660 26th Ct · Vero Beach South, FL 32962

$369,000

3 bd · 2.0 ba · 1,358 sqft · SingleFamily public records · 11 Days on market

Built 1984 Est $311k · 19% over

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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).

• Cash flow +12.1/30.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Rent growth +3.5/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely updated 2015 3BR/2BA CBS pool home. Tile floors thruout, granite counters, new cabinetry & stainless appliances, side entry 2 car garage, large enclosed porch. Glass sliders open house to lovely East exposure pool. Freshly painted inside & out with new Tropical landscaping. quiet neighborhood! Move in Ready! Sizes are approx. /subj. to error.

Key facts

• 2 garage spots
• Pool
• Built 1984

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $-80 ($-964/yr) — negative.
• To cash-flow at today's rent, offer at most $355k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (25.3% below list).
• Recommended offer: $276k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.3% in Vero Beach South — 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 78/100 on livability (#163 in FL, #2,445 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: amenities F.
• 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 rising fast (+4.2%/yr); 348 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• At $2,757/mo this rent would consume 50% of the median local household income ($67k/yr) (locally 425% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $171k; list at $369k implies a 116% gain — meaningful room to come down on a strong offer.

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 $275,678 (25.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.75% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $310,982
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
585 24th Ave	0.19mi	3/2.0	1,338 (-2%)	1mo	$340,000	$254	88
745 17th Ave	0.65mi	3/2.0	1,412 (+4%)	0mo	$300,000	$212	62
2906 1st Rd	0.75mi	3/2.0	1,355 (-0%)	6mo	$290,000	$214	60
2145 5th St	0.34mi	4/2.0 (+1)	1,507 (+11%)	2mo	$345,000	$229	59
3196 1st Ln	0.66mi	3/2.0	1,274 (-6%)	2mo	$232,000	$182	57
2025 9th Pl	0.57mi	3/2.0	1,478 (+9%)	4mo	$350,000	$237	56
1826 4th Pl	0.58mi	2/2.0 (-1)	1,288 (-5%)	6mo	$218,000	$169	54
181 21st Ave	0.71mi	3/2.0	1,453 (+7%)	3mo	$370,000	$255	53
2545 1st Pl N	0.63mi	3/2.0	1,232 (-9%)	4mo	$305,500	$248	52
355 20th Ave	0.55mi	2/2.0 (-1)	1,224 (-10%)	4mo	$235,000	$192	50
1955 3rd St	0.64mi	3/2.0	1,493 (+10%)	5mo	$357,000	$239	49
306 35th Ave	0.66mi	3/2.0	1,186 (-13%)	3mo	$240,000	$202	46

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 · 4.18% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.40×
• Total profit: $-61,736
• Equity at exit: $55,019

10-year hold

• IRR: -6.8%
• Equity multiple: 0.55×
• Total profit: $-46,987
• Equity at exit: $31,904

Cash invested: $103,320 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,757 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$169 /mo · $2,032/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-80

Break-even live

Break-even rent $2,858

Max offer price $354,811

Occupancy floor 98%

Sensitivity live

Price	-10% $129	-5% $24	+0% $-80	+5% $-185	+10% $-289
Rent	-10% $-298	-5% $-189	+0% $-80	+5% $29	+10% $137
Rate	-1.0pp $106	-0.5pp $14	base $-80	+0.5pp $-176	+1.0pp $-273

