5831 22nd St · West Vero Corridor, FL 32966

$259,900

3 bd · 2.0 ba · 1,342 sqft · SingleFamily public records · 127 Days on market

Built 2005 3,920 sqft lot Est $291k · 11% under

---

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 +13.3/30.0
• ARV discount +12.3/15.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location, location! Well maintained 3/2/1 CBS home in Sabal Trace. Quiet neighborhood on cul-de-sac street w/sidewalks. Short distance to shopping, dining & schools. New roof in the works, AC '21, WH '19, low HOA. Independent living & dining room, kitchen/family room combo, split floor plan. Tile and laminate in common areas, storm panels. Home sweet home awaits you!

Key facts

• One car garage
• Cul-de-sac street
• Breakfast bars

Tags

• CUL-DE-SAC STREET
• OPEN LAYOUT FLOORPLAN
• UPDATED FLOORING
• KITCHEN ISLAND
• BREAKFAST BARS
• ONE CAR GARAGE

Property features AI

Exterior

• Home design: House
• Construction: Living area approximately 1,342 sq ft
• Exterior features: Lot of approximately 3,920 sq ft

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-2 ($-26/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (15.1% below list).
• Recommended offer: $221k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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.
• Zoned schools: Dodgertown Elementary School (math 27% / reading 32%, grade F, #1,896 of 2,144 statewide, top 90%, 485 students, 78% FRL); Storm Grove Middle School (math 54% / reading 55%, grade B-, #183 of 571 statewide, top 34%, 1,020 students, 50% FRL); Vero Beach High School (math 28% / reading 43%, grade F, #367 of 667 statewide, top 57%, 2,847 students, 50% FRL).
• Market conditions: Rents flat; 388 active listings in the ZIP; 29 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 40% 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 127 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,778 (15.1% 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 127 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $291,214
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5832 22nd St	0.03mi	3/2.0	1,310 (-2%)	7mo	$307,000	$234	89
5845 23rd St	0.06mi	3/2.0	1,326 (-1%)	12mo	$310,000	$234	85
5950 24th St	0.20mi	3/2.0	1,412 (+5%)	3mo	$335,000	$237	79
5935 24th St	0.16mi	2/2.0 (-1)	1,288 (-4%)	7mo	$225,000	$175	75
2106 54th Ave	0.37mi	3/2.0	1,498 (+12%)	2mo	$365,000	$244	62
5990 23rd St	0.20mi	2/2.0 (-1)	1,500 (+12%)	7mo	$325,000	$217	60
2518 57th Cir #2518	0.22mi	3/2.0	1,480 (+10%)	20mo	$249,999	$169	56
2560 50th Ave	0.68mi	2/2.0 (-1)	1,340 (-0%)	11mo	$270,000	$201	54
2284 57th Cir #2284	0.22mi	2/2.0 (-1)	1,180 (-12%)	14mo	$225,000	$191	53
1865 Sixty Oaks Ln #0	0.51mi	2/2.0 (-1)	1,196 (-11%)	1mo	$249,000	$208	52
2915 59th Ave	0.58mi	3/2.0	1,310 (-2%)	21mo	$317,000	$242	51
3216 59th Ave	0.70mi	3/2.0	1,528 (+14%)	8mo	$278,000	$182	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 · 0.6% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.35×
• Total profit: $-47,456
• Equity at exit: $38,752

10-year hold

• IRR: -17.3%
• Equity multiple: 0.15×
• Total profit: $-61,851
• Equity at exit: $22,471

Cash invested: $72,772 (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: 388
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,208 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$275 /mo · $3,301/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-2

Break-even live

Break-even rent $2,210

Max offer price $259,521

Occupancy floor 95%

Sensitivity live

Price	-10% $145	-5% $71	+0% $-2	+5% $-76	+10% $-149
Rent	-10% $-177	-5% $-89	+0% $-2	+5% $85	+10% $172
Rate	-1.0pp $129	-0.5pp $64	base $-2	+0.5pp $-69	+1.0pp $-138

