181 Main St · Sebastian, FL 32958

$299,000

3 bd · 2.0 ba · 1,610 sqft · SingleFamily public records · 26 Days on market

Built 1985 0.30 ac lot Est $340k · 12% under

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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 +16.7/30.0
• ARV discount +12.9/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained partially furnished with a nice location in Sebastian Highlands. Just a few minutes to the boat dock, restaurants, beaches & shopping. Newer septic drain field in 2015, formal & informal dining areas w/ split floor plan. Huge owners suite w/ walk-in closet & separate updated master bath. Separate laundry room, large kitchen w/ plenty of counter space and a huge private back yard if you would like to put a inground pool in or just entertain family or friends. Large covered lanai w/ A/C.

Key facts

• Newer roof
• 0.3 acre lot
• 2 garage spots

Tags

• NEWER ROOF
• FULLY FENCED BACKYARD
• PRIVATE OUTDOOR OASIS
• NEAR INDIAN RIVER LAGOON
• NEAR WATERFRONT PARKS
• NEAR PUBLIC BOAT RAMPS

Property features AI

Finance

• Other: Lot about 0.3 acres (approximately 1/4 to less than 1/2 acre)
• HOA & community: No association; No association approval required

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer; Electricity available and connected
• Home design: Single Family Residence; Residential property; One level; Faces east
• Construction: Other construction materials; Other roof; Slab foundation; Built on one level
• Exterior features: Other exterior features

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/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 $285k (4.5% below list).
• Recommended offer: $285k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.4% in Sebastian — 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 81/100 on livability (#89 in FL, #1,421 nationally) — a professional / high-income tenant draw. Strengths: housing A+, crime A, health & safety A; Watch: schools 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 rising fast (+6.2%/yr); 412 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• At $2,855/mo this rent would consume 51% of the median local household income ($67k/yr) (locally 646% 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 26 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $285,463 (4.5% 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 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?
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: 0.95% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $339,710
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
441 Avocado Ave	0.17mi	3/2.0	1,467 (-9%)	4mo	$325,000	$222	74
572 Citrus Ave	0.28mi	3/2.0	1,445 (-10%)	0mo	$285,000	$197	70
313 Sandcrest Cir	0.34mi	2/2.0 (-1)	1,656 (+3%)	6mo	$349,900	$211	70
331 Easy St	0.44mi	3/2.0	1,529 (-5%)	4mo	$342,500	$224	67
550 Park Ave	0.68mi	3/2.0	1,620 (+1%)	2mo	$312,000	$193	65
111 Sandcrest Cir	0.31mi	3/2.0	1,844 (+14%)	2mo	$349,900	$190	60
567 Gossamer Wing Way	0.63mi	3/2.0	1,711 (+6%)	3mo	$545,000	$319	58
605 Monarch Way	0.64mi	3/2.0	1,697 (+5%)	6mo	$375,000	$221	56
402 Toledo St	0.60mi	3/2.0	1,820 (+13%)	3mo	$370,000	$203	48
356 Toledo St	0.51mi	3/2.5	1,848 (+15%)	6mo	$372,000	$201	45
418 Fleming St	0.64mi	4/2.0 (+1)	1,844 (+14%)	0mo	$400,000	$217	41
502 Park Ave	0.67mi	2/2.0 (-1)	1,402 (-13%)	3mo	$295,000	$210	39

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 · 6.22% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.68×
• Total profit: $-26,851
• Equity at exit: $44,582

10-year hold

• IRR: 4.8%
• Equity multiple: 1.41×
• Total profit: $34,116
• Equity at exit: $25,852

Cash invested: $83,720 (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 32958

• Home prices YoY: -13.1%
• Rents YoY: 6.2%
• Active inventory: 412
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,855 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$374 /mo · $4,488/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $189

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 88%

Sensitivity live

Price	-10% $358	-5% $273	+0% $189	+5% $104	+10% $19
Rent	-10% $-37	-5% $76	+0% $189	+5% $301	+10% $414
Rate	-1.0pp $339	-0.5pp $265	base $189	+0.5pp $111	+1.0pp $32

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
422 Avocado Ave Sebastian, FL	3.0	2.0	1698	$3,900	$2.30	21d	1	0.17mi
406 Easy St Sebastian, FL	4.0	2.0	1874	$2,100	$1.12	21d	1	0.55mi
462 Lloyd St Sebastian, FL	3.0	2.0	1564	$2,400	$1.53	21d	1	0.79mi
351 Del Monte Rd Unit B Sebastian, FL	3.0	2.0	1416	$1,900	$1.34	14d	1	1.05mi
351 Del Monte Rd Unit B Sebastian, FL	3.0	2.0	1416	$1,900	$1.34	21d	1	1.05mi
393 S Wimbrow Dr Apt A Sebastian, FL	2.0	2.0	1700	$1,900	$1.12	21d	1	1.23mi
243 Harp Ter Unit A Sebastian, FL	2.0	2.0	1150	$1,885	$1.64	21d	1	1.26mi
11171 Airport Dr Sebastian, FL	2.0	2.0	1191	$1,900	$1.60	21d	1	1.28mi
246 S Wimbrow Dr Sebastian, FL	3.0	2.0	1364	$3,000	$2.20	14d	1	1.36mi

Listing history 23 events

1. 2026-06-08
   days on market $299,000 Active 26 DOM
2. 2026-06-07
   days on market $299,000 Active 25 DOM
3. 2026-06-05
   days on market $299,000 Active 22 DOM
4. 2026-06-02
   days on market $299,000 Active 20 DOM
5. 2026-06-01
   days on market $299,000 Active 19 DOM
6. 2026-05-31
   days on market $299,000 Active 18 DOM
7. 2026-05-30
   days on market $299,000 Active 17 DOM
8. 2026-05-18
   price $299,000
9. 2026-05-13
   listed $319,000 Active
10. 2022-11-15
    soldstatus $300,000
11. 2022-11-07
    status Pending 524-char remark

    Show marketing remark (524 chars)

    Well maintained partially furnished with a nice location in Sebastian Highlands. Just a few minutes to the boat dock, restaurants, beaches & shopping. Newer septic drain field in 2015, formal & informal dining areas w/ split floor plan. Huge owners suite w/ walk-in closet & separate updated master bath. Separate laundry room, large kitchen w/ plenty of counter space and a huge private back yard if you would like to put a inground pool in or just entertain family or friends. Large covered lanai w/ A/C.