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
725 23rd Ave Vero Beach, FL	3.0	2.0	1696	$3,500	$2.06	22d	1	0.24mi
405 27th Ct Vero Beach, FL	3.0	2.0	1100	$1,850	$1.68	14d	1	0.28mi
1816 5th Pl Unit 1018162P Vero Beach, FL	2.0	2.0	1323	$3,841	$2.90	22d	1	0.54mi
3285 3rd Pl Unit 1018166P Vero Beach, FL	3.0	2.0	1420	$3,708	$2.61	14d	1	0.55mi
1702 7th St Vero Beach, FL	3.0	2.0	1230	$2,100	$1.71	14d	1	0.64mi
275 16th Ave Vero Beach, FL	2.0	2.0	1144	$1,600	$1.40	14d	1	0.81mi
1330 28th Ave Vero Beach, FL	3.0	2.0	1488	$3,200	$2.15	22d	1	0.91mi
235 14th Ave Vero Beach, FL	3.0	2.0	1586	$2,700	$1.70	22d	1	0.94mi
2616 15th St Vero Beach, FL	2.0	2.0	1268	$2,400	$1.89	14d	1	1.13mi
1306 12th St Unit B Vero Beach, FL	2.0	1.0	1000	$1,600	$1.60	22d	1	1.14mi
1406 36th Ave Vero Beach, FL	2.0	2.5	1284	$2,000	$1.56	14d	1	1.16mi
1406 36th Ave Vero Beach, FL	2.0	2.5	1284	$2,150	$1.67	22d	1	1.16mi
1408 36th Ave Unit 1408 Vero Beach, FL	2.0	2.5	1284	$2,150	$1.67	22d	1	1.16mi
1136 9th Sq Unit 1467671P Vero Beach, FL	3.0	2.0	1399	$4,165	$2.98	22d	1	1.19mi
3673 2nd Pl SW Vero Beach, FL	3.0	2.0	1410	$4,800	$3.40	14d	1	1.25mi
3673 2nd Pl SW Vero Beach, FL	3.0	2.0	1410	$4,800	$3.40	22d	1	1.25mi
1608 24th Ave Unit NA Vero Beach, FL	3.0	2.0	1800	$2,000	$1.11	22d	1	1.28mi
1616 24th Ave Vero Beach, FL	3.0	2.0	1430	$2,495	$1.74	14d	1	1.29mi
4141 16th St #109 Vero Beach, FL	2.0	2.0	932	$1,500	$1.61	14d	1	1.48mi
1725 20th Ave Vero Beach, FL	3.0	2.0	1394	$3,000	$2.15	14d	1	1.48mi

Listing history 10 events

1. 2026-06-19
   days on market $369,000 Coming Soon 11 DOM
2. 2026-06-18
   days on market $369,000 Coming Soon 10 DOM
3. 2026-06-17
   days on market $369,000 Coming Soon 9 DOM
4. 2026-06-16
   days on market $369,000 Coming Soon 8 DOM
5. 2026-06-15
   days on market $369,000 Coming Soon 7 DOM
6. 2026-06-14
   days on market $369,000 Coming Soon 5 DOM
7. 2026-06-13
   days on market $369,000 Coming Soon 4 DOM
8. 2026-06-10
   days on market $369,000 Coming Soon 2 DOM
9. 2026-06-09
   remarks 487-char remark
10. 2026-06-09
    listed $369,000 Coming Soon 1 DOM

ⓘ 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: $2,032 · $169/mo
• Projected year-2 tax: $3,063 · $255/mo
• Expected delta: +$1,030/yr (+$86/mo · 50.7%)

ⓘ 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 1/10 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: $33,081
• − Mortgage interest: −$20,670
• − Property taxes: −$2,032
• − Insurance: −$1,845
• − Repairs & maintenance: −$2,647
• − Management: −$2,647
• − Depreciation: −$10,735
• Taxable loss: −$7,493
• Est. tax savings @ 24.0%: +$1,798
• After-tax cash flow: $834/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 Beach South

• Score: 78/100
• State rank: #163
• US rank: #2445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vero Beach South, FL
• County: Indian River County · 143,738 people
• 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

+412.5% since first listed

4 events — show timeline

• 2026-06-09 Coming Soon $369,000 RAIRCMLS
• 2015-08-18 Sold (MLS) $171,000 RAIRCMLS
• 2006-04-12 Sold (Public Records) $220,000 Public Records
• 1984-04-01 Sold (Public Records) $72,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,032 · +15.5% YoY. Source: county tax records.