2556 44th St · Gifford, FL 32967

$249,900

3 bd · 1.0 ba · 1,824 sqft · SingleFamily public records · 27 Days on market

Built 1950 4,792 sqft lot

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Why this score? — see what drove the B- 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique opportunity for a potential income-producing property offering a true blank canvas. The interior features new flooring, and the bathrooms are nearing completion. The kitchen remains unfinished, providing the perfect opportunity to bring your own vision and design ideas to life. This project is close to completion, leaving only the final touches for you to customize and create ideal space. PROF PIC 48 HRS

Key facts

• Kitchen unfinished
• New flooring
• Final touches

Tags

• INCOME PRODUCING PROPERTY
• NEW FLOORING
• KITCHEN UNFINISHED
• FINAL TOUCHES
• DUPLEX

Property features AI

Finance

• Other: Property listed as resale
• Financial info: Pets allowed with no restrictions
• HOA & community: No HOA information listed

Exterior

• Parking: On-street parking available; Two parking spaces total
• Security: No security features listed
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story; Resale condition; Faces south
• Construction: Concrete block (CBS) construction; Shingle roof; Slab foundation; Built area reported as 1,824 (source: public records)
• Exterior features: City street frontage; Road surface is asphalt; Publicly maintained road; Not waterfront

Interior

• Kitchen: No specific kitchen appliances listed
• Bedrooms: Five bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: Three full bathrooms (all on the main level)
• Heating & cooling: No heating or cooling details provided
• Interior features: No notable built-in interior features listed
• Laundry & utility: Laundry area with non-standard/other configuration

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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); 612 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 27 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $180k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,151 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.84%
• DSCR: 1.66
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $640,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4585 30th Ave Ave	0.39mi	3/3.0	1,976 (+8%)	6mo	$295,000	$149	54
2148 Falls Mnr	0.73mi	3/2.0	1,937 (+6%)	2mo	$799,990	$413	50
2000 Bridgepointe Cir #102	0.60mi	3/3.0	1,774 (-3%)	15mo	$517,000	$291	47
2183 Falls Mnr	0.66mi	3/2.0	1,937 (+6%)	10mo	$679,980	$351	46
4132 W 16th Sq	0.75mi	3/3.0	1,758 (-4%)	8mo	$550,000	$313	44
2151 Falls Mnr	0.69mi	2/2.0 (-1)	1,893 (+4%)	11mo	$664,000	$351	43
2179 Falls Mnr	0.66mi	3/2.0	1,893 (+4%)	20mo	$803,373	$424	43
2187 Falls Mnr	0.66mi	3/2.0	1,893 (+4%)	20mo	$700,000	$370	43
2173 Falls Mnr	0.67mi	3/2.0	1,937 (+6%)	20mo	$670,560	$346	38
4142 W 16th Sq	0.74mi	3/3.0	1,758 (-4%)	18mo	$535,000	$304	36
4585 Bridgepointe Way #166	0.64mi	3/2.5	2,064 (+13%)	17mo	$447,500	$217	28
2126 Falls Cir	0.65mi	2/2.5 (-1)	2,064 (+13%)	20mo	$945,000	$458	20

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $5,321
• Equity at exit: $37,261

10-year hold

• IRR: 8.6%
• Equity multiple: 1.57×
• Total profit: $39,682
• Equity at exit: $21,607

Cash invested: $69,972 (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: 612
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,168 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$223 /mo · $2,678/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $865

Break-even live

Break-even rent $2,073

Max offer price $249,900

Occupancy floor 68%

Sensitivity live

Price	-10% $1,007	-5% $936	+0% $865	+5% $795	+10% $724
Rent	-10% $615	-5% $740	+0% $865	+5% $990	+10% $1,116
Rate	-1.0pp $991	-0.5pp $929	base $865	+0.5pp $800	+1.0pp $735

