7876 96th Ave · Vero Lake Estates, FL 32967

$399,000

4 bd · 2.0 ba · 1,793 sqft · Land · 121 Days on market

Built 2025 10,454 sqft lot

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Last one available. Next door sold! Dont miss out. Modern design and quality construction define this brand-new “Dahlia” model by Jovian Homes in Vero Lake Estates w/ NO HOA. 4-bedroom, 2 bath . 24 Acre, CBS home offers 1,793 sq ft w/ 10-foot ceilings, solid-core doors, & NuCore waterproof LVP flooring. Impact Low-E windows & doors. The open kitchen features Calacatta Gold quartz, solid wood cabinetry, subway tile backsplash, breakfast bar, and stainless appliances. Dedicated laundry room w/ washer, dryer & utility sink. No water bills as home has private well w/ softener!

Key facts

• Solid wood cabinetry
• Dahlia model
• Vero lake estates

Tags

• DAHLIA MODEL
• VERO LAKE ESTATES
• NO HOA
• SOLID WOOD CABINETRY
• SUBWAY TILE BACKSPLASH
• STAINLESS APPLIANCE PACKAGE

Property features AI

Finance

• Other: Home warranty included
• Financial info: Pets allowed with no restrictions
• HOA & community: No association amenities

Exterior

• Parking: Attached garage with 2 garage spaces; Garage door opener; 2 covered parking spaces; 4 open parking spaces
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Three-phase electric; Cable available; Water available
• Home design: Single-family residence; New construction; One story; Entry-level living area; Faces west
• Construction: Stucco and CBS construction; Composition/shingle roof; Built by Jovian Homes
• Exterior features: Covered patio; Open porch; Patio; Porch; Room for a pool; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater; Water softener (owned)
• Bedrooms: 4 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Entrance foyer; High ceilings; Kitchen island; Walk-in closets; Split bedroom layout
• Laundry & utility: Washer/dryer hookup (appliances not specified)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $399k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (39.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (33.4% below list).
• Recommended offer: $242k (39.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: Treasure Coast Elementary School (math 61% / reading 57%, grade B-, #722 of 2,144 statewide, top 34%, 691 students, 59% FRL); Storm Grove Middle School (math 54% / reading 55%, grade B-, #183 of 571 statewide, top 34%, 1,020 students, 50% FRL); Sebastian River High School (math 29% / reading 45%, grade F, #340 of 667 statewide, top 52%, 1,843 students, 52% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents soft (-1.2%/yr); 612 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 41% of the median local income ($78k/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 $3k of loan paydown is wiped out by about $12k 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 121 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y 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 $70k; list at $399k implies a 470% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,192 (39.3% 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. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.67% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.06%
• DSCR: 0.69
• GRM: 12.5

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: -41.6%
• Equity multiple: -0.26×
• Total profit: $-141,163
• Equity at exit: $59,492

10-year hold

• IRR: -96.5%
• Equity multiple: -1.15×
• Total profit: $-240,678
• Equity at exit: $34,498

Cash invested: $111,720 (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 32967

• Home prices YoY: -24.4%
• Rents YoY: -1.2%
• Active inventory: 612
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,659 high
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-1,084

Break-even live

Break-even rent $4,030

Max offer price $242,192

Occupancy floor —

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8185 99th Ct Vero Beach, FL	3.0	2.0	1449	$2,075	$1.43	21d	1	0.62mi
7955 101st Ct Vero Beach, FL	4.0	2.0	1764	$2,200	$1.25	21d	1	0.75mi
8516 E 98th Ave Vero Beach, FL	3.0	2.0	1514	$2,500	$1.65	13d	1	0.82mi
8415 102nd Ave Vero Beach, FL	3.0	2.0	1400	$2,065	$1.48	21d	1	1.03mi
8720 97th Ave Vero Beach, FL	4.0	3.0	2357	$2,300	$0.98	21d	1	1.06mi
8075 104th Ave Vero Beach, FL	3.0	2.0	1610	$2,500	$1.55	13d	1	1.08mi
8756 103rd Ave Vero Beach, FL	3.0	2.0	1244	$2,000	$1.61	21d	1	1.41mi

