1505 25th Ave · Vero Beach, FL 32960

$275,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 141 Days on market

Built 1957 0.26 ac lot Est $220k · 25% 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 +6.9/30.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.5/10.0
• DSCR +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This charming vintage home in the heart of Vero Beach seamlessly blends modern updates with its traditional character. Notable updates include 2022 roof, kitchen+appliances, bath, paint & doors, 2023 fence, 2024 water heater. Featuring 3bedrooms, 1bathroom +GARAGE, this home retains its 1950s charm with original terrazzo floors & a cozy fireplace. Enjoy the outdoors on your covered patio or relax under a majestic oak tree, making the most of the serene spacious yard. Conveniently located w the w/ i city limits of Vero Beach, provides convenient access to city water/sewer, beach, shopping+parks

Key facts

• 0.26 acre lot
• Garage
• Built 1957

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association name listed; Community amenities: Playground, Park, Tennis Courts

Exterior

• Parking: Garage (1 space)
• Utilities: Public water; County sewer
• Home design: Single-story; Residential property
• Construction: Block and concrete construction; Shingle roof
• Exterior features: Patio; Lot roughly quarter to half acre (83 x 135); Faces east

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Bedroom (12 x 10); Bedroom (12 x 9); Bedroom (13 x 9)
• Flooring: Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Pantry; Unfurnished; Concrete flooring; Fireplace (1)
• Laundry & utility: Washer; Dryer; Laundry located in garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-418 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (35.0% below list).
• Recommended offer: $179k (35.0% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 2.9% in Vero Beach — 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 80/100 on livability (#116 in FL, #1,784 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, health & safety A+; Watch: employment D+, 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.
• Market conditions: Rents soft (-1.7%/yr); 206 active listings in the ZIP; 28 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 39% of the median local income ($55k/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 141 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,770 (35.0% 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 141 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.65% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.51%
• DSCR: 0.71
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $219,960
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1654 26th Ave	0.19mi	2/1.0	870 (-7%)	15mo	$300,000	$345	67
1503 25th Ave	0.02mi	2/2.0	1,060 (+13%)	9mo	$320,000	$302	66
2630 11th Pl	0.52mi	1/1.0 (-1)	912 (-3%)	9mo	$130,000	$143	59
1545 20th Ave	0.34mi	2/2.0	840 (-10%)	10mo	$260,000	$310	55
1735 31st Ave	0.47mi	3/1.0 (+1)	948 (+1%)	22mo	$224,000	$236	53
1711 11th Pl	0.66mi	2/2.0	984 (+5%)	5mo	$190,000	$193	53
1225 28th Ave	0.45mi	2/1.5	1,020 (+9%)	12mo	$240,000	$235	52
1606 34th Ave	0.55mi	2/1.0	1,017 (+9%)	12mo	$147,500	$145	50
3056 12th St	0.53mi	2/2.0	1,025 (+10%)	7mo	$210,000	$205	50

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -30.8%
• Equity multiple: 0.01×
• Total profit: $-76,441
• Equity at exit: $41,003

10-year hold

• IRR: -52.3%
• Equity multiple: -0.57×
• Total profit: $-121,158
• Equity at exit: $23,777

Cash invested: $77,000 (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 32960

• Home prices YoY: -25.5%
• Rents YoY: -1.7%
• Active inventory: 206
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,788 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$274 /mo · $3,283/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-418

