6129 98th Pl · Sebastian, FL 32958

$120,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 162 Days on market

Built 1975 Est $199k · 40% under $60/mo HOA · 3% of rent

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTORS SPECIAL - MOTIVATED SELLER! Affordable Florida Living in the ever-popular Breezy Village 55+ community where you own your land! This charming 1975 classic is perfectly situated along the beautiful Treasure Coast, close to everything needed for relaxed Florida living. Residents enjoy a welcoming community clubhouse with a pool table, full kitchen, and refreshing swimming pool. The location is unbeatable just minutes from the beach and river with endless opportunities for entertainment, shopping, fishing, hiking, biking, and more. $60/month HOA fee, $75/year RV/boat/trailer storage.

Key facts

• Community clubhouse
• Swimming pool
• Parking

Tags

• BREEZY VILLAGE COMMUNITY
• COMMUNITY CLUBHOUSE
• SWIMMING POOL
• TREASURE COAST LOCATION
• MINUTES FROM THE BEACH
• RV BOAT TRAILER STORAGE

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Monthly association fee ($60) covering common areas and recreation facilities; Community amenities: clubhouse, pool, billiard room, shuffleboard, barbecue, storage facilities; Senior community

Exterior

• Parking: Assigned parking; Carport (1 space); Driveway
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story; Faces north
• Construction: Manufactured construction; Rolled/hot mop roof
• Exterior features: Porch (enclosed); Rain gutters; Shed(s); Community pool; Has a view; Corner lot; Less than quarter acre

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: Two bedrooms (11x12; 11x16)
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Single-hung windows; Partially furnished
• Laundry & utility: Washer and dryer; Laundry located outside

🏷️ Possibly a rental listed for sale. The $120,000 price doesn't fit this home's estimated sale value (~$198,528) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $799 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 4.4% in Sebastian — 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 81/100 on livability (#89 in FL, #1,421 nationally) — a professional / high-income tenant draw. Strengths: housing A+, crime A, health & safety A; Watch: amenities 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: Pelican Island Elementary School (math 47% / reading 52%, grade D, #1,088 of 2,144 statewide, top 53%, 343 students, 70% 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 58% FRL track the district average.
• Market conditions: Rents rising fast (+6.2%/yr); 411 active listings in the ZIP; 9 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 36% 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 $830 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; list at $120k implies a 97% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 1.69% ✓
• Cap rate: 14.28%
• Cash-on-cash: 28.53%
• DSCR: 2.27
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $198,528
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9840 61st Ter	0.02mi	2/2.0	1,056 (0%)	13mo	$199,000	$188	88
9845 61st Pkwy	0.11mi	2/2.0	1,014 (-4%)	1mo	$135,000	$133	87
9755 61st Ter	0.07mi	2/2.0	984 (-7%)	0mo	$189,000	$192	85
9800 61st Ter	0.04mi	2/2.0	1,076 (+2%)	17mo	$200,000	$186	81
6141 98th Ln	0.04mi	2/2.0	1,032 (-2%)	17mo	$161,000	$156	80
9810 61st Ter	0.03mi	2/2.0	984 (-7%)	10mo	$199,000	$202	79
9750 61st Ter	0.08mi	2/2.0	984 (-7%)	7mo	$99,999	$102	78
9825 61st Pkwy	0.10mi	2/2.0	958 (-9%)	9mo	$195,000	$204	72
9755 61st Pl	0.10mi	3/2.0 (+1)	960 (-9%)	8mo	$191,000	$199	69

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 · 6.22% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 2.14×
• Total profit: $38,251
• Equity at exit: $17,892

10-year hold

• IRR: 35.9%
• Equity multiple: 4.83×
• Total profit: $128,690
• Equity at exit: $10,375

Cash invested: $33,600 (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 32958

• Home prices YoY: -13.1%
• Rents YoY: 6.2%
• Active inventory: 411
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,032 high
• Mortgage (P&I): −$629
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$50
• HOA: −$60
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $799

Break-even live

Break-even rent $1,021

Max offer price $120,000

Occupancy floor 56%

Sensitivity live

Price	-10% $867	-5% $833	+0% $799	+5% $765	+10% $731
Rent	-10% $638	-5% $719	+0% $799	+5% $879	+10% $959
Rate	-1.0pp $859	-0.5pp $829	base $799	+0.5pp $768	+1.0pp $736

