1825 Mooringline Dr Unit 1C · South Beach, FL 32963

$460,000

2 bd · 2.0 ba · 1,880 sqft · Townhouse public records · 3 Days on market

Built 1979 Est $758k · 39% under $1126/mo HOA · 22% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +12.0/30.0
• 1% rule +6.0/10.0
• Rent growth +5.0/5.0
• Schools +4.2/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy waterfront views and southern exposure. Charming 2 Bdrm, 2 bath with Florida Room & screened porch overlooking the harbor. Over 1800+ SF, tile floors in living areas, spacious floor plan, 1st floor convenience. Residents enjoy a heated community pool & spa, tennis courts, and access to Moorings private beach. Buyer to verify all measurements. AS-IS only, inspections welcome.

Key facts

• Waterfront views
• Florida room
• Tennis courts

Tags

• WATERFRONT VIEWS
• FLORIDA ROOM
• SCREENED PORCH
• HEATED COMMUNITY POOL
• TENNIS COURTS
• MOORINGS PRIVATE BEACH

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Association: A/R Choice; Monthly association fee; Association fee covers common areas, cable TV, insurance, structural maintenance, recreation facilities, reserve fund, sewer, security, trash, and water; Dues paid quarterly; Community amenities: elevator, shuffleboard, sidewalks, tennis courts, pool

Exterior

• Parking: Assigned carport; 1 carport space
• Security: Phone entry; Security guard; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: 4-story building; Building faces north; Reception area in building
• Construction: Concrete and stucco construction; Built-up / tar and gravel roof
• Exterior features: Enclosed porch; Porch; Paved road access; Beach access; Has view; Property attached

Interior

• Kitchen: Built-in oven; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Bedroom (15 x 10); Bedroom (15 x 12)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedrooms; Walk-in closets; Single-hung windows with window treatments; Sliding doors; Unfurnished
• Laundry & utility: In-unit washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $460k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $429k (6.8% below list).
• Meets the 1% rule at list price ($5k rent vs $460k).
• Recommended offer: $429k (6.8% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 1.8% in South Beach — 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 67/100 on livability (#567 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: Beachland Elementary School (math 54% / reading 58%, grade C+, #832 of 2,144 statewide, top 40%, 523 students, 39% 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 schools at 54% FRL track the district average.
• Market conditions: Rents rising fast (+11.0%/yr); 501 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); high-income renter base; 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• This rent runs 41% of the median local income ($150k/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 $14k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $315k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 22% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $428,716 (6.8% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $757,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1825 Mooringline Dr Unit 1-D	0.00mi	2/2.0	1,880 (0%)	1mo	$295,000	$157	99
1821 Mooringline Dr Ph -D	0.06mi	2/2.0	1,900 (+1%)	2mo	$500,000	$263	94
1875 Bay Rd Unit 215-H	0.15mi	2/2.0	1,800 (-4%)	1mo	$725,000	$403	85
1776 Mooringline Dr #102	0.19mi	2/2.0	1,779 (-5%)	1mo	$650,000	$365	82
901 Bay Rd #103	0.18mi	3/2.0 (+1)	1,930 (+3%)	1mo	$845,000	$438	82
1860 Bay Rd Unit 104E	0.15mi	3/3.0 (+1)	1,800 (-4%)	2mo	$810,000	$450	76
1001 Bay Rd Unit 208-C	0.14mi	2/2.0	1,600 (-15%)	1mo	$750,000	$469	68
908 Spyglass Ln #908	0.54mi	2/2.0	1,654 (-12%)	1mo	$560,000	$339	54
300 Harbour Dr Unit 305B	0.73mi	2/2.0	2,100 (+12%)	2mo	$1,585,000	$755	45
300 Harbour Dr Unit 300-B	0.73mi	2/2.0	2,100 (+12%)	2mo	$800,000	$381	45
300 Harbour Dr Unit 306A	0.73mi	2/2.0	2,100 (+12%)	2mo	$1,250,000	$595	45
300 Harbour Dr Unit 301-B	0.73mi	3/3.0 (+1)	1,740 (-7%)	1mo	$610,000	$351	44

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.55×
• Total profit: $-58,262
• Equity at exit: $68,587

10-year hold

• IRR: 4.9%
• Equity multiple: 1.46×
• Total profit: $59,824
• Equity at exit: $39,772

Cash invested: $128,800 (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 32963

• Rents YoY: 11.0%
• Active inventory: 501
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $5,082 high
• Mortgage (P&I): −$2,412
• Tax from tax record: −$396 /mo · $4,746/yr
• Insurance: −$192
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,126
• Vacancy / Maint / Mgmt: −$1,067
• Net cashflow: $-177

