Parking: 2-car garage; Garage parking
• Utilities: Public water; Septic tank sewer
• Home design: Single-story home; Faces west; Has a view
• Construction: Frame construction; Shingle roof; Built with standard foundation
• Exterior features: Enclosed porch; Screened porch (20x14); Porch; Sprinkler/Irrigation; Lot has few trees; Half to one acre lot (approximately 0.5 acres; 118x185)

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher; Electric water heater
• Bedrooms: Bedroom (13x12); Bedroom (13x12); Bedroom (15x13)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Sliding doors; Unfurnished
• Laundry & utility: Washer and Dryer in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-30 ($-356/yr) — negative.
• To cash-flow at today's rent, offer at most $365k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (22.2% below list).
• Recommended offer: $288k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.0% in West Vero Corridor — 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 74/100 on livability (#273 in FL, #4,421 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: schools F, 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.
• Market conditions: Rents flat; 380 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• At $2,880/mo this rent would consume 52% of the median local household income ($67k/yr) (locally 766% 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 $3k of loan paydown is wiped out by about $11k 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 168 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; list at $370k implies a 111% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $287,975 (22.2% 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. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.78% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $378,840
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8185 25th St	0.12mi	3/2.0	2,636 (+15%)	19mo	$435,000	$165	54
8058 Westfield Cir	0.73mi	3/2.0	2,528 (+10%)	24mo	$355,000	$140	29
8071 Westfield Cir	0.74mi	4/2.5 (+1)	1,970 (-14%)	8mo	$397,900	$202	28

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 · 0.6% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.34×
• Total profit: $-68,748
• Equity at exit: $55,168

10-year hold

• IRR: -17.4%
• Equity multiple: 0.14×
• Total profit: $-89,311
• Equity at exit: $31,991

Cash invested: $103,600 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,880 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$210 /mo · $2,522/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $-30

Break-even live

Break-even rent $2,917

Max offer price $364,760

Occupancy floor 96%

Sensitivity live

Price	-10% $180	-5% $75	+0% $-30	+5% $-134	+10% $-239
Rent	-10% $-257	-5% $-143	+0% $-30	+5% $84	+10% $198
Rate	-1.0pp $157	-0.5pp $64	base $-30	+0.5pp $-126	+1.0pp $-223

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2335 Griffon Rd , FL	3.0	2.5	1909	$3,299	$1.73	14d	1	0.28mi
1625 Pointe West Way Vero Beach, FL	3.0	2.5	1600	$2,000	$1.25	21d	1	0.84mi

Listing history 37 events

1. 2026-06-19
   days on market $370,000 Active 168 DOM
2. 2026-06-18
   days on market $370,000 Active 167 DOM
3. 2026-06-17
   days on market $370,000 Active 166 DOM
4. 2026-06-16
   days on market $370,000 Active 165 DOM
5. 2026-06-15
   days on market $370,000 Active 164 DOM
6. 2026-06-14
   days on market $370,000 Active 162 DOM
7. 2026-06-13
   days on market $370,000 Active 161 DOM
8. 2026-06-10
   days on market $370,000 Active 159 DOM
9. 2026-06-09
   days on market $370,000 Active 158 DOM
10. 2026-06-09
    price $370,000 Active 157 DOM
11. 2026-06-08
    days on market $390,000 Active 157 DOM
12. 2026-06-07
    days on market $390,000 Active 156 DOM
13. 2026-06-05
    statusdays on market $390,000 Active 153 DOM
14. 2026-06-02
    days on market $390,000 Active Under Contract 151 DOM
15. 2026-06-01
    days on market $390,000 Active Under Contract 150 DOM
16. 2026-05-31
    days on market $390,000 Active Under Contract 149 DOM
17. 2026-05-30
    days on market $390,000 Active Under Contract 148 DOM
18. 2026-02-10
    historical Active Under Contract
19. 2026-01-02
    listed $390,000 Active
20. 2025-11-18
    historical $390,000
21. 2018-04-18
    soldstatus $175,000
22. 2018-04-12
    soldstatus $175,000 Sold 383-char remark

    Show marketing remark (383 chars)

    Full half acre lot so bring the whole family. This home could use some updating and your unique touches but great potential. Located in small sub division with easy access to schools, shopping and interstates. Plenty of room to add your own pool. Solid bones with this 3/3 with a bonus room that can be the fourth bedroom. Large living area with indoor laundry room and open kitchen.

23. 2018-04-11
    soldstatus $175,000 Closed 383-char remark

    Show marketing remark (383 chars)

    Full half acre lot so bring the whole family. This home could use some updating and your unique touches but great potential. Located in small sub division with easy access to schools, shopping and interstates. Plenty of room to add your own pool. Solid bones with this 3/3 with a bonus room that can be the fourth bedroom. Large living area with indoor laundry room and open kitchen.

