27 Pine Arbor Ln #205 · Florida Ridge, FL 32962

$108,500

1 bd · 2.0 ba · 750 sqft · SingleFamily public records · 77 Days on market

Built 1977 Est $112k · at est. $496/mo HOA · 33% of rent

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Why this score? — see what drove the D+ 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 +10.8/30.0
• 1% rule +8.8/10.0
• ARV discount +8.8/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vista Royale, Well Kept Turnkey 1 Bed 1.5 Bath, Second Floor. Many Recent Updates Including AC and Water Heater. Fully Furnished, bring your toothbrush. Close to Pine Arbor Club House. Active 55+ Community with Four Clubhouses with Heated Pools, many amenities. Close to Beach and Much More.

Key facts

• Heated pools
• Recent updates
• Four clubhouses

Tags

• RECENT UPDATES
• FOUR CLUBHOUSES
• HEATED POOLS
• CLOSE TO BEACH

Property features AI

Finance

• HOA & community: Association with monthly fee; Association amenities include clubhouse, heated pool, spa/hot tub, fitness center, billiard room, laundry, pool, shuffleboard, pickleball, putting green, golf course, recreation facilities, cafe/restaurant, storage, manager on site, internet included, maintained community, and common area maintenance; Association fee: $496 monthly; Senior community

Exterior

• Parking: Assigned open parking (1 space total)
• Utilities: Public water; Public sewer; Cable available; Electricity available; Water connected; Sewer connected
• Home design: Single-family residence; One story; Entry level: 2; Faces west; Resale condition
• Construction: Block/CBS construction with stucco; Concrete perimeter foundation; Other roof
• Exterior features: Screened porch; Porch; Glass-enclosed porch; East-of-US-1 frontage; Paved, public-maintained road access; Not waterfront

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Electric cooktop; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: Furnished; Single hung metal and sliding windows
• Laundry & utility: On-site laundry (association amenity)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $88k (18.9% below list).
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $88k (18.9% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 4.5% in Florida Ridge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 72/100 on livability (#353 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D, 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: Vero Beach Elementary School (math 39% / reading 36%, grade F, #1,596 of 2,144 statewide, top 75%, 599 students, 80% FRL); Oslo Middle School (math 39% / reading 45%, grade D-, #340 of 571 statewide, top 61%, 864 students, 72% 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 rising fast (+4.2%/yr); 348 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $750 of loan paydown is wiped out by about $3k 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 77 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 33% of rent.
• Climate carrying-cost: severe flood risk; 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 $87,970 (18.9% 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 77 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.38% ✓
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $111,750
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Woodland Dr #103	0.28mi	1/1.5	750 (0%)	14mo	$117,000	$156	74
58 Woodland Dr #105	0.44mi	1/1.5	750 (0%)	17mo	$85,000	$113	64
55 Woodland Dr #105	0.37mi	1/1.5	750 (0%)	22mo	$112,000	$149	62
91 Crooked Tree Ln #205	0.63mi	1/1.5	750 (0%)	14mo	$110,000	$147	57
97 Spring Lake Dr #105	0.71mi	1/1.5	750 (0%)	15mo	$103,000	$137	53
78 Royal Oak Dr #205	0.61mi	1/1.5	750 (0%)	23mo	$115,000	$153	50
111 Spring Lake Ct #105	0.72mi	1/1.5	750 (0%)	18mo	$141,000	$188	49
608 3rd Pl SW	0.67mi	2/1.0 (+1)	780 (+4%)	7mo	$210,000	$269	47
106 Spring Lake Ct #105	0.73mi	1/1.5	750 (0%)	22mo	$107,000	$143	46
98 Spring Lake Dr #203	0.72mi	1/1.5	747 (-0%)	22mo	$98,000	$131	45

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 · 4.18% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.25×
• Total profit: $-22,830
• Equity at exit: $16,178

10-year hold

• IRR: -9.9%
• Equity multiple: 0.33×
• Total profit: $-20,409
• Equity at exit: $9,381

Cash invested: $30,380 (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 32962

• Rents YoY: 4.2%
• Active inventory: 348
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,494 high
• Mortgage (P&I): −$569
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$45
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$496
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-116

