Mesquite Plan · Sebastian, FL 32958

$331,900

4 bd · 2.0 ba · 1,867 sqft · SingleFamily · 90 Days on market

Fair condition 2-car garage

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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).

• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• 1% rule +2.2/10.0
• Condition / age +2.2/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to The Mesquite - Spacious, Stylish, and Perfect for Family Living Discover The Mesquite in Melbourne, a brand-new 4-bedroom, 2-bath home designed with an open-concept floor plan that invites endless possibilities. The spacious great room seamlessly connects the dining area and kitchen, creating a warm and inviting space for everyday living and entertaining. The guest bedrooms are thoughtfully placed on the opposite side of the home, offering privacy and comfort. Meanwhile, the master suite is a true retreat, featuring a large bathroom and a generous walk-in closet to elevate your living experience.

Key facts

• 2 garage spots
• Listed 89 days

🏗️ New construction. The $331,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $383,068.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $332k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-477 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (17.2% below list).
• Recommended offer: $275k (17.2% below list) — sets the bar for 1% rule.

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: Sebastian Elementary School (math 37% / reading 42%, grade F, #1,513 of 2,144 statewide, top 73%, 329 students, 72% FRL); Sebastian River Middle School (math 46% / reading 44%, grade D, #310 of 571 statewide, top 56%, 862 students, 65% FRL); Sebastian River High School (math 29% / reading 45%, grade F, #340 of 667 statewide, top 52%, 1,843 students, 52% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 567 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• At $2,747/mo this rent would consume 49% of the median local household income ($67k/yr) (locally 16% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 90 days — a 6% lower offer ($312k) is reasonable based on typical stale-listing flexibility.

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 $274,679 (17.2% 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 90 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.34%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (median comp): $383,068
• List price: $331,900
• Delta: -13.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
938 Riviera Ave	0.35mi	4/2.0	1,828 (-2%)	5mo	$375,000	$205	76
707 Barber St	0.42mi	4/2.0	1,828 (-2%)	2mo	$380,000	$208	75
830 Cain St	0.31mi	3/2.0 (-1)	1,800 (-4%)	5mo	$320,000	$178	70
919 Landsdowne Dr	0.52mi	4/3.0	1,854 (-1%)	1mo	$357,500	$193	70
992 Seneca Ave	0.26mi	3/2.0 (-1)	2,017 (+8%)	6mo	$290,000	$144	65
1043 Landsdowne Dr	0.62mi	4/2.0	1,821 (-2%)	4mo	$366,000	$201	64
946 Roseland Rd	0.24mi	3/2.0 (-1)	1,631 (-13%)	0mo	$430,000	$264	62
608 Lawson St	0.65mi	4/2.0	1,828 (-2%)	5mo	$380,950	$208	62
626 Braddock St	0.63mi	3/2.0 (-1)	1,936 (+4%)	6mo	$250,910	$130	55
689 Layport Dr	0.74mi	3/2.0 (-1)	1,761 (-6%)	0mo	$340,000	$193	51
729 Wentworth St	0.70mi	4/2.0	2,143 (+15%)	3mo	$399,990	$187	40
717 Wentworth St	0.74mi	3/2.0 (-1)	1,610 (-14%)	0mo	$250,000	$155	38

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: -21.9%
• Equity multiple: 0.22×
• Total profit: $-83,248
• Equity at exit: $57,117

10-year hold

• IRR: -9.5%
• Equity multiple: 0.34×
• Total profit: $-71,194
• Equity at exit: $33,121

Cash invested: $107,259 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 52 active · 39 under contract
• Months of supply: 8.2 mo (12%/mo absorbed)
• Median asking: $365,400 ($198/sqft)
• Median days on market: 90 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +3.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32958

• Home prices YoY: -13.1%
• Rents YoY: 6.2%
• Active inventory: 567
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,747 high
• Mortgage (P&I): −$2,009
• Tax est. 1.5%: −$479 /mo · $5,746/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $-477