Listing history 31 events

1. 2026-05-15
   status Pending 608-char remark

   Show marketing remark (608 chars)

   Last one available. Next door sold! Dont miss out. Modern design and quality construction define this brand-new “Dahlia” model by Jovian Homes in Vero Lake Estates w/ NO HOA. 4-bedroom, 2 bath . 24 Acre, CBS home offers 1,793 sq ft w/ 10-foot ceilings, solid-core doors, & NuCore waterproof LVP flooring. Impact Low-E windows & doors. The open kitchen features Calacatta Gold quartz, solid wood cabinetry, subway tile backsplash, breakfast bar, and stainless appliances. Dedicated laundry room w/ washer, dryer & utility sink. No water bills as home has private well w/ softener!

2. 2026-04-30
   status Pending

   Show marketing remark (608 chars)

   Last one available. Next door sold! Dont miss out. Modern design and quality construction define this brand-new “Dahlia” model by Jovian Homes in Vero Lake Estates w/ NO HOA. 4-bedroom, 2 bath . 24 Acre, CBS home offers 1,793 sq ft w/ 10-foot ceilings, solid-core doors, & NuCore waterproof LVP flooring. Impact Low-E windows & doors. The open kitchen features Calacatta Gold quartz, solid wood cabinetry, subway tile backsplash, breakfast bar, and stainless appliances. Dedicated laundry room w/ washer, dryer & utility sink. No water bills as home has private well w/ softener!

3. 2026-04-30
   historical Active Under Contract 608-char remark

   Show marketing remark (608 chars)

   Last one available. Next door sold! Dont miss out. Modern design and quality construction define this brand-new “Dahlia” model by Jovian Homes in Vero Lake Estates w/ NO HOA. 4-bedroom, 2 bath . 24 Acre, CBS home offers 1,793 sq ft w/ 10-foot ceilings, solid-core doors, & NuCore waterproof LVP flooring. Impact Low-E windows & doors. The open kitchen features Calacatta Gold quartz, solid wood cabinetry, subway tile backsplash, breakfast bar, and stainless appliances. Dedicated laundry room w/ washer, dryer & utility sink. No water bills as home has private well w/ softener!

4. 2026-02-11
   price $399,000 608-char remark

   Show marketing remark (608 chars)

   Last one available. Next door sold! Dont miss out. Modern design and quality construction define this brand-new “Dahlia” model by Jovian Homes in Vero Lake Estates w/ NO HOA. 4-bedroom, 2 bath . 24 Acre, CBS home offers 1,793 sq ft w/ 10-foot ceilings, solid-core doors, & NuCore waterproof LVP flooring. Impact Low-E windows & doors. The open kitchen features Calacatta Gold quartz, solid wood cabinetry, subway tile backsplash, breakfast bar, and stainless appliances. Dedicated laundry room w/ washer, dryer & utility sink. No water bills as home has private well w/ softener!

5. 2026-02-04
   price $399,000
6. 2025-12-29
   listed $409,900 Active 608-char remark

   Show marketing remark (608 chars)

   Last one available. Next door sold! Dont miss out. Modern design and quality construction define this brand-new “Dahlia” model by Jovian Homes in Vero Lake Estates w/ NO HOA. 4-bedroom, 2 bath . 24 Acre, CBS home offers 1,793 sq ft w/ 10-foot ceilings, solid-core doors, & NuCore waterproof LVP flooring. Impact Low-E windows & doors. The open kitchen features Calacatta Gold quartz, solid wood cabinetry, subway tile backsplash, breakfast bar, and stainless appliances. Dedicated laundry room w/ washer, dryer & utility sink. No water bills as home has private well w/ softener!

