1875 Bridgepointe Cir #31 · Gifford, FL 32967

$325,000

2 bd · 3.0 ba · 1,921 sqft · Condo public records · 11 Days on market

Built 2006 $392/mo HOA · 12% of rent

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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 +12.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Schools +4.2/10.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all savvy buyers and investors: opportunity is knocking, and it has high ceilings! This two-story townhome is a blank canvas, already remediated for mold with the demo phase started, leaving it ready for you to finish to your exact taste. The layout features two bedrooms plus a den and a loft, all enhanced by airy volume ceilings. Beyond your front door, you'll find a solid community lifestyle with a clubhouse, fitness center, pool, and tennis courts. The location is unbeatable, just a five-minute drive to the beach and a stone's throw from shopping, dining, and the hospital.

Key facts

• Fitness center
• Clubhouse
• Tennis courts

Tags

• HIGH CEILINGS
• CLUBHOUSE
• FITNESS CENTER
• POOL
• TENNIS COURTS
• FIVE MINUTE DRIVE TO THE BEACH

Property features AI

Exterior

• Home design: Single-family property; 2-story building
• Exterior features: Community pool; Building fitness center

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Central air conditioning
• Interior features: 2 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $-51 ($-614/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (2.3% below list).
• Meets the 1% rule at list price ($3k rent vs $325k).
• Recommended offer: $318k (2.3% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 3.0% in Gifford — 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 68/100 on livability (#538 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A; Watch: amenities F, employment F, housing 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.
• 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 (-1.2%/yr); 611 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• At $3,275/mo this rent would consume 50% of the median local household income ($78k/yr) (locally 674% 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 $10k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $317,601 (2.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 6.10%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.28×
• Total profit: $-65,227
• Equity at exit: $48,459

10-year hold

• IRR: -26.5%
• Equity multiple: -0.06×
• Total profit: $-96,898
• Equity at exit: $28,100

Cash invested: $91,000 (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 32967

• Home prices YoY: -24.4%
• Rents YoY: -1.2%
• Active inventory: 611
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,275 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$392
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $-51

Break-even live

Break-even rent $3,339

Max offer price $317,601

Occupancy floor 97%

Sensitivity live

Price	-10% $173	-5% $61	+0% $-51	+5% $-163	+10% $-276
Rent	-10% $-310	-5% $-180	+0% $-51	+5% $78	+10% $208
Rate	-1.0pp $113	-0.5pp $32	base $-51	+0.5pp $-135	+1.0pp $-221

