767 Rolling Hill Dr · Sebastian, FL 32958

$270,000

3 bd · 1.0 ba · 995 sqft · SingleFamily public records · 51 Days on market

Built 1980 Est $262k · at est.

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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 +10.1/30.0
• ARV discount +6.1/15.0
• Schools +4.2/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 3 bedroom, 2 bath home in the heart of the Sebastian Highlands! Perfect starter home or investment property. 2017 metal roof, extended driveway, tongue and groove ceilings, crown molding and a large back yard. Garage has been converted to 3rd bedroom.

Key facts

• Garage
• Built 1980
• Listed 51 days

Property features AI

Finance

• Financial info: Pets allowed with no restrictions

Exterior

• Parking: Attached garage (1 covered space, 1 garage space)
• Utilities: Electricity available; Septic tank; Other water source
• Home design: Single-family residence; One-story; South-facing; Resale property
• Construction: Frame construction; Other construction materials; Metal roof
• Exterior features: Not waterfront

Interior

• Kitchen: Electric range; Microwave
• Bedrooms: Three main-level bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning
• Interior features: No interior-specific features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (19.6% below list).
• Recommended offer: $217k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Pelican Island Elementary School (math 47% / reading 52%, grade D, #1,088 of 2,144 statewide, top 53%, 343 students, 70% 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); 411 active listings in the ZIP; 3 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 39% 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 $8k 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 51 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y ago 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.

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 $216,962 (19.6% 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 51 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $261,685
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
772 Breakwater Ter	0.15mi	3/2.0	1,056 (+6%)	8mo	$242,000	$229	72
1566 Picasso St	0.16mi	2/2.0 (-1)	1,106 (+11%)	2mo	$295,000	$267	64
710 Belfast Ter	0.11mi	2/2.0 (-1)	919 (-8%)	14mo	$275,000	$299	62
649 Benedictine Ter	0.38mi	2/1.0 (-1)	1,092 (+10%)	1mo	$210,000	$192	60
1690 Seahouse St	0.37mi	2/2.0 (-1)	936 (-6%)	8mo	$240,000	$256	57
1562 Crowberry Ln	0.71mi	2/2.0 (-1)	1,018 (+2%)	1mo	$244,500	$240	53
1221 Seahouse St	0.64mi	3/2.0	1,002 (+1%)	14mo	$264,000	$263	53
626 Belfast Ter	0.36mi	3/2.0	1,084 (+9%)	15mo	$315,000	$291	52
686 Bayharbor Ter	0.41mi	2/2.0 (-1)	1,100 (+11%)	9mo	$289,900	$264	47
509 Breakwater Ter	0.73mi	3/2.0	1,110 (+12%)	3mo	$289,900	$261	41
1566 Damask Ln	0.58mi	2/2.0 (-1)	1,100 (+11%)	11mo	$237,900	$216	37
1574 Damask Ln	0.59mi	2/2.0 (-1)	1,100 (+11%)	10mo	$289,000	$263	37

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: -16.9%
• Equity multiple: 0.38×
• Total profit: $-46,593
• Equity at exit: $40,258

10-year hold

• IRR: -3.8%
• Equity multiple: 0.71×
• Total profit: $-21,659
• Equity at exit: $23,345

Cash invested: $75,600 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,170 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$345 /mo · $4,137/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-159

Break-even live

Break-even rent $2,371

Max offer price $241,891

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-83	+0% $-159	+5% $-236	+10% $-312
Rent	-10% $-331	-5% $-245	+0% $-159	+5% $-73	+10% $12
Rate	-1.0pp $-23	-0.5pp $-90	base $-159	+0.5pp $-229	+1.0pp $-300

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
742 Capon Ter Sebastian, FL	2.0	2.0	1080	$2,000	$1.85	23d	1	0.43mi
1198 Breezy Way Unit 7A Sebastian, FL	2.0	2.0	960	$1,900	$1.98	23d	1	0.91mi
117 Acorn Ter Sebastian, FL	3.0	1.0	896	$1,800	$2.01	23d	1	1.23mi

Listing history 24 events

1. 2026-04-08
   listed $270,000 Active
2. 2026-03-13
   soldstatus $235,200
3. 2024-12-31
   soldstatus $250,000
4. 2024-12-30
   soldstatus $250,000 Closed 262-char remark

   Show marketing remark (260 chars)

   Adorable 3 bedroom, 2 bath home in the heart of the Sebastian Highlands! Perfect starter home or investment property. 2017 metal roof, extended driveway, tongue and groove ceilings, crown molding and a large back yard. Garage has been converted to 3rd bedroom.

5. 2024-12-30
   soldstatus $250,000 Closed 260-char remark

   Show marketing remark (260 chars)

   Adorable 3 bedroom, 2 bath home in the heart of the Sebastian Highlands! Perfect starter home or investment property. 2017 metal roof, extended driveway, tongue and groove ceilings, crown molding and a large back yard. Garage has been converted to 3rd bedroom.

6. 2024-12-30
   soldstatus $250,000 Closed

   Show marketing remark (260 chars)

   Adorable 3 bedroom, 2 bath home in the heart of the Sebastian Highlands! Perfect starter home or investment property. 2017 metal roof, extended driveway, tongue and groove ceilings, crown molding and a large back yard. Garage has been converted to 3rd bedroom.