Break-even live

Break-even rent $3,351

Max offer price $313,997

Occupancy floor —

Sensitivity live

Price	-10% $-213	-5% $-345	+0% $-477	+5% $-610	+10% $-742
Rent	-10% $-694	-5% $-586	+0% $-477	+5% $-369	+10% $-260
Rate	-1.0pp $-284	-0.5pp $-380	base $-477	+0.5pp $-577	+1.0pp $-678

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: $95,767
• Closing costs: $11,492
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
865 Beard Ave Sebastian, FL	4.0	2.0	1934	$3,200	$1.65	6d	1	0.16mi
810 Jamaica Ave Sebastian, FL	4.0	2.0	1851	$3,000	$1.62	109d	1	0.29mi
757 Beard Ave Sebastian, FL	3.0	2.0	1232	$3,000	$2.44	6d	1	0.38mi
974 Riviera Ave Sebastian, FL	3.0	2.0	1799	$1,600	$0.89	6d	1	0.38mi
1018 Landsdowne Dr Sebastian, FL	3.0	2.0	1740	$2,000	$1.15	6d	1	0.60mi
1343 Shoreline Cir Sebastian, FL	3.0	2.0	2222	$3,650	$1.64	6d	1	0.76mi
486 Biscayne Ln Sebastian, FL	4.0	2.0	1769	$2,250	$1.27	109d	1	0.81mi
1110 Barber St Sebastian, FL	3.0	2.0	1324	$2,100	$1.59	6d	1	1.01mi
1242 Laconia St Sebastian, FL	3.0	2.0	1548	$2,200	$1.42	6d	1	1.04mi
832 Carnation Dr Sebastian, FL	3.0	2.0	1400	$2,500	$1.79	6d	1	1.07mi
990 Genesee Ave Sebastian, FL	3.0	2.0	1972	$3,000	$1.52	6d	1	1.15mi
462 Lloyd St Sebastian, FL	3.0	2.0	1564	$2,400	$1.53	117d	1	1.17mi
324 Seaside Ter Sebastian, FL	3.0	2.0	2322	$2,200	$0.95	109d	1	1.19mi
324 Seaside Ter Sebastian, FL	3.0	2.0	1733	$2,200	$1.27	6d	1	1.19mi
1192 Croquet Ln Sebastian, FL	4.0	2.0	2012	$2,640	$1.31	109d	1	1.23mi
632 Bayfront Ter Sebastian, FL	3.0	2.0	1885	$2,350	$1.25	109d	1	1.23mi
365 Fordham St Sebastian, FL	4.0	2.0	1893	$2,031	$1.07	4d	1	1.30mi
351 Del Monte Rd Unit B Sebastian, FL	3.0	2.0	1416	$1,900	$1.34	117d	1	1.34mi
351 Del Monte Rd Unit B Sebastian, FL	3.0	2.0	1416	$1,900	$1.34	109d	1	1.34mi
246 S Wimbrow Dr Sebastian, FL	3.0	2.0	1364	$3,000	$2.20	109d	1	1.47mi

Property features AI

Finance

• Financial info: List price: $322,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan homeAddress: Sebastian, FL (843 Roseland Rd / Mesquite Plan)
• Exterior features: Living area approximately 1,867 (value provided)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: MesquiteActive listing status

