2185 32nd Ave · Vero Beach, FL 32960

$250,000

2 bd · 2.0 ba · 1,405 sqft · SingleFamily public records · 8 Days on market

Built 1958 9,148 sqft lot Est $350k · 29% 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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vero Beach, FL! Nestled between Dodgertown and MCANSH Park this concrete block home on one and a half lots offers endless potential. Screened in pool just needs a pressure wash and it will shine! Great for entertaining, A little TLC will make it magically to be! No HOA, build a detached garage.

Key facts

• Screened in pool
• Concrete block home
• Detached garage

Tags

• CONCRETE BLOCK HOME
• SCREENED IN POOL
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $177 ($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 $239k (4.6% below list).
• Recommended offer: $239k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.9% 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: Dodgertown Elementary School (math 27% / reading 32%, grade F, #1,896 of 2,144 statewide, top 90%, 485 students, 78% 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).
• Zoned-school proficiency averages 37% at this address vs 50% district-wide (-13 pts) — the specific schools serving this property underperform the Indian River average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.7%/yr); 208 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).

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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $77k; list at $250k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $238,561 (4.6% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $349,845
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2800 21st Ln	0.23mi	3/2.0 (+1)	1,502 (+7%)	7mo	$320,000	$213	67
2918 18th St	0.49mi	3/2.0 (+1)	1,368 (-3%)	4mo	$325,000	$238	65
2205 30th Ave	0.11mi	2/2.0	1,203 (-14%)	10mo	$310,000	$258	63
3416 Atlantic Boulevard Blvd	0.14mi	3/2.0 (+1)	1,550 (+10%)	11mo	$400,000	$258	62
2661 Victory Blvd	0.36mi	2/1.5	1,248 (-11%)	2mo	$350,000	$280	61
2595 Cordova Ave	0.54mi	2/2.0	1,497 (+6%)	7mo	$310,000	$207	58
1776 35th Ave	0.53mi	3/2.0 (+1)	1,488 (+6%)	7mo	$315,000	$212	55
1835 24th Ave	0.65mi	3/2.0 (+1)	1,483 (+6%)	5mo	$375,000	$253	51
2361 Bonita Ave	0.49mi	3/2.0 (+1)	1,304 (-7%)	12mo	$325,000	$249	50
2282 Seville Ave	0.48mi	3/2.5 (+1)	1,540 (+10%)	7mo	$520,000	$338	49
2047 38th Ave	0.43mi	3/2.0 (+1)	1,201 (-14%)	11mo	$267,500	$223	42
1646 31st Ave	0.67mi	3/1.0 (+1)	1,232 (-12%)	1mo	$215,000	$175	38

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: -14.9%
• Equity multiple: 0.48×
• Total profit: $-36,215
• Equity at exit: $37,276

10-year hold

• IRR: -12.2%
• Equity multiple: 0.37×
• Total profit: $-43,953
• Equity at exit: $21,615

Cash invested: $70,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,386 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$293 /mo · $3,511/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $177

Break-even live

Break-even rent $2,162

Max offer price $250,000

Occupancy floor 88%

Sensitivity live

Price	-10% $318	-5% $248	+0% $177	+5% $106	+10% $35
Rent	-10% $-12	-5% $83	+0% $177	+5% $271	+10% $365
Rate	-1.0pp $303	-0.5pp $240	base $177	+0.5pp $112	+1.0pp $46

