8345 100th Ave · Vero Lake Estates, FL 32967

$379,900

4 bd · 2.0 ba · 1,822 sqft · Land · 40 Days on market

Built 2026 9,583 sqft lot

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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).

• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• Schools +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +1.5/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE-IN READY! This beautifully 4-bedroom, 2-bath home by OH Housing offers modern design and premium finishes throughout. Features include quartz countertops, tile flooring throughout the entire home, 42-inch soft-close cabinetry, and impact windows and doors for added style, efficiency, and peace of mind. The spacious open split floor plan is enhanced by impressive tray ceilings, creating a bright and inviting atmosphere. The Owner’s Suite features a spa-inspired shower and an oversized walk-in closet. Attached 2-car garage, no HOA, and plenty of space to park, play, and enjoy FL living.

Key facts

• Quartz countertops
• Tile flooring
• Tray ceilings

Tags

• QUARTZ COUNTERTOPS
• TILE FLOORING
• 42-INCH SOFT-CLOSE CABINETRY
• IMPACT WINDOWS AND DOORS
• OPEN SPLIT FLOOR PLAN
• TRAY CEILINGS

Property features AI

Finance

• Other: Building area (per plans): 2,405 total; living area: 1,822
• Financial info: Not land lease

Exterior

• Parking: Attached 2-car garage with garage door opener; Driveway parking; 2 additional open parking spaces (4 total parking spaces)
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Electricity connected; Natural gas not available; Water available
• Home design: Single family residence; One story; New construction; Entry level: 1; Faces east
• Construction: Stucco over concrete block construction; Shingle roof; Builder model: Victoria
• Exterior features: Open porch; Landscaped lot; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Water softener (owned)
• Bedrooms: 4 bedrooms on the main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Kitchen island; Walk-in closet(s); Split bedroom layout; Unfurnished
• Laundry & utility: Laundry room; Washer hookup; Electric dryer hookup

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $380k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (41.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (34.7% below list).
• Recommended offer: $222k (41.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: Treasure Coast Elementary School (math 61% / reading 57%, grade B-, #722 of 2,144 statewide, top 34%, 691 students, 59% 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) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents soft (-1.2%/yr); 611 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• This rent runs 38% of the median local income ($78k/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 $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 40 days — a 3% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 6y 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.
• Current owner paid $46k; list at $380k implies a 726% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $222,039 (41.6% 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 40 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.65% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.50%
• DSCR: 0.67
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -43.1%
• Equity multiple: -0.30×
• Total profit: $-138,018
• Equity at exit: $56,644

10-year hold

• IRR: —
• Equity multiple: -1.22×
• Total profit: $-236,550
• Equity at exit: $32,847

Cash invested: $106,372 (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 32967

• Home prices YoY: -24.4%
• Rents YoY: -1.2%
• Active inventory: 611
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,482 high
• Mortgage (P&I): −$1,992
• Tax est. 1.5%: −$475 /mo · $5,698/yr
• Insurance: −$158
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-1,091

Break-even live

Break-even rent $3,863

Max offer price $222,039

Occupancy floor —

Sensitivity live

Price	-10% $-828	-5% $-960	+0% $-1,091	+5% $-1,222	+10% $-1,353
Rent	-10% $-1,287	-5% $-1,189	+0% $-1,091	+5% $-993	+10% $-895
Rate	-1.0pp $-900	-0.5pp $-994	base $-1,091	+0.5pp $-1,189	+1.0pp $-1,290