12. 2022-11-02
    soldstatus $300,000 Closed 524-char remark

    Show marketing remark (383 chars)

    Well maintained partially furnished 3 bed 2 bath home. Great location that is minutes to the boat dock and beaches. Huge screed in under AC lanai. Split floorplan with a very large master bedroom. Separate laundry room with a utility shed in the backyard. Newer septic drain field 2015. Formally used as a rental, cash flows VERY well. Large backyard and room for boat pad out front.

13. 2022-11-02
    soldstatus $300,000 Closed 383-char remark

    Show marketing remark (383 chars)

    Well maintained partially furnished 3 bed 2 bath home. Great location that is minutes to the boat dock and beaches. Huge screed in under AC lanai. Split floorplan with a very large master bedroom. Separate laundry room with a utility shed in the backyard. Newer septic drain field 2015. Formally used as a rental, cash flows VERY well. Large backyard and room for boat pad out front.

14. 2022-09-22
    status Pending 383-char remark

    Show marketing remark (383 chars)

    Well maintained partially furnished 3 bed 2 bath home. Great location that is minutes to the boat dock and beaches. Huge screed in under AC lanai. Split floorplan with a very large master bedroom. Separate laundry room with a utility shed in the backyard. Newer septic drain field 2015. Formally used as a rental, cash flows VERY well. Large backyard and room for boat pad out front.

15. 2022-09-16
    historical Active Under Contract 383-char remark

    Show marketing remark (383 chars)

    Well maintained partially furnished 3 bed 2 bath home. Great location that is minutes to the boat dock and beaches. Huge screed in under AC lanai. Split floorplan with a very large master bedroom. Separate laundry room with a utility shed in the backyard. Newer septic drain field 2015. Formally used as a rental, cash flows VERY well. Large backyard and room for boat pad out front.

16. 2022-09-01
    listed $300,000 Active 383-char remark

    Show marketing remark (383 chars)

    Well maintained partially furnished 3 bed 2 bath home. Great location that is minutes to the boat dock and beaches. Huge screed in under AC lanai. Split floorplan with a very large master bedroom. Separate laundry room with a utility shed in the backyard. Newer septic drain field 2015. Formally used as a rental, cash flows VERY well. Large backyard and room for boat pad out front.

17. 2022-08-31
    listed $300,000 Active 524-char remark

    Show marketing remark (524 chars)

    Well maintained partially furnished with a nice location in Sebastian Highlands. Just a few minutes to the boat dock, restaurants, beaches & shopping. Newer septic drain field in 2015, formal & informal dining areas w/ split floor plan. Huge owners suite w/ walk-in closet & separate updated master bath. Separate laundry room, large kitchen w/ plenty of counter space and a huge private back yard if you would like to put a inground pool in or just entertain family or friends. Large covered lanai w/ A/C.

18. 2020-10-01
    price $224,999
19. 2020-08-27
    price $248,000
20. 2020-06-26
    listed $259,900 Active
21. 2006-12-05
    soldstatus $156,900
22. 1999-05-25
    soldstatus $85,000
23. 1985-08-01
    soldstatus $67,000

ⓘ 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: $4,488 · $374/mo
• Projected year-2 tax: $4,488 · $374/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 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: $34,256
• − Mortgage interest: −$16,749
• − Property taxes: −$4,488
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,740
• − Management: −$2,740
• − Depreciation: −$8,698
• Taxable loss: −$2,655
• Est. tax savings @ 24.0%: +$637
• After-tax cash flow: $2,900/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 — Sebastian

• Score: 81/100
• State rank: #89
• US rank: #1421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sebastian, FL
• County: Indian River County · 143,738 people
• City population: 30,023
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 30,023
• Household income: $66,840
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 646.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 7% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 3%
• Common ancestry: Lithuanian 4% Slovak 4% Romanian 3%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -49.85%
• Current HPI: 330.1691
• Rent YoY: ▲ 6.22%
• 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

+346.3% since first listed

16 events — show timeline

• 2026-05-18 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Listed $319,000 Stellar MLS as Distributed by MLS Grid
• 2022-11-15 Sold (Public Records) $300,000 Public Records
• 2022-11-07 Pending — SCMLS
• 2022-11-02 Sold (MLS) $300,000 RAIRCMLS
• 2022-11-02 Sold (MLS) $300,000 SCMLS
• 2022-09-22 Pending — RAIRCMLS
• 2022-09-16 Contingent — RAIRCMLS
• 2022-09-01 Listed $300,000 RAIRCMLS
• 2022-08-31 Listed $300,000 SCMLS
• 2020-10-01 Price Changed $224,999 RAIRCMLS
• 2020-08-27 Price Changed $248,000 RAIRCMLS
• 2020-06-26 Listed $259,900 RAIRCMLS
• 2006-12-05 Sold (Public Records) $156,900 Public Records
• 1999-05-25 Sold (Public Records) $85,000 Public Records
• 1985-08-01 Sold (Public Records) $67,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $4,488 · +5.5% YoY. Source: county tax records.