Break-even live

Break-even rent $2,317

Max offer price $201,156

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1936 18th Ave Unit A Vero Beach, FL	2.0	1.0	1100	$2,000	$1.82	21d	1	0.67mi
1429 19th Pl #4 Vero Beach, FL	2.0	1.0	873	$1,800	$2.06	21d	1	0.84mi
2145 30th Ave Vero Beach, FL	2.0	2.0	1036	$3,500	$3.38	13d	1	0.86mi
1306 12th St Unit B Vero Beach, FL	2.0	1.0	1000	$1,600	$1.60	21d	1	0.87mi
1505 40th Ave Vero Beach, FL	2.0	1.0	770	$1,650	$2.14	21d	2	0.97mi
1748 23rd St Vero Beach, FL	1.0	1.0	900	$1,250	$1.39	13d	1	0.98mi
1827 24th St Vero Beach, FL	2.0	1.0	850	$1,900	$2.24	21d	1	1.01mi
1865 40th Ave #1 Vero Beach, FL	2.0	1.0	940	$1,500	$1.60	21d	1	1.06mi
1885 40th Ave Unit 5 Vero Beach, FL	2.0	1.0	700	$1,700	$2.43	21d	1	1.07mi
1885 40th Ave Vero Beach, FL	2.0	1.0	700	$1,700	$2.43	21d	1	1.07mi
1895 40th Ave Unit 4 Vero Beach, FL	1.0	1.0	600	$1,450	$2.42	13d	1	1.08mi
4141 16th St #109 Vero Beach, FL	2.0	2.0	932	$1,500	$1.61	13d	1	1.08mi
1876 41st Ave Unit 1 Vero Beach, FL	2.0	1.0	750	$1,600	$2.13	21d	1	1.10mi
1886 41st Ave Unit 1 Vero Beach, FL	2.0	1.0	700	$1,600	$2.29	21d	1	1.10mi
1886 41st Ave Vero Beach, FL	2.0	1.0	700	$1,600	$2.29	21d	1	1.10mi
4123 18th Pl Vero Beach, FL	2.0	1.0	784	$1,595	$2.03	21d	1	1.16mi
4123 18th Pl #4123 Vero Beach, FL	2.0	1.0	784	$1,595	$2.03	13d	1	1.16mi
1835 42nd Ave Unit B Vero Beach, FL	1.0	1.0	640	$1,500	$2.34	21d	1	1.19mi
1835 42nd Ave Unit A Vero Beach, FL	1.0	1.0	725	$1,600	$2.21	21d	1	1.19mi
1835 42nd Ave Unit A Vero Beach, FL	1.0	1.0	725	$1,600	$2.21	13d	1	1.19mi
939 19th St Unit 961 Vero Beach, FL	2.0	2.0	1000	$1,850	$1.85	21d	1	1.21mi
2222 Ponce De Leon Cir Unit B Vero Beach, FL	2.0	1.0	970	$1,650	$1.70	13d	1	1.23mi
1100 Ponce de Leon Cir #305 Vero Beach, FL	2.0	2.0	840	$1,350	$1.61	21d	1	1.24mi
974 14th Ln Vero Beach, FL	1.0–3.0	1.0–3.0	1828	$4,049	$2.21	13d	32	1.25mi
2359 De Soto Ave Vero Beach, FL	1.0	1.0	570	$1,500	$2.63	21d	1	1.27mi
923 22nd Pl #106 Vero Beach, FL	2.0	2.0	860	$1,600	$1.86	21d	1	1.40mi
405 27th Ct Vero Beach, FL	3.0	2.0	1100	$1,850	$1.68	13d	1	1.45mi
686 17th St Vero Beach, FL	2.0	1.0	950	$1,700	$1.79	13d	2	1.50mi

Listing history 14 events

1. 2026-05-15
   historical Active Under Contract
2. 2026-04-21
   price $275,000
3. 2026-03-10
   price $290,000
4. 2026-01-08
   listed $299,000 Active
5. 2026-01-06
   historical $299,000
6. 2024-10-04
   price $299,000
7. 2024-09-18
   price $315,000
8. 2024-07-31
   listed $325,000 Active
9. 2024-07-29
   historical
10. 2024-06-03
    price $330,000
11. 2024-03-27
    listed $335,000 Active
12. 2022-05-19
    soldstatus $250,000
13. 2005-05-21
    soldstatus $136,000
14. 1996-09-12
    soldstatus $47,500

ⓘ 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: $3,283 · $274/mo
• Projected year-2 tax: $3,283 · $274/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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 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: $21,452
• − Mortgage interest: −$15,404
• − Property taxes: −$3,283
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$8,000
• Taxable loss: −$10,042
• Est. tax savings @ 24.0%: +$2,410
• After-tax cash flow: $-2,606/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

• Score: 80/100
• State rank: #116
• US rank: #1784

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vero Beach, FL
• County: Indian River County · 143,738 people
• City population: 98,707
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 25,259
• Household income: $54,682
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1166.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 16% Two or more races 12% Black 10% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 3% Cuban 2%
• Common ancestry: Italian 4% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, Jamaica, Vietnam
• Languages at home: 82% English-only · Spanish 13% French/Haitian/Cajun 2% Other Asian/Pacific 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: ▼ -103.20%
• Current HPI: 302.0029
• Rent YoY: ▼ -1.66%
• 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

+478.9% since first listed

14 events — show timeline

• 2026-05-15 Contingent — RAIRCMLS
• 2026-04-21 Price Changed $275,000 RAIRCMLS
• 2026-03-10 Price Changed $290,000 RAIRCMLS
• 2026-01-08 Listed $299,000 RAIRCMLS
• 2026-01-06 Coming Soon $299,000 RAIRCMLS
• 2024-10-04 Price Changed $299,000 RAIRCMLS
• 2024-09-18 Price Changed $315,000 RAIRCMLS
• 2024-07-31 Listed $325,000 RAIRCMLS
• 2024-07-29 Coming Soon — RAIRCMLS
• 2024-06-03 Price Changed $330,000 RAIRCMLS
• 2024-03-27 Listed $335,000 RAIRCMLS
• 2022-05-19 Sold (Public Records) $250,000 Public Records
• 2005-05-21 Sold (Public Records) $136,000 Public Records
• 1996-09-12 Sold (Public Records) $47,500 Public Records

Property tax history

+10.9%/yr

Latest (2025): $3,283 · +12.3% YoY. Source: county tax records.