2300 86th Ave · West Vero Corridor, FL 32966

$219,900

3 bd · 2.0 ba · 979 sqft · SingleFamily public records · 2 Days on market

Built 1981 Est $229k · at est.

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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 +20.9/30.0
• ARV discount +9.3/15.0
• DSCR +6.7/10.0
• 1% rule +4.9/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent opportunity for a first time Homebuyer or investor . quick access to 95, 2o minutes from Beaches

Key facts

• Parking
• Built 1981
• Listed 2 days

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association

Exterior

• Parking: Assigned carport; 1 carport space
• Utilities: Public water; Septic tank
• Home design: Single-story; Residential property
• Construction: Frame construction; Metal roof
• Exterior features: No notable exterior features listed; Has view; Property faces east; Less than quarter acre lot

Interior

• Kitchen: Range; Refrigerator; Pantry
• Bedrooms: Bedroom (10 x 10); Bedroom (12 x 11)
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Pantry; Single-hung windows; Unfurnished
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/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 $217k (1.1% below list).
• Recommended offer: $217k (1.1% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 4.0% in West Vero Corridor — 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 74/100 on livability (#273 in FL, #4,421 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: amenities F, health & safety 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); Storm Grove Middle School (math 54% / reading 55%, grade B-, #183 of 571 statewide, top 34%, 1,020 students, 50% 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 flat; 388 active listings in the ZIP; 6 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 39% of the median local income ($67k/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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $98k; list at $220k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $217,498 (1.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.99% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $229,086
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2240 86th Dr	0.10mi	2/2.0 (-1)	951 (-3%)	2mo	$247,000	$260	84
2145 85th Ct	0.14mi	2/2.0 (-1)	959 (-2%)	23mo	$274,000	$286	66
2420 88th Ave	0.26mi	2/2.0 (-1)	967 (-1%)	19mo	$255,000	$264	65
2300 84th Ter	0.16mi	2/2.0 (-1)	912 (-7%)	16mo	$210,000	$230	63
2175 87th Ave	0.21mi	2/1.0 (-1)	936 (-4%)	17mo	$200,000	$214	60
2260 84th Ter	0.16mi	2/1.0 (-1)	836 (-15%)	1mo	$185,000	$221	59
2200 84th Ct	0.21mi	3/2.0	1,064 (+9%)	22mo	$249,000	$234	58
2170 86th Ave	0.11mi	2/2.0 (-1)	1,107 (+13%)	15mo	$290,000	$262	56
2400 84th Ter	0.17mi	2/2.0 (-1)	1,100 (+12%)	17mo	$255,000	$232	52
2385 88th Ave	0.29mi	3/2.0	1,124 (+15%)	16mo	$269,000	$239	48
2146 86th Ct	0.14mi	2/1.0 (-1)	1,104 (+13%)	20mo	$230,000	$208	47
2505 89th Ct	0.45mi	3/1.5	1,120 (+14%)	15mo	$200,000	$179	40

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 · 0.6% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.66×
• Total profit: $-21,207
• Equity at exit: $32,788

10-year hold

• IRR: -3.7%
• Equity multiple: 0.78×
• Total profit: $-13,440
• Equity at exit: $19,013

Cash invested: $61,572 (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 32966

• Home prices YoY: -26.7%
• Rents YoY: 0.6%
• Active inventory: 388
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,175 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$166 /mo · $1,990/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $308

Break-even live

Break-even rent $1,786

Max offer price $219,900

Occupancy floor 81%

Sensitivity live

Price	-10% $432	-5% $370	+0% $308	+5% $245	+10% $183
Rent	-10% $136	-5% $222	+0% $308	+5% $393	+10% $479
Rate	-1.0pp $418	-0.5pp $364	base $308	+0.5pp $251	+1.0pp $193

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2240 86th Dr Vero Beach, FL	2.0	2.0	951	$1,875	$1.97	23d	1	0.08mi
8415 22nd St Vero Beach, FL	2.0	2.0	1100	$2,000	$1.82	15d	1	0.25mi
8775 20th St #909 Vero Beach, FL	2.0	2.0	1000	$1,799	$1.80	23d	1	0.65mi
1405 82nd Ave #19 Vero Beach, FL	2.0	2.0	842	$1,699	$2.02	23d	1	0.91mi
2050 Griffon Rd Vero Beach, FL	1.0–2.0	1.0–2.0	850	$2,295	$2.70	15d	31	1.11mi
7580 Heron Cir Vero Beach, FL	1.0–3.0	1.0–2.0	1003	$2,467	$2.46	15d	21	1.29mi

Listing history 2 events

1. 2026-06-22
   remarks 106-char remark
2. 2026-06-22
   listed $219,900 Active 2 DOM

ⓘ 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: $1,990 · $166/mo
• Projected year-2 tax: $1,990 · $166/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 ≥106°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: $26,100
• − Mortgage interest: −$12,318
• − Property taxes: −$1,990
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − Depreciation: −$6,397
• Taxable income: $119
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $3,662/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 — West Vero Corridor

• Score: 74/100
• State rank: #273
• US rank: #4421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Vero Corridor, FL
• County: Indian River County · 143,738 people
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 20,686
• Household income: $66,771
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 766.0

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: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Black 5%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 7% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▼ -102.01%
• Current HPI: 280.669
• Rent YoY: ▲ 0.60%
• 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

+463.8% since first listed

4 events — show timeline

• 2026-06-18 Listed $219,900 RAIRCMLS
• 2004-07-28 Sold (Public Records) $98,000 Public Records
• 1997-09-08 Sold (Public Records) $32,300 Public Records
• 1983-11-01 Sold (Public Records) $39,000 Public Records

Property tax history

+12.1%/yr

Latest (2025): $1,990 · +13.7% YoY. Source: county tax records.