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1875 Bridgepointe Cir #33 Vero Beach, FL	3.0	3.5	2146	$2,700	$1.26	23d	1	0.03mi
1945 Bridgepointe Cir #68 Vero Beach, FL	2.0	2.5	2145	$3,650	$1.70	23d	1	0.17mi
2010 Bridgepointe Cir Unit 102 Vero Beach, FL	3.0	3.0	1774	$5,000	$2.82	23d	1	0.21mi
2030 Bridgepointe Cir #112 Vero Beach, FL	3.0	3.5	2597	$4,250	$1.64	15d	1	0.21mi
1965 Bridgepointe Cir #84 Vero Beach, FL	3.0	3.5	2156	$2,800	$1.30	23d	1	0.21mi
2025 Bridgepointe Cir #118 Vero Beach, FL	3.0	2.5	1702	$3,450	$2.03	15d	1	0.24mi
4335 Baseline Dr Vero Beach, FL	3.0	2.5	1932	$5,500	$2.85	23d	1	0.31mi
1638 Baseline Ln Vero Beach, FL	3.0	2.5	1766	$4,500	$2.55	23d	1	0.32mi
4781 S Newport Island Dr Vero Beach, FL	2.0	2.5	1897	$12,000	$6.33	23d	1	0.39mi
1590 S 42nd Cir Vero Beach, FL	2.0–3.0	2.0	1234	$2,000	$1.62	23d	3	0.42mi
2159 Falls Mnr Vero Beach, FL	3.0	2.5	1950	$4,500	$2.31	23d	1	0.43mi
1550 S 42nd Cir Vero Beach, FL	2.0–3.0	2.0	1234	$1,900	$1.54	15d	3	0.49mi
4791 S Newport Island Dr Vero Beach, FL	3.0	2.5	2026	$15,000	$7.40	15d	1	0.52mi
4248 26th Ave Vero Beach, FL	3.0	2.0	1531	$2,200	$1.44	15d	1	0.54mi
5045 Fairways Cir Unit D101 Vero Beach, FL	3.0	2.0	1848	$2,200	$1.19	15d	1	0.61mi
5035 Fairways Cir Vero Beach, FL	1.0–2.0	1.0–2.0	1191	$2,400	$2.01	23d	5	0.63mi
1156 Haven Cir Vero Beach, FL	3.0	3.0	2239	$4,500	$2.01	23d	1	0.66mi
5075 Harmony Cir #103 Vero Beach, FL	2.0	2.0	1368	$2,500	$1.83	15d	1	0.72mi
5020 Fairways Cir Vero Beach, FL	2.0	2.0	1345	$2,125	$1.58	23d	2	0.73mi
5045 Harmony Cir #102 Vero Beach, FL	2.0	2.0	1368	$9,500	$6.94	15d	1	0.74mi
5080 Harmony Cir #304 Vero Beach, FL	2.0	2.0	1368	$8,500	$6.21	15d	1	0.80mi
1345 Saint Davids Ln Vero Beach, FL	2.0	2.5	1581	$4,000	$2.53	23d	1	0.90mi
1349 Harper Way Vero Beach, FL	2.0	2.0	1322	$2,700	$2.04	23d	1	0.91mi
3850 11th Dr Vero Beach, FL	1.0–3.0	1.0–2.0	1029	$2,274	$2.21	15d	57	0.99mi
3901 Coast View Pointe Unit C2 Vero Beach, FL	3.0	2.0	1576	$3,526	$2.24	15d	1	1.05mi
3901 Coast View Pointe Unit B2 Vero Beach, FL	2.0	2.0	1248	$2,700	$2.16	15d	1	1.05mi
5225 E Harbor Village Dr #303 Vero Beach, FL	3.0	2.0	1582	$13,000	$8.22	23d	1	1.12mi
5540 N Harbor Village Dr #204 Vero Beach, FL	2.0	2.0	1400	$7,000	$5.00	23d	1	1.34mi
5545 E Harbor Village Dr Vero Beach, FL	3.0	3.0	1967	$10,000	$5.08	23d	1	1.38mi

HOA detail condo

• Monthly dues: $392 · $4,704/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-22
   days on market $325,000 Active 11 DOM
2. 2026-06-19
   days on market $325,000 Active 9 DOM
3. 2026-06-18
   days on market $325,000 Active 8 DOM
4. 2026-06-17
   days on market $325,000 Active 7 DOM
5. 2026-06-16
   days on market $325,000 Active 6 DOM
6. 2026-06-15
   days on market $325,000 Active 5 DOM
7. 2026-06-14
   days on market $325,000 Active 3 DOM
8. 2026-06-13
   days on marketlisting id $325,000 Active 2 DOM
9. 2026-06-10
   days on market $325,000 Active 8 DOM
10. 2026-06-09
    days on market $325,000 Active 7 DOM
11. 2026-06-08
    days on market $325,000 Active 6 DOM
12. 2026-06-07
    days on market $325,000 Active 5 DOM
13. 2026-06-05
    days on market $325,000 Active 2 DOM
14. 2026-06-03
    statusdays on marketlisting id $325,000 Active 1 DOM
15. 2026-06-02
    days on market $325,000 Coming Soon 4 DOM
16. 2026-06-01
    days on market $325,000 Coming Soon 3 DOM
17. 2026-05-31
    days on market $325,000 Coming Soon 2 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: $39,294
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,144
• − Management: −$3,144
• − HOA: −$4,704
• − Depreciation: −$9,455
• Taxable loss: −$5,856
• Est. tax savings @ 24.0%: +$1,406
• After-tax cash flow: $792/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 — Gifford

• Score: 68/100
• State rank: #538
• US rank: #10083

Category grades

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

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): 27,240
• Household income: $78,058
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 674.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Black 17% Two or more races 16% Hispanic / Latino 15%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 2% Salvadoran 2%
• Common ancestry: Romanian 3% Hispanic 3% Lithuanian 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 9% French/Haitian/Cajun 3% 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: ▼ -91.34%
• Current HPI: 282.6156
• Rent YoY: ▼ -1.16%
• 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