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4248 26th Ave Vero Beach, FL	3.0	2.0	1531	$2,200	$1.44	14d	1	0.14mi
1875 Bridgepointe Cir #33 Vero Beach, FL	3.0	3.5	2146	$2,700	$1.26	21d	1	0.51mi
1945 Bridgepointe Cir #68 Vero Beach, FL	2.0	2.5	2145	$3,650	$1.70	21d	1	0.52mi
1965 Bridgepointe Cir #84 Vero Beach, FL	3.0	3.5	2156	$2,800	$1.30	21d	1	0.55mi
2010 Bridgepointe Cir Unit 102 Vero Beach, FL	3.0	3.0	1774	$5,000	$2.82	21d	1	0.62mi
2030 Bridgepointe Cir #112 Vero Beach, FL	3.0	3.5	2597	$4,250	$1.64	14d	1	0.65mi
2025 Bridgepointe Cir #118 Vero Beach, FL	3.0	2.5	1702	$3,450	$2.03	14d	1	0.66mi
2159 Falls Mnr Vero Beach, FL	3.0	2.5	1950	$4,500	$2.31	21d	1	0.70mi
5045 Fairways Cir Unit D101 Vero Beach, FL	3.0	2.0	1848	$2,200	$1.19	14d	1	0.70mi
1638 Baseline Ln Vero Beach, FL	3.0	2.5	1766	$4,500	$2.55	21d	1	0.73mi
1590 S 42nd Cir Vero Beach, FL	2.0–3.0	2.0	1234	$2,500	$2.03	21d	3	0.75mi
4335 Baseline Dr Vero Beach, FL	3.0	2.5	1932	$5,500	$2.85	21d	1	0.76mi
5035 Fairways Cir Vero Beach, FL	1.0–2.0	1.0–2.0	1191	$2,400	$2.01	21d	5	0.77mi
4781 S Newport Island Dr Vero Beach, FL	2.0	2.5	1897	$12,000	$6.33	21d	1	0.83mi
5020 Fairways Cir Vero Beach, FL	2.0	2.0	1345	$2,125	$1.58	21d	2	0.85mi
1550 S 42nd Cir Vero Beach, FL	2.0–3.0	2.0	1234	$2,300	$1.86	14d	3	0.85mi
4791 S Newport Island Dr Vero Beach, FL	3.0	2.5	2026	$15,000	$7.40	14d	1	0.89mi
1156 Haven Cir Vero Beach, FL	3.0	3.0	2239	$4,500	$2.01	21d	1	0.93mi
5075 Harmony Cir #103 Vero Beach, FL	2.0	2.0	1368	$2,500	$1.83	14d	1	1.09mi
1349 Harper Way Vero Beach, FL	2.0	2.0	1322	$2,700	$2.04	21d	1	1.11mi
5045 Harmony Cir #102 Vero Beach, FL	2.0	2.0	1368	$9,500	$6.94	14d	1	1.15mi
5080 Harmony Cir #304 Vero Beach, FL	2.0	2.0	1368	$8,500	$6.21	14d	1	1.17mi
3850 11th Dr Vero Beach, FL	1.0–3.0	1.0–2.0	1029	$2,749	$2.67	14d	57	1.24mi
1345 Saint Davids Ln Vero Beach, FL	2.0	2.5	1581	$4,000	$2.53	21d	1	1.30mi
4016 Basket Oak Cir Vero Beach, FL	2.0	2.0	1577	$2,550	$1.62	21d	1	1.30mi
4088 Basket Oak Cir Vero Beach, FL	3.0	3.0	2515	$3,500	$1.39	21d	1	1.30mi
3901 Coast View Pointe Unit B2 Vero Beach, FL	2.0	2.0	1248	$2,700	$2.16	14d	1	1.42mi
3901 Coast View Pointe Unit C2 Vero Beach, FL	3.0	2.0	1576	$3,526	$2.24	14d	1	1.42mi
5089 Pendelton Sq Vero Beach, FL	3.0	3.0	2600	$3,000	$1.15	14d	1	1.49mi

Listing history 25 events

1. 2026-06-19
   days on market $249,900 Active 27 DOM
2. 2026-06-18
   days on market $249,900 Active 26 DOM
3. 2026-06-17
   days on market $249,900 Active 25 DOM
4. 2026-06-16
   days on market $249,900 Active 24 DOM
5. 2026-06-15
   days on market $249,900 Active 23 DOM
6. 2026-06-14
   days on market $249,900 Active 21 DOM
7. 2026-06-13
   days on market $249,900 Active 20 DOM
8. 2026-06-10
   days on market $249,900 Active 18 DOM
9. 2026-06-09
   days on market $249,900 Active 17 DOM
10. 2026-06-08
    days on market $249,900 Active 16 DOM
11. 2026-06-07
    days on market $249,900 Active 15 DOM
12. 2026-06-05
    days on market $249,900 Active 12 DOM
13. 2026-06-02
    days on market $249,900 Active 10 DOM
14. 2026-06-01
    days on market $249,900 Active 9 DOM
15. 2026-05-31
    days on market $249,900 Active 8 DOM
16. 2026-05-30
    days on market $249,900 Active 7 DOM
17. 2026-05-22
    listed $249,900 Active

    Show marketing remark (414 chars)

    Unique opportunity for a potential income-producing property offering a true blank canvas. The interior features new flooring, and the bathrooms are nearing completion. The kitchen remains unfinished, providing the perfect opportunity to bring your own vision and design ideas to life. This project is close to completion, leaving only the final touches for you to customize and create ideal space. PROF PIC 48 HRS

18. 2026-05-22
    listed $249,900 Active 414-char remark

    Show marketing remark (414 chars)

    Unique opportunity for a potential income-producing property offering a true blank canvas. The interior features new flooring, and the bathrooms are nearing completion. The kitchen remains unfinished, providing the perfect opportunity to bring your own vision and design ideas to life. This project is close to completion, leaving only the final touches for you to customize and create ideal space. PROF PIC 48 HRS

19. 2026-03-31
    listed $5,000 Active
20. 2025-09-02
    historical
21. 2025-08-15
    listed $225,000 Active
22. 2024-05-06
    historical
23. 2023-11-13
    price $220,000
24. 2023-11-02
    listed $235,000 Active
25. 2023-08-31
    soldstatus $180,000

ⓘ 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: $2,678 · $223/mo
• Projected year-2 tax: $2,678 · $223/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 ≥105°F today · 24 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: $38,021
• − Mortgage interest: −$13,998
• − Property taxes: −$2,678
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,042
• − Management: −$3,042
• − Depreciation: −$7,270
• Taxable income: $6,742
• Est. tax owed @ 24.0%: −$1,618
• After-tax cash flow: $8,765/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

• Census place: Gifford, FL
• 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

Price history

+38.8% since first listed

9 events — show timeline

• 2026-05-22 Listed $249,900 RAIRCMLS
• 2026-05-22 Listed $249,900 Beaches MLS
• 2026-03-31 Listed $5,000 NFMLS
• 2025-09-02 Listing Removed — SCMLS
• 2025-08-15 Listed $225,000 SCMLS
• 2024-05-06 Listing Removed — MARMLS
• 2023-11-13 Price Changed $220,000 MARMLS
• 2023-11-02 Listed $235,000 MARMLS
• 2023-08-31 Sold (Public Records) $180,000 Public Records

Property tax history

+17.1%/yr

Latest (2025): $2,678 · +12.4% YoY. Source: county tax records.