874 Dolores St · Sebastian, FL 32958

$239,900

2 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 76 Days on market

Built 1960 8,712 sqft lot Est $254k · 6% under

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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).

• ARV discount +10.1/15.0
• Cash flow +9.8/30.0
• Schools +4.2/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Heart of Old Florida Awaits in this 3 BD/1 BA/1GA! Step back into a simpler time with this impeccably built 1960s GEM. This isn't just a house; it’s a fortress of "Old School" Florida quality, featuring solid concrete block (CBS) construction at one of the highest points in the region. Stunning, original terrazzo floors that offer timeless elegance and easy maintenance for today’s coastal lifestyle. Recently updated kitchen, new roof, newer A/C. This 3-bedroom retreat blends vintage character with modern peace of mind. No HOA, no worries—just solid Florida living at its finest.

Key facts

• Solid concrete block
• Newer a c
• No hoa

Tags

• SOLID CONCRETE BLOCK
• ORIGINAL TERRAZZO FLOORS
• RECENTLY UPDATED KITCHEN
• NEW ROOF
• NEWER A C
• NO HOA

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No HOA

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Septic tank sewer
• Home design: Single-story; Residential property; Faces east
• Construction: Built with block, concrete and stucco; Shingle roof
• Exterior features: Fence; Paved road access; Less than quarter acre lot; Lot dimensions approximately 85 x 100

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Three bedrooms (11x14, 11x14, 14x12)
• Flooring: Terrazzo; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Sliding doors; Unfurnished; Has view
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (21.0% below list).
• Recommended offer: $190k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.4% in Sebastian — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 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).
• Market conditions: Rents rising fast (+6.2%/yr); 411 active listings in the ZIP; 15 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 34% 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 $2k of loan paydown is wiped out by about $7k 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 76 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 6y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $189,542 (21.0% 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 76 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.79% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $254,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
342 Manly Ave	0.20mi	2/1.0	997 (-3%)	1mo	$225,000	$226	85
865 Gilbert St	0.02mi	2/1.0	1,056 (+3%)	14mo	$128,000	$121	82
868 Lance St	0.10mi	2/2.0	927 (-10%)	4mo	$165,000	$178	72
918 Schumann Dr	0.18mi	2/2.0	925 (-10%)	3mo	$276,000	$298	69
819 Schumann Dr	0.14mi	2/2.0	1,094 (+7%)	13mo	$279,000	$255	67
961 DR Schumann Dr	0.24mi	3/2.0 (+1)	1,148 (+12%)	8mo	$215,000	$187	53
6235 Mirror Lake Manor Mnr #6235	0.40mi	2/2.0	1,150 (+12%)	6mo	$250,000	$217	52
115 Ogden Ave	0.48mi	3/2.0 (+1)	1,016 (-1%)	19mo	$252,000	$248	51
111 Alameda Ave	0.61mi	2/1.5	912 (-11%)	2mo	$305,000	$334	49
202 Mensh Ave	0.51mi	3/2.0 (+1)	1,088 (+6%)	14mo	$275,000	$253	46
118 Alameda Ave	0.64mi	3/2.0 (+1)	1,128 (+10%)	17mo	$270,000	$239	30
139 Harris Dr	0.64mi	3/2.0 (+1)	1,140 (+11%)	16mo	$289,999	$254	29

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: -17.3%
• Equity multiple: 0.37×
• Total profit: $-42,286
• Equity at exit: $35,770

10-year hold

• IRR: -4.3%
• Equity multiple: 0.68×
• Total profit: $-21,517
• Equity at exit: $20,742

Cash invested: $67,172 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,895 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$293 /mo · $3,514/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-153

Break-even live

Break-even rent $2,090

Max offer price $212,789

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-86	+0% $-153	+5% $-221	+10% $-289
Rent	-10% $-303	-5% $-228	+0% $-153	+5% $-79	+10% $-4
Rate	-1.0pp $-33	-0.5pp $-92	base $-153	+0.5pp $-216	+1.0pp $-279