7. 2025-12-29
   listed $409,900 Active

   Show marketing remark (608 chars)

   Last one available. Next door sold! Dont miss out. Modern design and quality construction define this brand-new “Dahlia” model by Jovian Homes in Vero Lake Estates w/ NO HOA. 4-bedroom, 2 bath . 24 Acre, CBS home offers 1,793 sq ft w/ 10-foot ceilings, solid-core doors, & NuCore waterproof LVP flooring. Impact Low-E windows & doors. The open kitchen features Calacatta Gold quartz, solid wood cabinetry, subway tile backsplash, breakfast bar, and stainless appliances. Dedicated laundry room w/ washer, dryer & utility sink. No water bills as home has private well w/ softener!

8. 2023-10-04
   soldstatus $70,000
9. 2023-10-03
   soldstatus $35,000 Closed
10. 2023-10-03
    soldstatus $35,000 Closed
11. 2023-08-18
    historical Active Under Contract
12. 2023-08-18
    historical Active Under Contract
13. 2023-08-14
    price $43,900
14. 2023-08-02
    price $43,900
15. 2023-04-05
    price $35,000
16. 2023-04-05
    price $35,000
17. 2022-11-11
    price $47,900
18. 2022-11-11
    price $47,900
19. 2022-06-23
    status Active
20. 2022-05-31
    historical Active Under Contract
21. 2022-05-23
    listed $54,900 Active
22. 2022-05-09
    historical
23. 2022-05-04
    historical Active Under Contract
24. 2021-11-12
    listed $54,900 Active
25. 2021-11-10
    listed $54,900 Active
26. 2021-11-10
    listed $54,900 Active
27. 2012-01-26
    soldstatus $2,700
28. 2011-06-21
    listed $6,900
29. 2005-07-18
    soldstatus $118,000
30. 2004-02-17
    soldstatus $38,000
31. 2004-01-22
    soldstatus $20,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 22 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: $31,903
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$7,114
• − Repairs & maintenance: −$2,552
• − Management: −$2,552
• − Depreciation: −$11,607
• Taxable loss: −$20,257
• Est. tax savings @ 24.0%: +$4,862
• After-tax cash flow: $-8,142/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 Lake Estates

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Vero Lake Estates, 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

+1895.0% since first listed

31 events — show timeline

• 2026-05-15 Pending — RAIRCMLS
• 2026-04-30 Pending — Beaches MLS
• 2026-04-30 Contingent — RAIRCMLS
• 2026-02-11 Price Changed $399,000 RAIRCMLS
• 2026-02-04 Price Changed $399,000 Beaches MLS
• 2025-12-29 Listed $409,900 Beaches MLS
• 2025-12-29 Listed $409,900 RAIRCMLS
• 2023-10-04 Sold (Public Records) $70,000 Public Records
• 2023-10-03 Sold (MLS) $35,000 RAIRCMLS
• 2023-10-03 Sold (MLS) $35,000 Beaches MLS
• 2023-08-18 Contingent — Beaches MLS
• 2023-08-18 Contingent — RAIRCMLS
• 2023-08-14 Price Changed $43,900 Beaches MLS
• 2023-08-02 Price Changed $43,900 RAIRCMLS
• 2023-04-05 Price Changed $35,000 Beaches MLS
• 2023-04-05 Price Changed $35,000 RAIRCMLS
• 2022-11-11 Price Changed $47,900 Beaches MLS
• 2022-11-11 Price Changed $47,900 RAIRCMLS
• 2022-06-23 Relisted — Beaches MLS
• 2022-05-31 Contingent — Beaches MLS
• 2022-05-23 Listed $54,900 Beaches MLS
• 2022-05-09 Listing Removed — Beaches MLS
• 2022-05-04 Contingent — RAIRCMLS
• 2021-11-12 Listed $54,900 Beaches MLS
• 2021-11-10 Listed $54,900 RAIRCMLS
• 2021-11-10 Listed $54,900 RAIRCMLS
• 2012-01-26 Sold (MLS) $2,700 RAIRCMLS
• 2011-06-21 Listed $6,900 RAIRCMLS
• 2005-07-18 Sold (Public Records) $118,000 Public Records
• 2004-02-17 Sold (Public Records) $38,000 Public Records
• 2004-01-22 Sold (Public Records) $20,000 Public Records

Property tax history

+13.1%/yr

Latest (2025): $474 · +11.7% YoY. Source: county tax records.