7705 105th Ct · Vero Lake Estates, FL 32967

$431,900

5 bd · 3.0 ba · 1,984 sqft · Land · 102 Days on market

Built 2026 9,583 sqft lot

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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

Ask about our incentives, builder paid closing costs and no down payment options! A long foyer opens to an open-concept layout ideal for entertaining. The kitchen features stainless steel appliances, granite countertops, white cabinets, and a walk-in pantry. The master suite includes a large walk-in closet. Situated on a corner lot in Vero Lake Estates next to undeveloped land, this home offers peaceful views, no traffic, and natural surroundings. Enjoy easy access to I-95 and all the shopping, dining, and recreation Vero Beach has to offer. * appliance models are subject to availability *

Key facts

• Open floor plan
• Walk-in closet
• Private bath

Tags

• OPEN FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• WALK-IN PANTRY
• WALK-IN CLOSET
• PRIVATE BATH

Property features AI

Finance

• Other: Pets allowed with no restrictions
• HOA & community: No association amenities

Exterior

• Parking: Attached 2-car garage; Covered driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Cable available
• Home design: Single-family residence; One story; First-floor entry; New construction / To be built
• Construction: Block construction; Composition/shingle roof; Built as new construction
• Exterior features: Patio; Not waterfront; East-facing

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Disposal; Pantry
• Bedrooms: Five main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Three full bathrooms (all on the main level)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Kitchen island; Walk-in closet(s); Blinds; Insulated windows; Smoke detector(s)
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater; Water softener (owned)

🏗️ 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 5-bed/3.0-bath land listed at $432k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (38.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (33.4% below list).
• Recommended offer: $267k (38.2% 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); 611 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• This rent runs 44% 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 $13k 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 102 days — a 9% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• 2 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 $111k; list at $432k implies a 289% 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; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $267,091 (38.2% 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 102 days. Have you received any prior offers? Is the seller open to a 38% 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: 4.31%
• Cash-on-cash: -7.07%
• 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: -40.9%
• Equity multiple: -0.25×
• Total profit: $-150,651
• Equity at exit: $64,398

10-year hold

• IRR: -93.6%
• Equity multiple: -1.12×
• Total profit: $-255,928
• Equity at exit: $37,343

Cash invested: $120,932 (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: 611
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,876 medium
• Mortgage (P&I): −$2,265
• Tax est. 1.5%: −$540 /mo · $6,478/yr
• Insurance: −$180
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $-1,139

Break-even live

Break-even rent $4,318

Max offer price $267,091

Occupancy floor —

Sensitivity live

Price	-10% $-840	-5% $-990	+0% $-1,139	+5% $-1,288	+10% $-1,437
Rent	-10% $-1,366	-5% $-1,253	+0% $-1,139	+5% $-1,025	+10% $-912
Rate	-1.0pp $-921	-0.5pp $-1,029	base $-1,139	+0.5pp $-1,251	+1.0pp $-1,365

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: $107,975
• Closing costs: $12,957
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7955 101st Ct Vero Beach, FL	4.0	2.0	1764	$2,200	$1.25	22d	1	0.56mi

Listing history 27 events

1. 2026-06-22
   days on market $431,900 Active 102 DOM
2. 2026-06-19
   days on market $431,900 Active 100 DOM
3. 2026-06-18
   days on market $431,900 Active 99 DOM
4. 2026-06-17
   days on market $431,900 Active 98 DOM
5. 2026-06-16
   days on market $431,900 Active 97 DOM
6. 2026-06-15
   days on market $431,900 Active 96 DOM
7. 2026-06-14
   days on market $431,900 Active 94 DOM
8. 2026-06-13
   days on market $431,900 Active 93 DOM
9. 2026-06-10
   days on market $431,900 Active 91 DOM
10. 2026-06-09
    days on market $431,900 Active 90 DOM
11. 2026-06-08
    days on market $431,900 Active 89 DOM
12. 2026-06-07
    days on market $431,900 Active 88 DOM
13. 2026-06-05
    days on market $431,900 Active 85 DOM
14. 2026-06-02
    days on market $431,900 Active 83 DOM
15. 2026-06-01
    days on market $431,900 Active 82 DOM
16. 2026-05-31
    days on market $431,900 Active 81 DOM
17. 2026-05-30
    days on market $431,900 Active 80 DOM
18. 2026-04-02
    price $431,900

    Show marketing remark (596 chars)

    Ask about our incentives, builder paid closing costs and no down payment options! A long foyer opens to an open-concept layout ideal for entertaining. The kitchen features stainless steel appliances, granite countertops, white cabinets, and a walk-in pantry. The master suite includes a large walk-in closet. Situated on a corner lot in Vero Lake Estates next to undeveloped land, this home offers peaceful views, no traffic, and natural surroundings. Enjoy easy access to I-95 and all the shopping, dining, and recreation Vero Beach has to offer. * appliance models are subject to availability *