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
834 Dolores St Sebastian, FL	3.0	1.0	1253	$1,600	$1.28	15d	1	0.07mi
6240 E Mirror Lake Dr Unit 201 Sebastian, FL	2.0	2.0	1150	$1,750	$1.52	22d	1	0.56mi
6124 River Run Dr Unit B Sebastian, FL	2.0	2.0	1285	$2,200	$1.71	22d	1	0.60mi
151 Mabry St Sebastian, FL	3.0	2.0	1199	$1,850	$1.54	22d	1	0.75mi
141 Crawford Dr Sebastian, FL	2.0	1.0	1100	$2,200	$2.00	15d	1	0.77mi
186 Empress Ave Unit B Sebastian, FL	2.0	2.0	1398	$1,575	$1.13	22d	1	1.00mi
246 S Wimbrow Dr Sebastian, FL	3.0	2.0	1364	$3,000	$2.20	15d	1	1.01mi
243 Harp Ter Unit A Sebastian, FL	2.0	2.0	1150	$1,885	$1.64	22d	1	1.19mi
832 Carnation Dr Sebastian, FL	3.0	2.0	1400	$2,800	$2.00	15d	1	1.19mi
371 Keen Ter Unit A Sebastian, FL	2.0	2.0	1037	$1,650	$1.59	22d	1	1.33mi
351 Del Monte Rd Unit B Sebastian, FL	3.0	2.0	1416	$1,900	$1.34	22d	1	1.36mi
351 Del Monte Rd Unit B Sebastian, FL	3.0	2.0	1416	$1,900	$1.34	15d	1	1.36mi
426 Tulip Dr Sebastian, FL	2.0	2.0	1161	$2,100	$1.81	22d	1	1.38mi
449 Del Monte Rd Unit A Sebastian, FL	2.0	1.0	840	$1,750	$2.08	22d	1	1.38mi
362 Del Monte Rd Unit A Sebastian, FL	2.0	2.0	1045	$1,600	$1.53	22d	1	1.38mi

Listing history 50 events

1. 2026-06-22
   days on market $239,900 Active 76 DOM
2. 2026-06-19
   days on market $239,900 Active 74 DOM
3. 2026-06-18
   days on market $239,900 Active 73 DOM
4. 2026-06-17
   days on market $239,900 Active 72 DOM
5. 2026-06-16
   days on market $239,900 Active 71 DOM
6. 2026-06-15
   days on market $239,900 Active 70 DOM
7. 2026-06-14
   days on market $239,900 Active 68 DOM
8. 2026-06-13
   days on market $239,900 Active 67 DOM
9. 2026-06-10
   days on market $239,900 Active 65 DOM
10. 2026-06-09
    days on market $239,900 Active 64 DOM
11. 2026-06-08
    days on market $239,900 Active 63 DOM
12. 2026-06-07
    days on market $239,900 Active 62 DOM
13. 2026-06-05
    pricedays on market $239,900 Active 59 DOM
14. 2026-06-02
    days on market $247,500 Active 57 DOM
15. 2026-06-01
    days on market $247,500 Active 56 DOM
16. 2026-05-31
    days on market $247,500 Active 55 DOM
17. 2026-05-30
    days on market $247,500 Active 54 DOM
18. 2026-05-21
    price $247,500
19. 2026-05-21
    price $247,500
20. 2026-04-27
    price $249,500
21. 2026-04-27
    price $249,500
22. 2026-04-06
    listed $259,900 Active
23. 2026-04-06
    listed $259,900 Active
24. 2026-01-30
    soldstatus $266,200
25. 2025-10-31
    historical
26. 2025-02-24
    listed $289,000 Active
27. 2024-12-21
    price $289,000
28. 2024-10-13
    historical
29. 2024-09-02
    status Active
30. 2024-09-02
    price $270,000
31. 2024-08-25
    historical $1,900
32. 2024-08-25
    listed $270,000 Active
33. 2024-08-12
    historical
34. 2024-07-28
    price $1,900
35. 2024-07-08
    listed $2,100
36. 2024-07-07
    price $274,000
37. 2024-07-07
    price $274,000
38. 2024-06-29
    historical $2,100
39. 2024-05-30
    historical $2,100
40. 2024-05-29
    listed $2,100
41. 2024-04-23
    listed $2,100
42. 2024-04-23
    historical $2,100
43. 2024-04-10
    price $2,100
44. 2024-04-09
    price $279,000
45. 2024-04-09
    price $279,000
46. 2024-03-02
    listed $2,395
47. 2024-02-22
    price $285,000
48. 2024-02-22
    price $285,000
49. 2024-01-25
    listed $289,000 Active
50. 2024-01-04
    listed $289,000 Active