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2526 57th Cir Vero Beach, FL	2.0	2.0	1170	$1,800	$1.54	23d	1	0.22mi
2260 57th Cir #2260 Vero Beach, FL	2.0	2.0	1170	$1,800	$1.54	23d	1	0.22mi
2448 57th Cir #2448 Vero Beach, FL	2.0	2.0	1170	$1,750	$1.50	23d	1	0.22mi
2448 57th Cir Vero Beach, FL	2.0	2.0	1170	$1,700	$1.45	23d	1	0.22mi
2260 57th Cir Vero Beach, FL	2.0	2.0	1170	$1,850	$1.58	23d	1	0.22mi
6008 Bella Rosa Ln Vero Beach, FL	2.0	2.0	1571	$2,750	$1.75	15d	1	0.31mi
1890 Tatnall Sq Vero Beach, FL	1.0–3.0	1.0–2.0	1098	$2,195	$2.00	15d	7	0.39mi
1868 Sixty Oaks Ln Vero Beach, FL	2.0	2.0	971	$2,450	$2.52	23d	1	0.49mi
2475 Compass Pointe Dr Vero Beach, FL	4.0	2.0	1768	$2,500	$1.41	23d	1	0.52mi
2470 Compass Pointe Dr Vero Beach, FL	3.0	2.0	1600	$3,400	$2.12	23d	1	0.55mi
6510 Oxford Cir #101 Vero Beach, FL	3.0	2.0	1746	$2,200	$1.26	23d	1	0.76mi
2590 Bella Vista Cir Vero Beach, FL	3.0	2.0	1624	$2,550	$1.57	23d	1	0.86mi
30 Plantation Dr #101 Vero Beach, FL	2.0	2.0	1188	$2,000	$1.68	23d	1	1.04mi
2536 44th Ave Vero Beach, FL	2.0	2.0	1160	$2,500	$2.16	15d	1	1.05mi
43 Plantation Dr #106 Vero Beach, FL	2.0	2.0	1188	$1,850	$1.56	23d	1	1.05mi
39 Plantation Dr #101 Vero Beach, FL	2.0	2.0	1188	$2,200	$1.85	23d	1	1.05mi
6295 33rd Mnr Vero Beach, FL	3.0	2.0	1464	$2,500	$1.71	15d	1	1.06mi
29 Plantation Dr Vero Beach, FL	2.0	2.0	1188	$1,800	$1.52	23d	1	1.08mi
42 Plantation Dr #103 Vero Beach, FL	2.0	2.0	1188	$1,900	$1.60	23d	1	1.08mi
24 Plantation Dr #201 Vero Beach, FL	2.0	2.0	1188	$1,750	$1.47	23d	1	1.30mi
20 Plantation Dr #101 Vero Beach, FL	2.0	2.0	1188	$2,200	$1.85	23d	1	1.32mi
28 Plantation Dr Vero Beach, FL	2.0	2.0	1188	$2,000	$1.68	23d	1	1.32mi
1865 40th Ave #1 Vero Beach, FL	2.0	1.0	940	$1,500	$1.60	23d	1	1.35mi
1715 41st Ave Vero Beach, FL	3.0	2.0	1335	$1,800	$1.35	15d	1	1.37mi
2047 38th Ave Vero Beach, FL	3.0	2.0	1200	$2,400	$2.00	23d	1	1.41mi
1827 Aynsley Way Unit 2-27 Vero Beach, FL	2.0	2.0	1500	$3,300	$2.20	23d	1	1.44mi
1930 Westminster Cir #2 Vero Beach, FL	2.0	3.0	1430	$1,800	$1.26	23d	1	1.45mi
4141 16th St #109 Vero Beach, FL	2.0	2.0	932	$1,500	$1.61	15d	1	1.47mi
1924 Westminster Cir #6 Vero Beach, FL	2.0	3.0	1350	$2,000	$1.48	23d	1	1.48mi

Listing history 37 events

1. 2026-06-22
   days on market $259,900 Active 127 DOM
2. 2026-06-19
   days on market $259,900 Active 125 DOM
3. 2026-06-18
   days on market $259,900 Active 124 DOM
4. 2026-06-17
   days on market $259,900 Active 123 DOM
5. 2026-06-16
   days on market $259,900 Active 122 DOM
6. 2026-06-15
   days on market $259,900 Active 121 DOM
7. 2026-06-14
   days on market $259,900 Active 119 DOM
8. 2026-06-13
   days on market $259,900 Active 118 DOM
9. 2026-06-10
   days on market $259,900 Active 116 DOM
10. 2026-06-09
    days on market $259,900 Active 115 DOM
11. 2026-06-08
    days on market $259,900 Active 114 DOM
12. 2026-06-07
    days on market $259,900 Active 113 DOM
13. 2026-06-05
    days on market $259,900 Active 110 DOM
14. 2026-06-02
    days on market $259,900 Active 108 DOM
15. 2026-06-01
    days on market $259,900 Active 107 DOM
16. 2026-05-31
    days on market $259,900 Active 106 DOM
17. 2026-05-30
    days on market $259,900 Active 105 DOM
18. 2026-02-14
    listed $259,900 Active
19. 2026-01-23
    historical
20. 2025-09-23
    price $285,000
21. 2025-07-22
    listed $295,000 Active
22. 2025-07-10
    historical $2,100
23. 2025-05-16
    price $2,100
24. 2025-05-02
    listed $2,300
25. 2022-05-19
    soldstatus $305,000
26. 2022-05-17
    soldstatus $305,000 Closed 387-char remark

    Show marketing remark (387 chars)

    Location, location, location! Well maintained 3/2/1 CBS home in Sabal Trace. Quiet neighborhood on cul-de-sac street w/sidewalks. Short distance to shopping, dining & schools. New roof in the works, AC '21, WH '19, low HOA. Independent living & dining room, kitchen/family room combo, split floor plan. Tile and laminate in common areas, storm panels. Home sweet home awaits you!

