12 Vista Palm Ln #103 · Florida Ridge, FL 32962

$102,000

1 bd · 2.0 ba · 750 sqft · Condo public records · 95 Days on market

Built 1975 $496/mo HOA · 32% of rent ↓ 32% since listing

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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).

• Cash flow +18.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Highly sought-after first-floor end unit in Vista Royale's active 55+ community! This 1BR/1.5BA condo is ideally located on the golf course with beautiful sunset views and abundant natural light. Features include impact windows, newer roof, updated kitchen and baths, and an enclosed patio perfect for morning coffee or evening relaxation. Offered fully furnished and truly move-in ready -- just bring your suitcase. Enjoy golf, multiple pools, fitness center, clubhouse activities, and a vibrant social calendar. Ideal for seasonal or year-round living.

Key facts

• Newer roof
• First-floor end unit
• Updated kitchen

Tags

• FIRST-FLOOR END UNIT
• GOLF COURSE
• SUNSET VIEWS
• IMPACT WINDOWS
• NEWER ROOF
• UPDATED KITCHEN

Property features AI

Finance

• Other: No land lease
• Financial info: Pets not allowed
• HOA & community: Vista Royale association; Monthly HOA fee (includes cable TV, insurance, internet, grounds and structure maintenance, pest control, sewer, trash, water, common areas, common real estate tax, legal/accounting, reserve funds, roof repairs, recreation facilities); Association amenities include pool (heated), spa/hot tub (gunite, heated, in-ground), clubhouse, fitness center, billiard and game rooms, sauna, shuffleboard, tennis and pickleball courts, putting green, golf course access, cafe/restaurant, business center, library, workshop, hobby room, storage, bike storage, manager on site, parking, internet included, maintained community, street lights, picnic area, recreation facilities, bar, and more; Senior community

Exterior

• Parking: Assigned, open parking (includes guest parking and golf cart parking); Asphalt and concrete parking areas; 1 open parking space
• Security: Fire alarm; Smoke detector(s)
• Utilities: Public water; Public sewer; Underground electric; Cable, phone, and water connected; sewer connected; underground utilities
• Home design: Condominium; One level; 2-story building; Updated/remodeled condition
• Construction: Block/Concrete/CBS construction; Slab foundation; Other roof type; Built as part of Building 12
• Exterior features: Covered and screened patio; Open and screened porch; Glass-enclosed porch/patio; Located on a golf course; Private maintained road; paved (asphalt/concrete) surfaces; East-facing

Interior

• Kitchen: Electric range; Dishwasher; Garbage disposal; Microwave; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: Furnished; Storm windows; Fire alarm and smoke detectors
• Laundry & utility: On-site laundry (common area, lower level, and main level access)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $102k.

Deal economics

• At list price, monthly cash flow is $38 ($453/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).
• Recommended offer: $93k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.5% in Florida Ridge — 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 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; 33 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 $705 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 95 days — a 9% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $18k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; 32% 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 32% 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 $92,820 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% 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'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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.50% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.38%
• DSCR: 1.19
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.18% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.58×
• Total profit: $-11,981
• Equity at exit: $15,209

10-year hold

• IRR: 0.7%
• Equity multiple: 1.06×
• Total profit: $1,623
• Equity at exit: $8,819

Cash invested: $28,560 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,527 high
• Mortgage (P&I): −$535
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$496
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $38

