1005 20th Ave · Vero Beach South, FL 32960

$219,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 10 Days on market

Built 1951 0.36 ac lot Est $254k · 14% under

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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 +14.6/30.0
• ARV discount +13.6/15.0
• DSCR +4.5/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to a worry, free home that features a large fenced in backyard perfect for any outdoor enthusiast home has been completely remodeled all the big ticket items have been done Best house in Vero Beach for the money

Key facts

• Completely remodeled
• Fenced in backyard
• 0.36 acre lot

Tags

• FENCED IN BACKYARD
• COMPLETELY REMODELED

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK)

Exterior

• Parking: No carport
• Utilities: Public water; Septic tank sewer; Electricity available
• Home design: Single family residence; One-story home; Resale property; Faces east
• Construction: Built with other construction materials; Composition/shingle roof
• Exterior features: Not waterfront

Interior

• Kitchen: Includes dishwasher, electric range, microwave, and refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Dishwasher; Electric range; Microwave; Refrigerator; Wood flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $53 ($634/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 $188k (14.2% below list).
• Recommended offer: $188k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.3% in Vero Beach South — 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 78/100 on livability (#163 in FL, #2,445 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: amenities 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: Vero Beach Elementary School (math 39% / reading 36%, grade F, #1,596 of 2,144 statewide, top 75%, 599 students, 80% 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).
• Market conditions: Rents soft (-1.7%/yr); 208 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• This rent runs 41% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $140k; list at $219k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $187,873 (14.2% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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?
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: 0.86% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $253,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1955 10th Pl	0.07mi	2/1.0	864 (-8%)	10mo	$215,000	$249	76
1711 11th Pl	0.18mi	2/2.0	984 (+5%)	5mo	$190,000	$193	75
2630 11th Pl	0.47mi	1/1.0 (-1)	912 (-3%)	10mo	$130,000	$143	61
506 20th Ct	0.60mi	2/1.5	1,009 (+8%)	1mo	$265,000	$263	56
925 27th Ave	0.51mi	2/1.0	1,040 (+11%)	3mo	$330,000	$317	55
545 22nd Ct	0.59mi	3/1.5 (+1)	954 (+2%)	8mo	$265,000	$278	55
1110 10th Pl	0.64mi	2/2.0	1,006 (+8%)	9mo	$294,000	$292	46
1225 28th Ave	0.63mi	2/1.5	1,020 (+9%)	12mo	$240,000	$235	44
3056 12th St	0.73mi	2/2.0	1,025 (+10%)	7mo	$210,000	$205	40
1545 20th Ave	0.73mi	2/2.0	840 (-10%)	10mo	$260,000	$310	36
536 23rd Ave	0.62mi	3/2.0 (+1)	1,052 (+12%)	9mo	$285,000	$271	34
1503 25th Ave	0.74mi	2/2.0	1,060 (+13%)	9mo	$320,000	$302	32

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: -17.9%
• Equity multiple: 0.39×
• Total profit: $-37,649
• Equity at exit: $32,654

10-year hold

• IRR: -16.8%
• Equity multiple: 0.19×
• Total profit: $-49,817
• Equity at exit: $18,935

Cash invested: $61,320 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$192 /mo · $2,300/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $53

Break-even live

Break-even rent $1,812

Max offer price $219,000

Occupancy floor 92%

Sensitivity live

Price	-10% $177	-5% $115	+0% $53	+5% $-9	+10% $-71
Rent	-10% $-96	-5% $-21	+0% $53	+5% $127	+10% $201
Rate	-1.0pp $163	-0.5pp $109	base $53	+0.5pp $-4	+1.0pp $-62

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 12th St Unit B Vero Beach, FL	2.0	1.0	1000	$1,600	$1.60	23d	1	0.51mi
405 27th Ct Vero Beach, FL	3.0	2.0	1100	$1,850	$1.68	15d	1	0.91mi
974 14th Ln Vero Beach, FL	1.0–3.0	1.0–3.0	1828	$4,049	$2.21	15d	32	1.13mi
1936 18th Ave Unit A Vero Beach, FL	2.0	1.0	1100	$2,000	$1.82	23d	1	1.17mi
1200 6th Dr Vero Beach, FL	2.0	2.0	800	$1,550	$1.94	15d	1	1.19mi
1429 19th Pl #4 Vero Beach, FL	2.0	1.0	873	$1,800	$2.06	23d	1	1.25mi
939 19th St Unit 961 Vero Beach, FL	2.0	2.0	1000	$1,850	$1.85	23d	1	1.39mi
522 7th Pl Unit 522 Vero Beach, FL	1.0	1.0	550	$1,500	$2.73	23d	1	1.41mi
2624 2nd St SW Vero Beach, FL	2.0	1.0	748	$1,750	$2.34	15d	1	1.42mi
1505 40th Ave Vero Beach, FL	2.0	1.0	770	$1,650	$2.14	23d	2	1.43mi
516 13th Pl Vero Beach, FL	3.0	2.0	1102	$1,800	$1.63	23d	1	1.45mi
462 7th Pl Vero Beach, FL	1.0	1.0	550	$1,400	$2.55	23d	1	1.47mi
686 17th St Vero Beach, FL	2.0	1.0	950	$1,700	$1.79	15d	2	1.47mi
528 7th Sq #102 Vero Beach, FL	2.0	2.0	1095	$3,000	$2.74	23d	1	1.48mi
441 7th Pl #441 Vero Beach, FL	1.0	1.0	550	$1,250	$2.27	23d	1	1.49mi
1450 5th Ave Vero Beach, FL	3.0	2.0	1124	$2,400	$2.14	23d	1	1.49mi
248 27th Ave SW Vero Beach, FL	3.0	2.0	836	$1,700	$2.03	23d	1	1.50mi