ⓘ 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: $3,514 · $293/mo
• Projected year-2 tax: $3,514 · $293/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $22,745
• − Mortgage interest: −$13,438
• − Property taxes: −$3,514
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$6,979
• Taxable loss: −$6,025
• Est. tax savings @ 24.0%: +$1,446
• After-tax cash flow: $-396/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

• Census place: Sebastian, FL
• 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

+518.8% since first listed

48 events — show timeline

• 2026-05-21 Price Changed $247,500 SCMLS
• 2026-05-21 Price Changed $247,500 RAIRCMLS
• 2026-04-27 Price Changed $249,500 SCMLS
• 2026-04-27 Price Changed $249,500 RAIRCMLS
• 2026-04-06 Listed $259,900 RAIRCMLS
• 2026-04-06 Listed $259,900 SCMLS
• 2026-01-30 Sold (Public Records) $266,200 Public Records
• 2025-10-31 Listing Removed — Beaches MLS
• 2025-02-24 Listed $289,000 Beaches MLS
• 2024-12-21 Price Changed $289,000 RAIRCMLS
• 2024-10-13 Listing Removed — Beaches MLS
• 2024-09-02 Relisted — RAIRCMLS
• 2024-09-02 Price Changed $270,000 RAIRCMLS
• 2024-08-25 Rental Removed $1,900 TURBOTENANT
• 2024-08-25 Listed $270,000 Beaches MLS
• 2024-08-12 Listing Removed — Beaches MLS
• 2024-07-28 Price Changed $1,900 TURBOTENANT
• 2024-07-08 Listed for Rent $2,100 TURBOTENANT
• 2024-07-07 Price Changed $274,000 Beaches MLS
• 2024-07-07 Price Changed $274,000 RAIRCMLS
• 2024-06-29 Rental Removed $2,100 RMLSFL
• 2024-05-30 Rental Removed $2,100 TURBOTENANT
• 2024-05-29 Listed for Rent $2,100 TURBOTENANT
• 2024-04-23 Listed for Rent $2,100 RMLSFL
• 2024-04-23 Rental Removed $2,100 TURBOTENANT
• 2024-04-10 Price Changed $2,100 TURBOTENANT
• 2024-04-09 Price Changed $279,000 Beaches MLS
• 2024-04-09 Price Changed $279,000 RAIRCMLS
• 2024-03-02 Listed for Rent $2,395 TURBOTENANT
• 2024-02-22 Price Changed $285,000 Beaches MLS
• 2024-02-22 Price Changed $285,000 RAIRCMLS
• 2024-01-25 Listed $289,000 RAIRCMLS
• 2024-01-04 Listed $289,000 Beaches MLS
• 2023-08-28 Sold (MLS) $215,000 MCRTC
• 2023-08-16 Pending — MCRTC
• 2023-08-10 Sold (Public Records) $150,000 Public Records
• 2023-08-09 Listed $249,000 MCRTC
• 2023-06-26 Coming Soon — RAIRCMLS
• 2020-11-05 Sold (MLS) $138,000 RAIRCMLS
• 2020-09-21 Contingent — RAIRCMLS
• 2020-09-17 Price Changed $135,000 RAIRCMLS
• 2020-09-14 Relisted — RAIRCMLS
• 2020-09-14 Price Changed $139,000 RAIRCMLS
• 2020-08-30 Contingent — RAIRCMLS
• 2020-08-25 Price Changed $145,000 RAIRCMLS
• 2020-07-18 Listed $149,000 RAIRCMLS
• 2002-10-01 Sold (Public Records) $63,000 Public Records
• 1989-08-01 Sold (Public Records) $40,000 Public Records

Property tax history

+21.7%/yr

Latest (2025): $3,514 · +11.3% YoY. Source: county tax records.