27. 2022-05-17
    soldstatus $305,000 Closed

    Show marketing remark (387 chars)

    Location, location, location! Well maintained 3/2/1 CBS home in Sabal Trace. Quiet neighborhood on cul-de-sac street w/sidewalks. Short distance to shopping, dining & schools. New roof in the works, AC '21, WH '19, low HOA. Independent living & dining room, kitchen/family room combo, split floor plan. Tile and laminate in common areas, storm panels. Home sweet home awaits you!

28. 2022-05-17
    soldstatus $305,000 Closed

    Show marketing remark (387 chars)

    Location, location, location! Well maintained 3/2/1 CBS home in Sabal Trace. Quiet neighborhood on cul-de-sac street w/sidewalks. Short distance to shopping, dining & schools. New roof in the works, AC '21, WH '19, low HOA. Independent living & dining room, kitchen/family room combo, split floor plan. Tile and laminate in common areas, storm panels. Home sweet home awaits you!

29. 2022-04-11
    historical Active Under Contract 387-char remark

    Show marketing remark (387 chars)

    Location, location, location! Well maintained 3/2/1 CBS home in Sabal Trace. Quiet neighborhood on cul-de-sac street w/sidewalks. Short distance to shopping, dining & schools. New roof in the works, AC '21, WH '19, low HOA. Independent living & dining room, kitchen/family room combo, split floor plan. Tile and laminate in common areas, storm panels. Home sweet home awaits you!

30. 2022-04-11
    historical Backups

    Show marketing remark (387 chars)

    Location, location, location! Well maintained 3/2/1 CBS home in Sabal Trace. Quiet neighborhood on cul-de-sac street w/sidewalks. Short distance to shopping, dining & schools. New roof in the works, AC '21, WH '19, low HOA. Independent living & dining room, kitchen/family room combo, split floor plan. Tile and laminate in common areas, storm panels. Home sweet home awaits you!

31. 2022-04-11
    historical Active Under Contract

    Show marketing remark (387 chars)

    Location, location, location! Well maintained 3/2/1 CBS home in Sabal Trace. Quiet neighborhood on cul-de-sac street w/sidewalks. Short distance to shopping, dining & schools. New roof in the works, AC '21, WH '19, low HOA. Independent living & dining room, kitchen/family room combo, split floor plan. Tile and laminate in common areas, storm panels. Home sweet home awaits you!

32. 2022-04-05
    listed $295,000 Active
33. 2022-04-05
    historical $295,000
34. 2022-04-04
    listed $295,000 Active 387-char remark

    Show marketing remark (387 chars)

    Location, location, location! Well maintained 3/2/1 CBS home in Sabal Trace. Quiet neighborhood on cul-de-sac street w/sidewalks. Short distance to shopping, dining & schools. New roof in the works, AC '21, WH '19, low HOA. Independent living & dining room, kitchen/family room combo, split floor plan. Tile and laminate in common areas, storm panels. Home sweet home awaits you!

35. 2022-04-04
    listed $295,000 Active

    Show marketing remark (387 chars)

    Location, location, location! Well maintained 3/2/1 CBS home in Sabal Trace. Quiet neighborhood on cul-de-sac street w/sidewalks. Short distance to shopping, dining & schools. New roof in the works, AC '21, WH '19, low HOA. Independent living & dining room, kitchen/family room combo, split floor plan. Tile and laminate in common areas, storm panels. Home sweet home awaits you!

36. 2005-05-03
    soldstatus $195,000
37. 2004-04-27
    soldstatus $682,000

ⓘ 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: $3,301 · $275/mo
• Projected year-2 tax: $3,301 · $275/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 3/10 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: $26,493
• − Mortgage interest: −$14,558
• − Property taxes: −$3,301
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$7,561
• Taxable loss: −$4,465
• Est. tax savings @ 24.0%: +$1,072
• After-tax cash flow: $1,046/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

Price history

-61.9% since first listed

20 events — show timeline

• 2026-02-14 Listed $259,900 ForSaleByOwner.com
• 2026-01-23 Listing Removed — Beaches MLS
• 2025-09-23 Price Changed $285,000 Beaches MLS
• 2025-07-22 Listed $295,000 Beaches MLS
• 2025-07-10 Rental Removed $2,100 RAIRCMLS
• 2025-05-16 Price Changed $2,100 RAIRCMLS
• 2025-05-02 Listed for Rent $2,300 RAIRCMLS
• 2022-05-19 Sold (Public Records) $305,000 Public Records
• 2022-05-17 Sold (MLS) $305,000 RAIRCMLS
• 2022-05-17 Sold (MLS) $305,000 SCMLS
• 2022-05-17 Sold (MLS) $305,000 Beaches MLS
• 2022-04-11 Contingent — Beaches MLS
• 2022-04-11 Contingent — SCMLS
• 2022-04-11 Contingent — RAIRCMLS
• 2022-04-05 Listed $295,000 RAIRCMLS
• 2022-04-05 Coming Soon $295,000 RAIRCMLS
• 2022-04-04 Listed $295,000 SCMLS
• 2022-04-04 Listed $295,000 Beaches MLS
• 2005-05-03 Sold (Public Records) $195,000 Public Records
• 2004-04-27 Sold (Public Records) $682,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $3,301 · +8.4% YoY. Source: county tax records.