Break-even live

Break-even rent $1,479

Max offer price $102,000

Occupancy floor 93%

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Vista Palm Ln Vero Beach, FL	1.0–2.0	1.5–2.0	800	$1,500	$1.88	21d	2	0.05mi
19 Pine Arbor Ln #105 Vero Beach, FL	1.0	1.5	750	$1,800	$2.40	21d	1	0.07mi
5 Vista Palm Ln #203 Vero Beach, FL	1.0	1.5	750	$1,500	$2.00	13d	1	0.18mi
28 Pine Arbor Ln #103 Vero Beach, FL	1.0	1.5	750	$1,200	$1.60	21d	1	0.20mi
37 Pine Arbor Ln #101 Vero Beach, FL	2.0	2.0	1000	$1,600	$1.60	13d	1	0.29mi
36 Pine Arbor Ln Vero Beach, FL	2.0	2.0	1000	$1,550	$1.55	21d	2	0.32mi
58 Woodland Dr #206 Vero Beach, FL	2.0	2.0	1000	$1,800	$1.80	13d	1	0.45mi
60 Woodland Dr Vero Beach, FL	1.0	1.0	630	$1,125	$1.79	21d	1	0.50mi
60 Woodland Dr #204 Vero Beach, FL	1.0	1.0	630	$1,250	$1.98	13d	1	0.50mi
50 Woodland Dr #203 Vero Beach, FL	1.0	1.5	750	$1,350	$1.80	13d	1	0.53mi
65 Woodland Dr #207 Vero Beach, FL	2.0	2.0	1000	$1,600	$1.60	21d	1	0.54mi
52 Woodland Dr #204 Vero Beach, FL	1.0	1.0	630	$1,300	$2.06	21d	1	0.57mi
86 Crooked Tree Ln #102 Vero Beach, FL	2.0	2.0	1000	$2,000	$2.00	13d	1	0.60mi
85 Crooked Tree Ln #203 Vero Beach, FL	1.0	1.5	750	$1,450	$1.93	21d	1	0.62mi
80 Crooked Tree Ln #106 Vero Beach, FL	2.0	2.0	1000	$1,900	$1.90	13d	1	0.67mi
74 Royal Oak Ct #204 Vero Beach, FL	1.0	1.0	630	$1,175	$1.87	21d	1	0.71mi
95 Spring Lake Dr #103 Vero Beach, FL	1.0	1.5	750	$1,600	$2.13	21d	1	0.75mi
103 Royal Oak Dr #106 Vero Beach, FL	2.0	2.0	1000	$1,800	$1.80	13d	1	0.76mi
101 Spring Lake Dr #204 Vero Beach, FL	1.0	1.0	630	$1,275	$2.02	21d	1	0.77mi
102 Royal Oak Dr #105 Vero Beach, FL	1.0	1.5	750	$1,550	$2.07	21d	1	0.81mi
15 Vista Gardens Trl #104 Vero Beach, FL	1.0	1.0	630	$1,300	$2.06	13d	1	1.07mi
43 Vista Gardens Trl #205 Vero Beach, FL	1.0	1.5	750	$1,450	$1.93	21d	1	1.19mi
23 Vista Gardens Trl #203 Vero Beach, FL	1.0	1.5	750	$1,500	$2.00	21d	1	1.24mi
26 Vista Gardens Trl #203 Vero Beach, FL	1.0	1.5	750	$1,350	$1.80	21d	1	1.33mi
36 Vista Gardens Trl #201 Vero Beach, FL	2.0	2.0	1000	$1,390	$1.39	21d	1	1.34mi
33 Vista Gardens Trl #104 Vero Beach, FL	1.0	1.0	630	$1,500	$2.38	13d	1	1.35mi
34 Vista Gardens Trl #107 Vero Beach, FL	2.0	2.0	1000	$1,350	$1.35	21d	1	1.35mi
35 Vista Gardens Trl #205 Vero Beach, FL	1.0	1.5	934	$1,400	$1.50	21d	1	1.36mi
11 Vista Gardens Trl #106 Vero Beach, FL	2.0	2.0	1000	$1,600	$1.60	21d	1	1.37mi
4 Vista Gardens Trl #207 Vero Beach, FL	2.0	2.0	1000	$1,550	$1.55	13d	1	1.37mi
28 Vista Gardens Trl #102 Vero Beach, FL	2.0	2.0	1000	$1,550	$1.55	21d	1	1.37mi
528 7th Sq #102 Vero Beach, FL	2.0	2.0	1095	$3,000	$2.74	21d	1	1.47mi
441 7th Pl #441 Vero Beach, FL	1.0	1.0	550	$1,250	$2.27	21d	1	1.49mi

HOA detail condo

• Monthly dues: $496 · $5,952/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-05-04
   price $102,000 554-char remark

   Show marketing remark (566 chars)

   Highly sought-after first-floor end unit in Vista Royale’s active 55+ community! This 1BR/1.5BA condo is ideally located on the golf course with beautiful sunset views and abundant natural light. Features include impact windows, newer roof, updated kitchen and baths, and an enclosed patio perfect for morning coffee or evening relaxation. Offered fully furnished and truly move-in ready — just bring your suitcase. Enjoy golf, multiple pools, fitness center, clubhouse activities, and a vibrant social calendar. Ideal for seasonal or year-round living.

2. 2026-05-04
   price $102,000

   Show marketing remark (566 chars)

   Highly sought-after first-floor end unit in Vista Royale’s active 55+ community! This 1BR/1.5BA condo is ideally located on the golf course with beautiful sunset views and abundant natural light. Features include impact windows, newer roof, updated kitchen and baths, and an enclosed patio perfect for morning coffee or evening relaxation. Offered fully furnished and truly move-in ready — just bring your suitcase. Enjoy golf, multiple pools, fitness center, clubhouse activities, and a vibrant social calendar. Ideal for seasonal or year-round living.