Listing history 28 events

1. 2026-05-12
   status Pending 224-char remark

   Show marketing remark (224 chars)

   Welcome home to a worry, free home that features a large fenced in backyard perfect for any outdoor enthusiast home has been completely remodeled all the big ticket items have been done Best house in Vero Beach for the money

2. 2026-05-12
   status Pending

   Show marketing remark (224 chars)

   Welcome home to a worry, free home that features a large fenced in backyard perfect for any outdoor enthusiast home has been completely remodeled all the big ticket items have been done Best house in Vero Beach for the money

3. 2026-05-02
   listed $219,000 Active 224-char remark

   Show marketing remark (224 chars)

   Welcome home to a worry, free home that features a large fenced in backyard perfect for any outdoor enthusiast home has been completely remodeled all the big ticket items have been done Best house in Vero Beach for the money

4. 2026-05-02
   listed $219,000 Active

   Show marketing remark (224 chars)

   Welcome home to a worry, free home that features a large fenced in backyard perfect for any outdoor enthusiast home has been completely remodeled all the big ticket items have been done Best house in Vero Beach for the money

5. 2026-01-05
   historical
6. 2026-01-05
   historical
7. 2025-11-24
   price $209,000
8. 2025-11-24
   price $209,000
9. 2025-11-04
   price $215,000
10. 2025-11-03
    price $215,000
11. 2025-10-27
    price $219,000
12. 2025-10-27
    price $219,000
13. 2025-10-23
    status Active
14. 2025-10-20
    historical Active Under Contract
15. 2025-10-16
    price $229,000
16. 2025-10-16
    price $229,000
17. 2025-09-30
    price $222,500
18. 2025-09-30
    price $222,500
19. 2025-09-30
    status Active
20. 2025-08-26
    historical Active Under Contract
21. 2025-08-22
    price $214,900
22. 2025-08-22
    price $214,900
23. 2025-08-19
    listed $229,000 Active
24. 2025-08-07
    listed $229,000 Active
25. 2025-08-01
    historical $229,000
26. 2025-07-30
    soldstatus $140,000
27. 2007-03-02
    soldstatus $80,000
28. 1985-09-01
    soldstatus $40,000

ⓘ 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: $2,300 · $192/mo
• Projected year-2 tax: $2,300 · $192/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 1/10 Low
• 🌡 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: $22,545
• − Mortgage interest: −$12,267
• − Property taxes: −$2,300
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$6,371
• Taxable loss: −$3,095
• Est. tax savings @ 24.0%: +$743
• After-tax cash flow: $1,377/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 South

• Score: 78/100
• State rank: #163
• US rank: #2445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vero Beach South, FL
• County: Indian River County · 143,738 people
• 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

+447.5% since first listed

28 events — show timeline

• 2026-05-12 Pending — RAIRCMLS
• 2026-05-12 Pending — Beaches MLS
• 2026-05-02 Listed $219,000 Beaches MLS
• 2026-05-02 Listed $219,000 RAIRCMLS
• 2026-01-05 Listing Removed — SCMLS
• 2026-01-05 Listing Removed — Beaches MLS
• 2025-11-24 Price Changed $209,000 Beaches MLS
• 2025-11-24 Price Changed $209,000 SCMLS
• 2025-11-04 Price Changed $215,000 Beaches MLS
• 2025-11-03 Price Changed $215,000 SCMLS
• 2025-10-27 Price Changed $219,000 Beaches MLS
• 2025-10-27 Price Changed $219,000 SCMLS
• 2025-10-23 Relisted — SCMLS
• 2025-10-20 Contingent — SCMLS
• 2025-10-16 Price Changed $229,000 Beaches MLS
• 2025-10-16 Price Changed $229,000 SCMLS
• 2025-09-30 Price Changed $222,500 Beaches MLS
• 2025-09-30 Price Changed $222,500 SCMLS
• 2025-09-30 Relisted — SCMLS
• 2025-08-26 Contingent — SCMLS
• 2025-08-22 Price Changed $214,900 Beaches MLS
• 2025-08-22 Price Changed $214,900 SCMLS
• 2025-08-19 Listed $229,000 Beaches MLS
• 2025-08-07 Listed $229,000 SCMLS
• 2025-08-01 Coming Soon $229,000 SCMLS
• 2025-07-30 Sold (Public Records) $140,000 Public Records
• 2007-03-02 Sold (Public Records) $80,000 Public Records
• 1985-09-01 Sold (Public Records) $40,000 Public Records

Property tax history

+21.7%/yr

Latest (2025): $2,300 · +10.4% YoY. Source: county tax records.