Break-even live

Break-even rent $5,306

Max offer price $428,716

Occupancy floor 98%

Sensitivity live

Price	-10% $83	-5% $-47	+0% $-177	+5% $-307	+10% $-437
Rent	-10% $-579	-5% $-378	+0% $-177	+5% $24	+10% $224
Rate	-1.0pp $55	-0.5pp $-60	base $-177	+0.5pp $-296	+1.0pp $-418

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: $115,000
• Closing costs: $13,800
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1850 Bay Rd Unit 3G Vero Beach, FL	2.0	2.0	1900	$4,000	$2.11	23d	1	0.10mi
1821 Mooringline Dr Unit 1C Vero Beach, FL	2.0	2.0	1900	$2,500	$1.32	15d	1	0.10mi
1880 Bay Rd Unit I319 Vero Beach, FL	3.0	3.0	1610	$8,500	$5.28	23d	1	0.13mi
1815 Mooringline Dr Unit 2E Vero Beach, FL	2.0	2.0	1880	$3,200	$1.70	23d	1	0.14mi
1815 Mooringline Dr Unit 1 Vero Beach, FL	2.0	2.0	1880	$3,000	$1.60	23d	1	0.14mi
1001 Bay Rd Vero Beach, FL	2.0	2.0–3.0	1680	$4,750	$2.83	23d	2	0.15mi
505 Spyglass Ln Unit 505B Vero Beach, FL	2.0	2.0	1580	$8,000	$5.06	15d	1	0.50mi
856 Norfolk Pine Ln Vero Beach, FL	3.0	3.0	2541	$10,000	$3.94	15d	1	0.51mi
2155 Galleon Dr Unit E4 Vero Beach, FL	2.0	2.0	1475	$2,995	$2.03	23d	1	0.63mi
2160 Sanford Ct Vero Beach, FL	3.0	3.0	2571	$30,000	$11.67	23d	1	0.65mi
1155 Reef Rd Vero Beach, FL	2.0	2.0	1511	$3,000	$1.99	15d	2	0.67mi
2246 Magans Ocean Walk Vero Beach, FL	3.0	3.0	2089	$15,000	$7.18	23d	1	0.84mi
2244 Magans Ocean Walk Vero Beach, FL	3.0	2.0	1666	$11,500	$6.90	15d	1	0.86mi
1946 Surfside Ter Vero Beach, FL	3.0	2.0	2129	$3,900	$1.83	15d	1	0.90mi
2225 Seaside St Vero Beach, FL	3.0	3.0	2449	$10,000	$4.08	23d	1	0.92mi
2155 Dunmore Ln Vero Beach, FL	3.0	2.5	2300	$5,000	$2.17	23d	1	0.98mi
1839 E Sandpointe Ln Vero Beach, FL	3.0	3.0	2500	$10,000	$4.00	23d	1	1.13mi

HOA detail

• Monthly dues: $1,126 · $13,512/yr
• Likely covers: waterpool

Listing history 3 events

1. 2026-06-22
   days on market $460,000 Active 3 DOM
2. 2026-06-18
   remarks 461-char remark
3. 2026-06-18
   listed $460,000 Active 1 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: $4,746 · $396/mo
• Projected year-2 tax: $4,746 · $396/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 7/10 Severe FEMA zone X (unshaded) · 87% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥106°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,985
• − Mortgage interest: −$25,767
• − Property taxes: −$4,746
• − Insurance: −$3,098
• − Repairs & maintenance: −$4,879
• − Management: −$4,879
• − HOA: −$13,512
• − Depreciation: −$13,382
• Taxable loss: −$9,277
• Est. tax savings @ 24.0%: +$2,227
• After-tax cash flow: $101/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 — South Beach

• Score: 67/100
• State rank: #567
• US rank: #10847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Beach, FL
• County: Indian River County · 143,738 people
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 15,008
• Household income: $149,923
• Rent vs Own: 4.9% rent · 95.1% own
• Severe rent burden: 119.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 5% Lithuanian 4% Italian 3%
• Foreign-born: 9% · Canada
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -180.47%
• Current HPI: 312.0326
• Rent YoY: ▲ 11.04%
• 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

+191.1% since first listed

8 events — show timeline

• 2026-06-18 Listed $460,000 RAIRCMLS
• 2020-11-23 Sold (MLS) $315,000 RAIRCMLS
• 2020-11-18 Pending — RAIRCMLS
• 2020-10-19 Contingent — RAIRCMLS
• 2020-10-01 Listed $325,000 Beaches MLS
• 2020-09-27 Listed $325,000 RAIRCMLS
• 2014-01-30 Sold (MLS) $184,500 RAIRCMLS
• 1998-09-17 Sold (Public Records) $158,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $4,746 · +3.3% YoY. Source: county tax records.