19. 2026-04-02
    price $431,900 596-char remark

    Show marketing remark (596 chars)

    Ask about our incentives, builder paid closing costs and no down payment options! A long foyer opens to an open-concept layout ideal for entertaining. The kitchen features stainless steel appliances, granite countertops, white cabinets, and a walk-in pantry. The master suite includes a large walk-in closet. Situated on a corner lot in Vero Lake Estates next to undeveloped land, this home offers peaceful views, no traffic, and natural surroundings. Enjoy easy access to I-95 and all the shopping, dining, and recreation Vero Beach has to offer. * appliance models are subject to availability *

20. 2026-03-17
    price $426,900
21. 2026-03-13
    price $426,900 596-char remark

    Show marketing remark (596 chars)

    Ask about our incentives, builder paid closing costs and no down payment options! A long foyer opens to an open-concept layout ideal for entertaining. The kitchen features stainless steel appliances, granite countertops, white cabinets, and a walk-in pantry. The master suite includes a large walk-in closet. Situated on a corner lot in Vero Lake Estates next to undeveloped land, this home offers peaceful views, no traffic, and natural surroundings. Enjoy easy access to I-95 and all the shopping, dining, and recreation Vero Beach has to offer. * appliance models are subject to availability *

22. 2026-01-06
    price $415,900 596-char remark

    Show marketing remark (596 chars)

    Ask about our incentives, builder paid closing costs and no down payment options! A long foyer opens to an open-concept layout ideal for entertaining. The kitchen features stainless steel appliances, granite countertops, white cabinets, and a walk-in pantry. The master suite includes a large walk-in closet. Situated on a corner lot in Vero Lake Estates next to undeveloped land, this home offers peaceful views, no traffic, and natural surroundings. Enjoy easy access to I-95 and all the shopping, dining, and recreation Vero Beach has to offer. * appliance models are subject to availability *

23. 2025-12-26
    listed $415,900 Active

    Show marketing remark (596 chars)

    Ask about our incentives, builder paid closing costs and no down payment options! A long foyer opens to an open-concept layout ideal for entertaining. The kitchen features stainless steel appliances, granite countertops, white cabinets, and a walk-in pantry. The master suite includes a large walk-in closet. Situated on a corner lot in Vero Lake Estates next to undeveloped land, this home offers peaceful views, no traffic, and natural surroundings. Enjoy easy access to I-95 and all the shopping, dining, and recreation Vero Beach has to offer. * appliance models are subject to availability *

24. 2025-12-26
    listed $425,900 Active 596-char remark

    Show marketing remark (596 chars)

    Ask about our incentives, builder paid closing costs and no down payment options! A long foyer opens to an open-concept layout ideal for entertaining. The kitchen features stainless steel appliances, granite countertops, white cabinets, and a walk-in pantry. The master suite includes a large walk-in closet. Situated on a corner lot in Vero Lake Estates next to undeveloped land, this home offers peaceful views, no traffic, and natural surroundings. Enjoy easy access to I-95 and all the shopping, dining, and recreation Vero Beach has to offer. * appliance models are subject to availability *

25. 2025-06-17
    soldstatus $111,000
26. 2004-02-04
    soldstatus $17,900
27. 2003-09-15
    soldstatus $117,500

ⓘ 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 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $34,517
• − Mortgage interest: −$24,193
• − Property taxes: −$6,478
• − Insurance: −$7,278
• − Repairs & maintenance: −$2,761
• − Management: −$2,761
• − Depreciation: −$12,564
• Taxable loss: −$21,520
• Est. tax savings @ 24.0%: +$5,165
• After-tax cash flow: $-8,503/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

+267.6% since first listed

10 events — show timeline

• 2026-04-02 Price Changed $431,900 Beaches MLS
• 2026-04-02 Price Changed $431,900 RAIRCMLS
• 2026-03-17 Price Changed $426,900 Beaches MLS
• 2026-03-13 Price Changed $426,900 RAIRCMLS
• 2026-01-06 Price Changed $415,900 RAIRCMLS
• 2025-12-26 Listed $425,900 RAIRCMLS
• 2025-12-26 Listed $415,900 Beaches MLS
• 2025-06-17 Sold (Public Records) $111,000 Public Records
• 2004-02-04 Sold (Public Records) $17,900 Public Records
• 2003-09-15 Sold (Public Records) $117,500 Public Records

Property tax history

+9.4%/yr

Latest (2025): $322 · +12.6% YoY. Source: county tax records.