Bayport II Plan · West Vero Corridor, FL 32966

$197,900

3 bd · 2.0 ba · 1,409 sqft · Manufactured · 102 Days on market

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

55+ age qualified community. Welcome to Heron Cay a 55+ AGE-QUALIFIED active and vibrant community, where you can find yourself in your dream home that is located in a wonderful community. We have a brand new, 2026 Skyline, Bayport, 3 bedrooms, 2 bath home for sale, This incredible home featuring 1,409 sq ft of beautifully designed living space. Located in lovely Vero Beach, this property offers the perfect blend of modern amenities and timeless charm. Step inside to find an open-concept floor plan, driftwood luxury plank floors, high ceilings, a ton of natural lighting that emphasizes the beautiful trey ceilings and crown molding, you even have energy efficient easy clean tilt windows! Thi

Key facts

• Large kitchen island
• Tiki hut
• Mini golf

Tags

• OPEN-CONCEPT FLOOR PLAN
• LARGE KITCHEN ISLAND
• COVERED FRONT AND BACK PATIO
• LOW-MAINTENANCE LANDSCAPING
• TIKI HUT
• MINI GOLF

Property features AI

Finance

• Other: Address: 1400 90th Ave, Vero Beach, FL 32966; Listing status: Active
• Financial info: List price $203,900

Exterior

• Home design: New construction plan (Bayport II); Single-level entry
• Exterior features: Living area approximately 1,409

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (Bayport II); 2 full bathrooms

🏗️ New construction. The $197,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $35,225.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $198k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).
• Recommended offer: $180k (9.0% below list) — sets the bar for market timing.
• Cap rate 52.5% vs local median 4.0% in West Vero Corridor — 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 74/100 on livability (#273 in FL, #4,421 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: schools F, 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.
• Market conditions: Rents flat; 380 active listings in the ZIP; 14 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).
• This rent runs 36% 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 $244 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($180k) is reasonable based on typical stale-listing flexibility.

Recommended offer $180,089 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 5.74% ✓
• Cap rate: 52.45%
• Cash-on-cash: 164.85%
• DSCR: 8.33
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $35,225
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
911 Courier St	0.63mi	2/2.0 (-1)	1,300 (-8%)	22mo	$33,000	$25	35
337 Heritage Blvd	0.74mi	2/2.0 (-1)	1,300 (-8%)	21mo	$14,000	$11	30

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 · 0.6% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.69×
• Total profit: $75,847
• Equity at exit: $5,252

10-year hold

• IRR: —
• Equity multiple: 17.08×
• Total profit: $158,630
• Equity at exit: $3,046

Cash invested: $9,863 (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 32966

• Home prices YoY: -26.7%
• Rents YoY: 0.6%
• Active inventory: 380
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,023 high
• Mortgage (P&I): −$185
• Tax est. 1.5%: −$44 /mo · $528/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $1,355

Break-even live

Break-even rent $308

Max offer price $35,225

Occupancy floor 28%

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: $8,806
• Closing costs: $1,057
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
589 Johnathans Cay Vero Beach, FL	3.0	2.0	1409	$1,799	$1.28	13d	1	0.37mi
344 Heritage Blvd Vero Beach, FL	2.0	2.0	1000	$1,499	$1.50	21d	1	0.66mi
174 Congress St Vero Beach, FL	2.0	2.0	1200	$1,700	$1.42	21d	1	0.68mi
8775 20th St #909 Vero Beach, FL	2.0	2.0	1000	$1,799	$1.80	21d	1	0.72mi
8775 20th St #925 Vero Beach, FL	3.0	2.0	1356	$1,799	$1.33	21d	1	0.72mi
8775 20th St #59 Vero Beach, FL	2.0	2.0	1147	$1,699	$1.48	21d	1	0.72mi
2365 89th Dr Vero Beach, FL	2.0	2.0	1182	$1,700	$1.44	21d	1	1.20mi
2240 86th Dr Vero Beach, FL	2.0	2.0	951	$1,875	$1.97	21d	1	1.21mi
8415 22nd St Vero Beach, FL	2.0	2.0	1100	$2,000	$1.82	13d	1	1.28mi
9956 E Villa Cir Vero Beach, FL	3.0	2.5	1700	$2,000	$1.18	13d	1	1.33mi
1930 Westhampton Ct Vero Beach, FL	2.0	2.0	1531	$1,950	$1.27	21d	1	1.35mi
10005 W Verona Cir Unit 10005 Vero Beach, FL	3.0	3.0	1815	$2,600	$1.43	21d	1	1.37mi
862 S Verona Trace Dr Vero Beach, FL	3.0	2.5	903	$2,300	$2.55	21d	1	1.38mi
1625 Pointe West Way Vero Beach, FL	3.0	2.5	1600	$2,000	$1.25	21d	1	1.41mi

Listing history 16 events

1. 2026-06-19
   pricedays on market $197,900 Active 102 DOM
2. 2026-06-18
   days on market $199,900 Active 101 DOM
3. 2026-06-17
   days on market $199,900 Active 100 DOM
4. 2026-06-16
   days on market $199,900 Active 99 DOM
5. 2026-06-15
   days on market $199,900 Active 98 DOM
6. 2026-06-14
   days on market $199,900 Active 96 DOM
7. 2026-06-13
   days on market $199,900 Active 95 DOM
8. 2026-06-10
   pricedays on market $199,900 Active 93 DOM
9. 2026-06-09
   days on market $201,900 Active 92 DOM
10. 2026-06-08
    days on market $201,900 Active 91 DOM
11. 2026-06-07
    days on market $201,900 Active 90 DOM
12. 2026-06-05
    days on market $201,900 Active 87 DOM
13. 2026-06-02
    days on market $201,900 Active 86 DOM
14. 2026-06-01
    days on market $201,900 Active 85 DOM
15. 2026-05-31
    days on market $201,900 Active 84 DOM
16. 2026-05-30
    days on market $201,900 Active 83 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,279
• − Mortgage interest: −$1,973
• − Property taxes: −$528
• − Insurance: −$176
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − Depreciation: −$1,025
• Taxable income: $16,692
• Est. tax owed @ 24.0%: −$4,006
• After-tax cash flow: $12,253/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 — West Vero Corridor

• Score: 74/100
• State rank: #273
• US rank: #4421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Vero Corridor, FL
• County: Indian River County · 143,738 people
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 20,686
• Household income: $66,771
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 766.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Black 5%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 7% Russian/Polish/Slavic 1% 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: ▼ -102.01%
• Current HPI: 280.669
• Rent YoY: ▲ 0.60%
• 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