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8185 99th Ct Vero Beach, FL	3.0	2.0	1449	$2,075	$1.43	23d	1	0.19mi
8415 102nd Ave Vero Beach, FL	3.0	2.0	1400	$2,065	$1.48	23d	1	0.27mi
8516 E 98th Ave Vero Beach, FL	3.0	2.0	1514	$2,500	$1.65	15d	1	0.36mi
7955 101st Ct Vero Beach, FL	4.0	2.0	1764	$2,200	$1.25	23d	1	0.51mi
8075 104th Ave Vero Beach, FL	3.0	2.0	1610	$2,500	$1.55	15d	1	0.60mi
8756 103rd Ave Vero Beach, FL	3.0	2.0	1244	$2,000	$1.61	23d	1	0.64mi
8720 97th Ave Vero Beach, FL	4.0	3.0	2357	$2,300	$0.98	23d	1	0.65mi
8846 104th Ave Vero Beach, FL	3.0	2.0	1992	$1,800	$0.90	23d	1	0.79mi
9024 100th Ct Vero Beach, FL	3.0	2.0	1852	$2,500	$1.35	23d	1	0.87mi
10635 92nd St Vero Beach, FL	3.0	2.0	1280	$2,025	$1.58	23d	1	1.34mi

Listing history 41 events

1. 2026-06-22
   days on market $379,900 Active 40 DOM
2. 2026-06-19
   days on market $379,900 Active 38 DOM
3. 2026-06-18
   days on market $379,900 Active 37 DOM
4. 2026-06-17
   days on market $379,900 Active 36 DOM
5. 2026-06-16
   days on market $379,900 Active 35 DOM
6. 2026-06-15
   days on market $379,900 Active 34 DOM
7. 2026-06-14
   days on market $379,900 Active 32 DOM
8. 2026-06-13
   pricedays on market $379,900 Active 31 DOM
9. 2026-06-10
   days on market $385,900 Active 29 DOM
10. 2026-06-09
    days on market $385,900 Active 28 DOM
11. 2026-06-08
    days on market $385,900 Active 27 DOM
12. 2026-06-07
    days on market $385,900 Active 26 DOM
13. 2026-06-05
    days on market $385,900 Active 23 DOM
14. 2026-06-02
    days on market $385,900 Active 21 DOM
15. 2026-06-01
    days on market $385,900 Active 20 DOM
16. 2026-05-31
    days on market $385,900 Active 19 DOM
17. 2026-05-30
    days on market $385,900 Active 18 DOM
18. 2026-05-08
    listed $385,900 Active

    Show marketing remark (603 chars)

    MOVE-IN READY! This beautifully 4-bedroom, 2-bath home by OH Housing offers modern design and premium finishes throughout. Features include quartz countertops, tile flooring throughout the entire home, 42-inch soft-close cabinetry, and impact windows and doors for added style, efficiency, and peace of mind. The spacious open split floor plan is enhanced by impressive tray ceilings, creating a bright and inviting atmosphere. The Owner’s Suite features a spa-inspired shower and an oversized walk-in closet. Attached 2-car garage, no HOA, and plenty of space to park, play, and enjoy FL living.

19. 2026-05-08
    listed $385,900 Active 603-char remark

    Show marketing remark (603 chars)

    MOVE-IN READY! This beautifully 4-bedroom, 2-bath home by OH Housing offers modern design and premium finishes throughout. Features include quartz countertops, tile flooring throughout the entire home, 42-inch soft-close cabinetry, and impact windows and doors for added style, efficiency, and peace of mind. The spacious open split floor plan is enhanced by impressive tray ceilings, creating a bright and inviting atmosphere. The Owner’s Suite features a spa-inspired shower and an oversized walk-in closet. Attached 2-car garage, no HOA, and plenty of space to park, play, and enjoy FL living.

20. 2025-10-14
    soldstatus $46,000
21. 2025-10-12
    historical 128-char remark

    Show marketing remark (128 chars)

    Prime Building Lot in Vero Lake Estates. Surrounded by other newer construction homes. Off of 101st Ave. Dead end street! Quiet.

22. 2025-10-10
    soldstatus $46,000 Closed 128-char remark

    Show marketing remark (128 chars)

    Prime Building Lot in Vero Lake Estates. Surrounded by other newer construction homes. Off of 101st Ave. Dead end street! Quiet.