Break-even live

Break-even rent $1,641

Max offer price $87,970

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: $27,125
• Closing costs: $3,255
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Pine Arbor Ln #103 Vero Beach, FL	1.0	1.5	750	$1,200	$1.60	20d	1	0.04mi
37 Pine Arbor Ln #101 Vero Beach, FL	2.0	2.0	1000	$1,600	$1.60	13d	1	0.14mi
36 Pine Arbor Ln Vero Beach, FL	2.0	2.0	1000	$1,550	$1.55	20d	2	0.15mi
19 Pine Arbor Ln #105 Vero Beach, FL	1.0	1.5	750	$1,800	$2.40	20d	1	0.17mi
16 Vista Palm Ln Vero Beach, FL	1.0–2.0	1.5–2.0	800	$1,500	$1.88	20d	2	0.24mi
5 Vista Palm Ln #203 Vero Beach, FL	1.0	1.5	750	$1,500	$2.00	13d	1	0.24mi
50 Woodland Dr #203 Vero Beach, FL	1.0	1.5	750	$1,350	$1.80	13d	1	0.41mi
58 Woodland Dr #206 Vero Beach, FL	2.0	2.0	1000	$1,800	$1.80	13d	1	0.43mi
52 Woodland Dr #204 Vero Beach, FL	1.0	1.0	630	$1,300	$2.06	20d	1	0.44mi
65 Woodland Dr #207 Vero Beach, FL	2.0	2.0	1000	$1,600	$1.60	20d	1	0.47mi
60 Woodland Dr Vero Beach, FL	1.0	1.0	630	$1,125	$1.79	20d	1	0.47mi
60 Woodland Dr #204 Vero Beach, FL	1.0	1.0	630	$1,250	$1.98	13d	1	0.48mi
86 Crooked Tree Ln #102 Vero Beach, FL	2.0	2.0	1000	$2,000	$2.00	13d	1	0.58mi
85 Crooked Tree Ln #203 Vero Beach, FL	1.0	1.5	750	$1,450	$1.93	20d	1	0.61mi
80 Crooked Tree Ln #106 Vero Beach, FL	2.0	2.0	1000	$1,900	$1.90	13d	1	0.61mi
74 Royal Oak Ct #204 Vero Beach, FL	1.0	1.0	630	$1,175	$1.87	20d	1	0.61mi
103 Royal Oak Dr #106 Vero Beach, FL	2.0	2.0	1000	$1,800	$1.80	13d	1	0.71mi
101 Spring Lake Dr #204 Vero Beach, FL	1.0	1.0	630	$1,275	$2.02	20d	1	0.73mi
95 Spring Lake Dr #103 Vero Beach, FL	1.0	1.5	750	$1,600	$2.13	20d	1	0.74mi
102 Royal Oak Dr #105 Vero Beach, FL	1.0	1.5	750	$1,550	$2.07	20d	1	0.76mi
15 Vista Gardens Trl #104 Vero Beach, FL	1.0	1.0	630	$1,300	$2.06	13d	1	1.00mi
43 Vista Gardens Trl #205 Vero Beach, FL	1.0	1.5	750	$1,450	$1.93	20d	1	1.16mi
23 Vista Gardens Trl #203 Vero Beach, FL	1.0	1.5	750	$1,500	$2.00	20d	1	1.17mi
26 Vista Gardens Trl #203 Vero Beach, FL	1.0	1.5	750	$1,350	$1.80	20d	1	1.25mi
33 Vista Gardens Trl #104 Vero Beach, FL	1.0	1.0	630	$1,500	$2.38	13d	1	1.29mi
36 Vista Gardens Trl #201 Vero Beach, FL	2.0	2.0	1000	$1,390	$1.39	20d	1	1.30mi
34 Vista Gardens Trl #107 Vero Beach, FL	2.0	2.0	1000	$1,350	$1.35	20d	1	1.30mi
28 Vista Gardens Trl #102 Vero Beach, FL	2.0	2.0	1000	$1,550	$1.55	20d	1	1.30mi
35 Vista Gardens Trl #205 Vero Beach, FL	1.0	1.5	934	$1,400	$1.50	20d	1	1.32mi
11 Vista Gardens Trl #106 Vero Beach, FL	2.0	2.0	1000	$1,600	$1.60	20d	1	1.34mi
4 Vista Gardens Trl #207 Vero Beach, FL	2.0	2.0	1000	$1,550	$1.55	13d	1	1.34mi
528 7th Sq #102 Vero Beach, FL	2.0	2.0	1095	$3,000	$2.74	20d	1	1.45mi
441 7th Pl #441 Vero Beach, FL	1.0	1.0	550	$1,250	$2.27	20d	1	1.47mi
462 7th Pl Vero Beach, FL	1.0	1.0	550	$1,400	$2.55	20d	1	1.50mi