Listing history 50 events

1. 2026-09-24
   days on market $331,900 Active 90 DOM
2. 2026-09-24
   days on market $331,900 Active 89 DOM
3. 2026-09-22
   days on market $331,900 Active 88 DOM
4. 2026-09-20
   days on market $331,900 Active 86 DOM
5. 2026-09-18
   days on market $331,900 Active 84 DOM
6. 2026-09-17
   days on market $331,900 Active 83 DOM
7. 2026-09-16
   days on market $331,900 Active 82 DOM
8. 2026-09-15
   days on market $331,900 Active 81 DOM
9. 2026-09-14
   days on market $331,900 Active 80 DOM
10. 2026-09-13
    days on market $331,900 Active 79 DOM
11. 2026-09-12
    days on market $331,900 Active 78 DOM
12. 2026-09-11
    days on market $331,900 Active 77 DOM
13. 2026-09-05
    days on market $331,900 Active 71 DOM
14. 2026-09-04
    days on market $331,900 Active 70 DOM
15. 2026-09-03
    pricedays on market $331,900 Active 69 DOM
16. 2026-08-30
    days on market $329,900 Active 65 DOM
17. 2026-08-29
    days on market $329,900 Active 64 DOM
18. 2026-08-28
    days on market $329,900 Active 63 DOM
19. 2026-08-27
    days on market $329,900 Active 62 DOM
20. 2026-08-26
    days on market $329,900 Active 61 DOM
21. 2026-08-25
    days on market $329,900 Active 60 DOM
22. 2026-08-24
    days on market $329,900 Active 59 DOM
23. 2026-08-23
    days on market $329,900 Active 58 DOM
24. 2026-08-22
    days on market $329,900 Active 57 DOM
25. 2026-08-21
    days on market $329,900 Active 56 DOM
26. 2026-08-20
    days on market $329,900 Active 55 DOM
27. 2026-08-19
    days on market $329,900 Active 54 DOM
28. 2026-08-18
    days on market $329,900 Active 53 DOM
29. 2026-08-17
    days on market $329,900 Active 52 DOM
30. 2026-08-16
    days on market $329,900 Active 51 DOM
31. 2026-08-15
    days on market $329,900 Active 50 DOM
32. 2026-08-14
    days on market $329,900 Active 49 DOM
33. 2026-08-13
    days on market $329,900 Active 48 DOM
34. 2026-08-12
    days on market $329,900 Active 47 DOM
35. 2026-08-11
    days on market $329,900 Active 46 DOM
36. 2026-08-10
    days on market $329,900 Active 45 DOM
37. 2026-08-09
    days on market $329,900 Active 44 DOM
38. 2026-08-08
    days on market $329,900 Active 43 DOM
39. 2026-08-07
    days on market $329,900 Active 42 DOM
40. 2026-08-06
    days on market $329,900 Active 41 DOM
41. 2026-08-05
    days on market $329,900 Active 40 DOM
42. 2026-08-04
    days on market $329,900 Active 39 DOM
43. 2026-08-03
    pricedays on market $329,900 Active 38 DOM
44. 2026-07-31
    days on market $324,900 Active 35 DOM
45. 2026-07-29
    days on market $324,900 Active 33 DOM
46. 2026-07-27
    days on market $324,900 Active 31 DOM
47. 2026-07-25
    days on market $324,900 Active 29 DOM
48. 2026-07-23
    days on market $324,900 Active 27 DOM
49. 2026-07-22
    days on market $324,900 Active 26 DOM
50. 2026-07-22
    days on market $324,900 Active 25 DOM

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $32,961
• − Mortgage interest: −$21,458
• − Property taxes: −$5,746
• − Insurance: −$1,915
• − Repairs & maintenance: −$2,637
• − Management: −$2,637
• − Depreciation: −$11,144
• Taxable loss: −$12,575
• Est. tax savings @ 24.0%: +$3,018
• After-tax cash flow: $-2,710/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.

Condition & rehab AI · 1 photo

Fair 45/100 Cosmetic rehab Est. rehab $9,335–$28,005 screening

The home is in fair condition with cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value. ↑
• Both Trim landscaping — Improves curb appeal and rental value. ↑
• Both Replace flooring — Fresh flooring improves both resale and rental appeal. ↑
• Both Update kitchen and bathrooms — Modernizing these spaces increases both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Sebastian Elementary School F FL #1,513/2,144 Nat'l #19,648/41,679 Middle Sebastian River Middle School D FL #310/571 Nat'l #4,622/14,009 High Sebastian River High School F FL #340/667 Nat'l #9,001/17,239

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

A Composite livability gradescore 81/100

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

• Census place: Sebastian, FL
• County: Indian River County · 165,104 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: 16% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: List price: $322,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan homeAddress: Sebastian, FL (843 Roseland Rd / Mesquite Plan)
• Exterior features: Living area approximately 1,867 (value provided)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: MesquiteActive listing status