23. 2025-10-03
    historical Active Under Contract 128-char remark

    Show marketing remark (128 chars)

    Prime Building Lot in Vero Lake Estates. Surrounded by other newer construction homes. Off of 101st Ave. Dead end street! Quiet.

24. 2025-10-03
    listed $49,900 Active 128-char remark

    Show marketing remark (128 chars)

    Prime Building Lot in Vero Lake Estates. Surrounded by other newer construction homes. Off of 101st Ave. Dead end street! Quiet.

25. 2024-04-15
    historical
26. 2024-04-15
    historical
27. 2024-02-16
    price $39,900
28. 2024-02-16
    price $39,900
29. 2024-02-16
    price $39,900
30. 2023-12-22
    listed $45,000 Active
31. 2023-12-22
    listed $45,000 Active
32. 2023-12-21
    listed $45,000 Active
33. 2021-12-31
    historical
34. 2021-09-21
    listed $62,000 Active
35. 2021-09-21
    listed $62,000 Active
36. 2020-09-24
    soldstatus $14,000
37. 2020-08-27
    soldstatus $14,000 Closed
38. 2020-08-12
    historical Contingent
39. 2020-06-05
    historical
40. 2020-05-23
    historical Contingent
41. 2020-05-20
    listed $16,500 Active

ⓘ 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 6/10 Major FEMA zone AE · 70% 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: $29,787
• − Mortgage interest: −$21,280
• − Property taxes: −$5,698
• − Insurance: −$7,018
• − Repairs & maintenance: −$2,383
• − Management: −$2,383
• − Depreciation: −$11,052
• Taxable loss: −$20,027
• Est. tax savings @ 24.0%: +$4,806
• After-tax cash flow: $-8,285/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 — Vero Lake Estates

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Vero Lake Estates, FL
• County: Indian River County · 143,738 people
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 27,240
• Household income: $78,058
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 674.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Black 17% Two or more races 16% Hispanic / Latino 15%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 2% Salvadoran 2%
• Common ancestry: Romanian 3% Hispanic 3% Lithuanian 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 9% French/Haitian/Cajun 3% 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: ▼ -91.34%
• Current HPI: 282.6156
• Rent YoY: ▼ -1.16%
• 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

+2238.8% since first listed

24 events — show timeline

• 2026-05-08 Listed $385,900 RAIRCMLS
• 2026-05-08 Listed $385,900 Beaches MLS
• 2025-10-14 Sold (Public Records) $46,000 Public Records
• 2025-10-12 Delisted — RAIRCMLS
• 2025-10-10 Sold (MLS) $46,000 RAIRCMLS
• 2025-10-03 Contingent — RAIRCMLS
• 2025-10-03 Listed $49,900 RAIRCMLS
• 2024-04-15 Listing Removed — SCMLS
• 2024-04-15 Listing Removed — Beaches MLS
• 2024-02-16 Price Changed $39,900 Beaches MLS
• 2024-02-16 Price Changed $39,900 SCMLS
• 2024-02-16 Price Changed $39,900 RAIRCMLS
• 2023-12-22 Listed $45,000 SCMLS
• 2023-12-22 Listed $45,000 Beaches MLS
• 2023-12-21 Listed $45,000 RAIRCMLS
• 2021-12-31 Listing Removed — SCMLS
• 2021-09-21 Listed $62,000 RAIRCMLS
• 2021-09-21 Listed $62,000 SCMLS
• 2020-09-24 Sold (Public Records) $14,000 Public Records
• 2020-08-27 Sold (MLS) $14,000 RAIRCMLS
• 2020-08-12 Contingent — RAIRCMLS
• 2020-06-05 Delisted — RAIRCMLS
• 2020-05-23 Contingent — RAIRCMLS
• 2020-05-20 Listed $16,500 RAIRCMLS

Property tax history

+10.5%/yr

Latest (2025): $370 · +12.2% YoY. Source: county tax records.