HOA detail

• Monthly dues: $496 · $5,952/yr
• Likely covers: waterpool

Listing history 27 events

1. 2026-06-19
   days on market $108,500 Active 77 DOM
2. 2026-06-18
   days on market $108,500 Active 76 DOM
3. 2026-06-17
   days on market $108,500 Active 75 DOM
4. 2026-06-16
   days on market $108,500 Active 74 DOM
5. 2026-06-15
   days on market $108,500 Active 73 DOM
6. 2026-06-14
   days on market $108,500 Active 71 DOM
7. 2026-06-13
   days on market $108,500 Active 70 DOM
8. 2026-06-10
   days on market $108,500 Active 68 DOM
9. 2026-06-09
   days on market $108,500 Active 67 DOM
10. 2026-06-08
    days on market $108,500 Active 66 DOM
11. 2026-06-07
    days on market $108,500 Active 65 DOM
12. 2026-06-05
    days on market $108,500 Active 62 DOM
13. 2026-06-03
    price $108,500 Active 60 DOM
14. 2026-06-02
    days on market $114,500 Active 60 DOM
15. 2026-06-01
    days on market $114,500 Active 59 DOM
16. 2026-05-31
    days on market $114,500 Active 58 DOM
17. 2026-05-30
    days on market $114,500 Active 57 DOM
18. 2026-04-03
    listed $114,500 Active 291-char remark

    Show marketing remark (291 chars)

    Vista Royale, Well Kept Turnkey 1 Bed 1.5 Bath, Second Floor. Many Recent Updates Including AC and Water Heater. Fully Furnished, bring your toothbrush. Close to Pine Arbor Club House. Active 55+ Community with Four Clubhouses with Heated Pools, many amenities. Close to Beach and Much More.

19. 2026-04-03
    listed $114,500 Active

    Show marketing remark (291 chars)

    Vista Royale, Well Kept Turnkey 1 Bed 1.5 Bath, Second Floor. Many Recent Updates Including AC and Water Heater. Fully Furnished, bring your toothbrush. Close to Pine Arbor Club House. Active 55+ Community with Four Clubhouses with Heated Pools, many amenities. Close to Beach and Much More.

20. 2022-03-24
    soldstatus $95,000
21. 2016-11-02
    soldstatus $55,000
22. 2016-10-28
    soldstatus $55,000 397-char remark

    Show marketing remark (397 chars)

    Pack your bags & move right in. This location is great. .. just steps to one of the heated pools & tennis courts. Turnkey, well kept 1BR 1.5BA CORNER unit on 2nd floor. A/C, range & porch shades only 2 yrs old! Enjoy the Florida lifestyle year-round or "in season" at this active 55+ community w/ golf course, 4 heated pools, tennis, clubhouses and activities for all!

23. 2008-12-31
    soldstatus $38,000
24. 2006-08-25
    soldstatus $70,000
25. 2003-05-30
    soldstatus $58,000
26. 1980-04-01
    soldstatus $41,000
27. 1977-08-01
    soldstatus $25,900

ⓘ 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: $1,441 · $120/mo
• Projected year-2 tax: $1,441 · $120/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $17,932
• − Mortgage interest: −$6,078
• − Property taxes: −$1,441
• − Insurance: −$1,340
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − HOA: −$5,952
• − Depreciation: −$3,156
• Taxable loss: −$2,904
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $-698/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 — Florida Ridge

• Score: 72/100
• State rank: #353
• US rank: #6129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florida Ridge, FL
• County: Indian River County · 143,738 people
• City population: 25,629
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 25,522
• Household income: $66,664
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 425.0

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 (70%)
• Race & ethnicity: White 70% Black 13% Hispanic / Latino 12% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 4% Lithuanian 4% Italian 3%
• Foreign-born: 12% · Canada, Jamaica, Dominican Republic
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% 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: ▼ -182.13%
• Current HPI: 333.3274
• Rent YoY: ▲ 4.18%
• 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

+342.1% since first listed

10 events — show timeline

• 2026-04-03 Listed $114,500 Beaches MLS
• 2026-04-03 Listed $114,500 RAIRCMLS
• 2022-03-24 Sold (Public Records) $95,000 Public Records
• 2016-11-02 Sold (Public Records) $55,000 Public Records
• 2016-10-28 Sold (MLS) $55,000 RAIRCMLS
• 2008-12-31 Sold (Public Records) $38,000 Public Records
• 2006-08-25 Sold (Public Records) $70,000 Public Records
• 2003-05-30 Sold (Public Records) $58,000 Public Records
• 1980-04-01 Sold (Public Records) $41,000 Public Records
• 1977-08-01 Sold (Public Records) $25,900 Public Records

Property tax history

+11.7%/yr

Latest (2025): $1,441 · +1.1% YoY. Source: county tax records.