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Crawford Dr Sebastian, FL	2.0	1.0	1100	$2,200	$2.00	15d	1	0.55mi
5790 Marina Dr #2 Sebastian, FL	2.0	2.0	1060	$2,200	$2.08	15d	1	0.60mi
151 Mabry St Sebastian, FL	3.0	2.0	1199	$1,850	$1.54	22d	1	0.66mi
5790 Marina Dr #2 Sebastian, FL	2.0	2.0	1060	$2,200	$2.08	22d	1	0.69mi
186 Empress Ave Unit B Sebastian, FL	2.0	2.0	1398	$1,575	$1.13	22d	1	1.00mi
834 Dolores St Sebastian, FL	3.0	1.0	1253	$1,600	$1.28	15d	1	1.09mi
6240 E Mirror Lake Dr Unit 201 Sebastian, FL	2.0	2.0	1150	$1,750	$1.52	22d	1	1.15mi
6124 River Run Dr Unit B Sebastian, FL	2.0	2.0	1285	$2,200	$1.71	22d	1	1.39mi
117 Acorn Ter Sebastian, FL	3.0	1.0	896	$1,800	$2.01	22d	1	1.45mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-22
   days on market $120,000 Active 162 DOM
2. 2026-06-19
   days on market $120,000 Active 160 DOM
3. 2026-06-18
   days on market $120,000 Active 159 DOM
4. 2026-06-17
   days on market $120,000 Active 158 DOM
5. 2026-06-16
   days on market $120,000 Active 157 DOM
6. 2026-06-15
   days on market $120,000 Active 156 DOM
7. 2026-06-14
   days on market $120,000 Active 154 DOM
8. 2026-06-13
   days on market $120,000 Active 153 DOM
9. 2026-06-10
   days on market $120,000 Active 151 DOM
10. 2026-06-09
    days on market $120,000 Active 150 DOM
11. 2026-06-08
    days on market $120,000 Active 149 DOM
12. 2026-06-07
    days on market $120,000 Active 148 DOM
13. 2026-06-05
    days on market $120,000 Active 145 DOM
14. 2026-06-02
    days on market $120,000 Active 143 DOM
15. 2026-06-01
    days on market $120,000 Active 142 DOM
16. 2026-05-31
    days on market $120,000 Active 141 DOM
17. 2026-05-30
    days on market $120,000 Active 140 DOM
18. 2026-03-15
    status Active
19. 2026-03-14
    status Pending
20. 2026-02-11
    price $120,000
21. 2026-01-09
    listed $134,500 Active
22. 2017-12-05
    soldstatus $61,000
23. 2002-02-05
    soldstatus $53,000
24. 1986-09-01
    soldstatus $27,000

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$192/yr (+$16/mo · 23.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $24,383
• − Mortgage interest: −$6,722
• − Property taxes: −$804
• − Insurance: −$600
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − HOA: −$720
• − Depreciation: −$3,491
• Taxable income: $8,145
• Est. tax owed @ 24.0%: −$1,955
• After-tax cash flow: $7,632/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 — Sebastian

• Score: 81/100
• State rank: #89
• US rank: #1421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Indian River County · 143,738 people
• City population: 30,023
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 30,023
• Household income: $66,840
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 646.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 7% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 3%
• Common ancestry: Lithuanian 4% Slovak 4% Romanian 3%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% 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: ▼ -49.85%
• Current HPI: 330.1691
• Rent YoY: ▲ 6.22%
• 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

+344.4% since first listed

7 events — show timeline

• 2026-03-15 Relisted — RAIRCMLS
• 2026-03-14 Pending — RAIRCMLS
• 2026-02-11 Price Changed $120,000 RAIRCMLS
• 2026-01-09 Listed $134,500 RAIRCMLS
• 2017-12-05 Sold (Public Records) $61,000 Public Records
• 2002-02-05 Sold (Public Records) $53,000 Public Records
• 1986-09-01 Sold (Public Records) $27,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $804 · +95.9% YoY. Source: county tax records.