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2145 30th Ave Vero Beach, FL	2.0	2.0	1036	$3,500	$3.38	15d	1	0.14mi
2745 Atlantic Blvd Vero Beach, FL	3.0	2.0	1145	$2,150	$1.88	15d	1	0.27mi
2047 38th Ave Vero Beach, FL	3.0	2.0	1200	$2,400	$2.00	22d	1	0.42mi
1865 40th Ave #1 Vero Beach, FL	2.0	1.0	940	$1,500	$1.60	22d	1	0.65mi
2536 44th Ave Vero Beach, FL	2.0	2.0	1160	$2,500	$2.16	15d	1	0.79mi
1715 41st Ave Vero Beach, FL	3.0	2.0	1335	$1,800	$1.35	15d	1	0.81mi
1616 24th Ave Vero Beach, FL	3.0	2.0	1430	$2,495	$1.74	15d	1	0.91mi
1608 24th Ave Unit NA Vero Beach, FL	3.0	2.0	1800	$2,000	$1.11	22d	1	0.92mi
2434 19th Ave Vero Beach, FL	3.0	2.0	1335	$3,500	$2.62	15d	1	0.92mi
2616 15th St Vero Beach, FL	2.0	2.0	1268	$2,400	$1.89	15d	1	0.94mi
1725 20th Ave Vero Beach, FL	3.0	2.0	1394	$3,000	$2.15	15d	1	0.98mi
1748 23rd St Vero Beach, FL	1.0	1.0	900	$1,250	$1.39	15d	1	0.98mi
1408 36th Ave Unit 1408 Vero Beach, FL	2.0	2.5	1284	$2,150	$1.67	22d	1	1.01mi
1406 36th Ave Vero Beach, FL	2.0	2.5	1284	$2,150	$1.67	22d	1	1.01mi
1406 36th Ave Vero Beach, FL	2.0	2.5	1284	$2,000	$1.56	15d	1	1.01mi
1936 18th Ave Unit A Vero Beach, FL	2.0	1.0	1100	$2,000	$1.82	22d	1	1.03mi
4141 16th St #109 Vero Beach, FL	2.0	2.0	932	$1,500	$1.61	15d	1	1.06mi
2035 15th Pl Vero Beach, FL	1.0	1.0	1400	$1,750	$1.25	15d	1	1.12mi
1330 28th Ave Vero Beach, FL	3.0	2.0	1488	$3,200	$2.15	22d	1	1.12mi
2470 Compass Pointe Dr Vero Beach, FL	3.0	2.0	1600	$3,400	$2.12	22d	1	1.29mi
2222 Ponce De Leon Cir Unit B Vero Beach, FL	2.0	1.0	970	$1,650	$1.70	15d	1	1.44mi

Listing history 8 events

1. 2026-03-11
   status Pending
2. 2025-07-24
   status Pending 295-char remark

   Show marketing remark (295 chars)

   Vero Beach, FL! Nestled between Dodgertown and MCANSH Park this concrete block home on one and a half lots offers endless potential. Screened in pool just needs a pressure wash and it will shine! Great for entertaining, A little TLC will make it magically to be! No HOA, build a detached garage.

3. 2025-07-24
   status Pending

   Show marketing remark (295 chars)

   Vero Beach, FL! Nestled between Dodgertown and MCANSH Park this concrete block home on one and a half lots offers endless potential. Screened in pool just needs a pressure wash and it will shine! Great for entertaining, A little TLC will make it magically to be! No HOA, build a detached garage.

4. 2025-07-18
   historical Active Under Contract

   Show marketing remark (295 chars)

   Vero Beach, FL! Nestled between Dodgertown and MCANSH Park this concrete block home on one and a half lots offers endless potential. Screened in pool just needs a pressure wash and it will shine! Great for entertaining, A little TLC will make it magically to be! No HOA, build a detached garage.

5. 2025-07-18
   historical Active Under Contract 295-char remark

   Show marketing remark (295 chars)

   Vero Beach, FL! Nestled between Dodgertown and MCANSH Park this concrete block home on one and a half lots offers endless potential. Screened in pool just needs a pressure wash and it will shine! Great for entertaining, A little TLC will make it magically to be! No HOA, build a detached garage.

6. 2025-07-16
   listed $250,000 Active

   Show marketing remark (295 chars)

   Vero Beach, FL! Nestled between Dodgertown and MCANSH Park this concrete block home on one and a half lots offers endless potential. Screened in pool just needs a pressure wash and it will shine! Great for entertaining, A little TLC will make it magically to be! No HOA, build a detached garage.

7. 2025-07-16
   listed $250,000 Active 295-char remark

   Show marketing remark (295 chars)

   Vero Beach, FL! Nestled between Dodgertown and MCANSH Park this concrete block home on one and a half lots offers endless potential. Screened in pool just needs a pressure wash and it will shine! Great for entertaining, A little TLC will make it magically to be! No HOA, build a detached garage.

8. 2003-06-16
   soldstatus $77,000

ⓘ 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: $3,511 · $293/mo
• Projected year-2 tax: $3,511 · $293/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 ≥105°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: $28,627
• − Mortgage interest: −$14,004
• − Property taxes: −$3,511
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,290
• − Management: −$2,290
• − Depreciation: −$7,273
• Taxable loss: −$1,991
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $2,600/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

+224.7% since first listed

8 events — show timeline

• 2026-03-11 Pending — Beaches MLS
• 2025-07-24 Pending — RAIRCMLS
• 2025-07-24 Pending — Beaches MLS
• 2025-07-18 Contingent — Beaches MLS
• 2025-07-18 Contingent — RAIRCMLS
• 2025-07-16 Listed $250,000 RAIRCMLS
• 2025-07-16 Listed $250,000 Beaches MLS
• 2003-06-16 Sold (Public Records) $77,000 Public Records

Property tax history

+18.0%/yr

Latest (2025): $3,511 · +367.3% YoY. Source: county tax records.