3. 2026-05-04
   price $102,000 566-char remark

   Show marketing remark (566 chars)

   Highly sought-after first-floor end unit in Vista Royale’s active 55+ community! This 1BR/1.5BA condo is ideally located on the golf course with beautiful sunset views and abundant natural light. Features include impact windows, newer roof, updated kitchen and baths, and an enclosed patio perfect for morning coffee or evening relaxation. Offered fully furnished and truly move-in ready — just bring your suitcase. Enjoy golf, multiple pools, fitness center, clubhouse activities, and a vibrant social calendar. Ideal for seasonal or year-round living.

4. 2026-02-23
   listed $120,000 Active 554-char remark

   Show marketing remark (566 chars)

   Highly sought-after first-floor end unit in Vista Royale’s active 55+ community! This 1BR/1.5BA condo is ideally located on the golf course with beautiful sunset views and abundant natural light. Features include impact windows, newer roof, updated kitchen and baths, and an enclosed patio perfect for morning coffee or evening relaxation. Offered fully furnished and truly move-in ready — just bring your suitcase. Enjoy golf, multiple pools, fitness center, clubhouse activities, and a vibrant social calendar. Ideal for seasonal or year-round living.

5. 2026-02-23
   listed $120,000 Active

   Show marketing remark (566 chars)

   Highly sought-after first-floor end unit in Vista Royale’s active 55+ community! This 1BR/1.5BA condo is ideally located on the golf course with beautiful sunset views and abundant natural light. Features include impact windows, newer roof, updated kitchen and baths, and an enclosed patio perfect for morning coffee or evening relaxation. Offered fully furnished and truly move-in ready — just bring your suitcase. Enjoy golf, multiple pools, fitness center, clubhouse activities, and a vibrant social calendar. Ideal for seasonal or year-round living.

6. 2026-02-23
   listed $120,000 Active 566-char remark

   Show marketing remark (566 chars)

   Highly sought-after first-floor end unit in Vista Royale’s active 55+ community! This 1BR/1.5BA condo is ideally located on the golf course with beautiful sunset views and abundant natural light. Features include impact windows, newer roof, updated kitchen and baths, and an enclosed patio perfect for morning coffee or evening relaxation. Offered fully furnished and truly move-in ready — just bring your suitcase. Enjoy golf, multiple pools, fitness center, clubhouse activities, and a vibrant social calendar. Ideal for seasonal or year-round living.

7. 2019-10-08
   soldstatus $77,000
8. 2019-10-07
   soldstatus $77,000 Sold
9. 2019-08-30
   status Pending
10. 2019-07-12
    listed $77,500 Active
11. 2018-11-27
    soldstatus $62,500
12. 2018-11-26
    soldstatus $62,500 Sold
13. 2018-11-03
    historical Contingent
14. 2018-08-10
    listed $69,500 Active
15. 2005-02-09
    soldstatus $93,500
16. 2002-11-13
    soldstatus $54,100
17. 2001-01-08
    soldstatus $48,000
18. 2000-03-29
    soldstatus $30,000
19. 1996-12-12
    soldstatus $31,000
20. 1995-06-15
    soldstatus $150,100

ⓘ 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: $341 · $28/mo
• Projected year-2 tax: $847 · $71/mo
• Expected delta: +$506/yr (+$42/mo · 148.4%)

ⓘ 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: $18,319
• − Mortgage interest: −$5,714
• − Property taxes: −$341
• − Insurance: −$1,308
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − HOA: −$5,952
• − Depreciation: −$2,967
• Taxable loss: −$893
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $668/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

-32.0% since first listed

20 events — show timeline

• 2026-05-04 Price Changed $102,000 SCMLS
• 2026-05-04 Price Changed $102,000 Beaches MLS
• 2026-05-04 Price Changed $102,000 RAIRCMLS
• 2026-02-23 Listed $120,000 RAIRCMLS
• 2026-02-23 Listed $120,000 Beaches MLS
• 2026-02-23 Listed $120,000 SCMLS
• 2019-10-08 Sold (Public Records) $77,000 Public Records
• 2019-10-07 Sold (MLS) $77,000 RAIRCMLS
• 2019-08-30 Pending — RAIRCMLS
• 2019-07-12 Listed $77,500 RAIRCMLS
• 2018-11-27 Sold (Public Records) $62,500 Public Records
• 2018-11-26 Sold (MLS) $62,500 RAIRCMLS
• 2018-11-03 Contingent — RAIRCMLS
• 2018-08-10 Listed $69,500 RAIRCMLS
• 2005-02-09 Sold (Public Records) $93,500 Public Records
• 2002-11-13 Sold (Public Records) $54,100 Public Records
• 2001-01-08 Sold (Public Records) $48,000 Public Records
• 2000-03-29 Sold (Public Records) $30,000 Public Records
• 1996-12-12 Sold (Public Records) $31,000 Public Records
• 1995-06-15 Sold (Public Records) $150,100 Public Records

Property tax history

+4.1%/yr

Latest (2025): $341 · +10.9% YoY. Source: county tax records.