7. 2024-11-28
   historical Active Under Contract 262-char remark

   Show marketing remark (260 chars)

   Adorable 3 bedroom, 2 bath home in the heart of the Sebastian Highlands! Perfect starter home or investment property. 2017 metal roof, extended driveway, tongue and groove ceilings, crown molding and a large back yard. Garage has been converted to 3rd bedroom.

8. 2024-11-28
   historical Active Under Contract 260-char remark

   Show marketing remark (260 chars)

   Adorable 3 bedroom, 2 bath home in the heart of the Sebastian Highlands! Perfect starter home or investment property. 2017 metal roof, extended driveway, tongue and groove ceilings, crown molding and a large back yard. Garage has been converted to 3rd bedroom.

9. 2024-11-28
   status Pending

   Show marketing remark (260 chars)

   Adorable 3 bedroom, 2 bath home in the heart of the Sebastian Highlands! Perfect starter home or investment property. 2017 metal roof, extended driveway, tongue and groove ceilings, crown molding and a large back yard. Garage has been converted to 3rd bedroom.

10. 2024-11-18
    listed $289,900 Active 260-char remark

    Show marketing remark (262 chars)

    Adorable 3 bedroom, 2 bath home in the heart of the Sebastian Highlands! Perfect starter home or investment property. 2017 metal roof, extended driveway, tongue and groove ceilings, crown molding and a large back yard. Garage has been converted to 3rd bedroom.

11. 2024-11-18
    listed $289,900 Active 262-char remark

    Show marketing remark (262 chars)

    Adorable 3 bedroom, 2 bath home in the heart of the Sebastian Highlands! Perfect starter home or investment property. 2017 metal roof, extended driveway, tongue and groove ceilings, crown molding and a large back yard. Garage has been converted to 3rd bedroom.

12. 2024-11-18
    listed $289,900 Active

    Show marketing remark (262 chars)

    Adorable 3 bedroom, 2 bath home in the heart of the Sebastian Highlands! Perfect starter home or investment property. 2017 metal roof, extended driveway, tongue and groove ceilings, crown molding and a large back yard. Garage has been converted to 3rd bedroom.

13. 2024-10-21
    historical $289,900 260-char remark

    Show marketing remark (260 chars)

    Adorable 3 bedroom, 2 bath home in the heart of the Sebastian Highlands! Perfect starter home or investment property. 2017 metal roof, extended driveway, tongue and groove ceilings, crown molding and a large back yard. Garage has been converted to 3rd bedroom.

14. 2019-08-01
    soldstatus $155,000
15. 2019-07-26
    soldstatus $155,000 Sold
16. 2019-06-28
    historical Contingent
17. 2019-06-24
    listed $168,990 Active
18. 2013-09-26
    soldstatus $57,600
19. 2013-09-26
    soldstatus $57,600
20. 2013-09-16
    historical
21. 2013-08-27
    listed $48,500
22. 2013-08-27
    listed $48,500
23. 2001-07-24
    soldstatus $58,000
24. 1980-02-01
    soldstatus $32,150

ⓘ 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: $4,137 · $345/mo
• Projected year-2 tax: $4,137 · $345/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 ≥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: $26,035
• − Mortgage interest: −$15,124
• − Property taxes: −$4,137
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − Depreciation: −$7,855
• Taxable loss: −$6,596
• Est. tax savings @ 24.0%: +$1,583
• After-tax cash flow: $-327/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

+739.8% since first listed

24 events — show timeline

• 2026-04-08 Listed $270,000 Beaches MLS
• 2026-03-13 Sold (Public Records) $235,200 Public Records
• 2024-12-31 Sold (Public Records) $250,000 Public Records
• 2024-12-30 Sold (MLS) $250,000 SCMLS
• 2024-12-30 Sold (MLS) $250,000 RAIRCMLS
• 2024-12-30 Sold (MLS) $250,000 Beaches MLS
• 2024-11-28 Contingent — Beaches MLS
• 2024-11-28 Contingent — RAIRCMLS
• 2024-11-28 Pending — SCMLS
• 2024-11-18 Listed $289,900 RAIRCMLS
• 2024-11-18 Listed $289,900 SCMLS
• 2024-11-18 Listed $289,900 Beaches MLS
• 2024-10-21 Coming Soon $289,900 RAIRCMLS
• 2019-08-01 Sold (Public Records) $155,000 Public Records
• 2019-07-26 Sold (MLS) $155,000 RAIRCMLS
• 2019-06-28 Contingent — RAIRCMLS
• 2019-06-24 Listed $168,990 RAIRCMLS
• 2013-09-26 Sold (MLS) $57,600 RAIRCMLS
• 2013-09-26 Sold (MLS) $57,600 Beaches MLS
• 2013-09-16 Listing Removed — Beaches MLS
• 2013-08-27 Listed $48,500 RAIRCMLS
• 2013-08-27 Listed $48,500 Beaches MLS
• 2001-07-24 Sold (Public Records) $58,000 Public Records
• 1980-02-01 Sold (Public Records) $32,150 Public Records

Property tax history

+18.2%/yr

Latest (2025): $4,137 · +14.7% YoY. Source: county tax records.