24. 2018-02-26
    historical Contingent 383-char remark

    Show marketing remark (383 chars)

    Full half acre lot so bring the whole family. This home could use some updating and your unique touches but great potential. Located in small sub division with easy access to schools, shopping and interstates. Plenty of room to add your own pool. Solid bones with this 3/3 with a bonus room that can be the fourth bedroom. Large living area with indoor laundry room and open kitchen.

25. 2018-02-14
    status Active 383-char remark

    Show marketing remark (383 chars)

    Full half acre lot so bring the whole family. This home could use some updating and your unique touches but great potential. Located in small sub division with easy access to schools, shopping and interstates. Plenty of room to add your own pool. Solid bones with this 3/3 with a bonus room that can be the fourth bedroom. Large living area with indoor laundry room and open kitchen.

26. 2018-02-05
    historical Contingent 383-char remark

    Show marketing remark (383 chars)

    Full half acre lot so bring the whole family. This home could use some updating and your unique touches but great potential. Located in small sub division with easy access to schools, shopping and interstates. Plenty of room to add your own pool. Solid bones with this 3/3 with a bonus room that can be the fourth bedroom. Large living area with indoor laundry room and open kitchen.

27. 2018-01-20
    historical Contingent 383-char remark

    Show marketing remark (383 chars)

    Full half acre lot so bring the whole family. This home could use some updating and your unique touches but great potential. Located in small sub division with easy access to schools, shopping and interstates. Plenty of room to add your own pool. Solid bones with this 3/3 with a bonus room that can be the fourth bedroom. Large living area with indoor laundry room and open kitchen.

28. 2017-12-06
    listed $189,000 Active 383-char remark

    Show marketing remark (383 chars)

    Full half acre lot so bring the whole family. This home could use some updating and your unique touches but great potential. Located in small sub division with easy access to schools, shopping and interstates. Plenty of room to add your own pool. Solid bones with this 3/3 with a bonus room that can be the fourth bedroom. Large living area with indoor laundry room and open kitchen.

29. 2017-10-05
    listed $189,000 Active 383-char remark

    Show marketing remark (383 chars)

    Full half acre lot so bring the whole family. This home could use some updating and your unique touches but great potential. Located in small sub division with easy access to schools, shopping and interstates. Plenty of room to add your own pool. Solid bones with this 3/3 with a bonus room that can be the fourth bedroom. Large living area with indoor laundry room and open kitchen.

30. 2017-10-01
    historical
31. 2017-03-30
    listed $195,000
32. 2014-05-02
    soldstatus $164,500
33. 2014-04-30
    soldstatus $164,500
34. 2014-04-30
    soldstatus $164,500
35. 2014-01-11
    listed $169,900
36. 2014-01-11
    listed $169,900
37. 1985-04-01
    soldstatus $92,000

ⓘ 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: $2,522 · $210/mo
• Projected year-2 tax: $3,071 · $256/mo
• Expected delta: +$549/yr (+$46/mo · 21.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $34,557
• − Mortgage interest: −$20,726
• − Property taxes: −$2,522
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,765
• − Management: −$2,765
• − Depreciation: −$10,764
• Taxable loss: −$6,834
• Est. tax savings @ 24.0%: +$1,640
• After-tax cash flow: $1,284/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 — West Vero Corridor

• Score: 74/100
• State rank: #273
• US rank: #4421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Vero Corridor, FL
• 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

Price history

+323.9% since first listed

20 events — show timeline

• 2026-02-10 Contingent — RAIRCMLS
• 2026-01-02 Listed $390,000 RAIRCMLS
• 2025-11-18 Coming Soon $390,000 RAIRCMLS
• 2018-04-18 Sold (Public Records) $175,000 Public Records
• 2018-04-12 Sold (MLS) $175,000 RAIRCMLS
• 2018-04-11 Sold (MLS) $175,000 Beaches MLS
• 2018-02-26 Contingent — RAIRCMLS
• 2018-02-14 Relisted — RAIRCMLS
• 2018-02-05 Contingent — Beaches MLS
• 2018-01-20 Contingent — RAIRCMLS
• 2017-12-06 Listed $189,000 Beaches MLS
• 2017-10-05 Listed $189,000 RAIRCMLS
• 2017-10-01 Listing Removed — Beaches MLS
• 2017-03-30 Listed $195,000 Beaches MLS
• 2014-05-02 Sold (Public Records) $164,500 Public Records
• 2014-04-30 Sold (MLS) $164,500 RAIRCMLS
• 2014-04-30 Sold (MLS) $164,500 SCMLS
• 2014-01-11 Listed $169,900 RAIRCMLS
• 2014-01-11 Listed $169,900 SCMLS
• 1985-04-01 Sold (Public Records) $92,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,522 · +12.9% YoY. Source: county tax records.