8045 105th Ct · Vero Lake Estates, FL 32967

$341,900

3 bd · 2.0 ba · 1,270 sqft · Land · 100 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).

• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Rent growth +2.2/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ask about our incentives, builder paid closing costs, and no down payment options! The Vero plan features upgrades at no cost including energy-efficient appliances, granite countertops, double-pane windows and an attached two-car garage. In addition, it includes a programmable thermostat, designer coach lighting, and a Wi-Fi-enabled garage door opener. This particular home in Vero lake Estates is on a quiet road and has little to no traffic giving it a country feel, but minutes from all the amenities of the city of Vero Beach and Sebastian. * appliance models are subject to availability *

Key facts

• Granite countertops
• 9,583 sq ft lot
• 2 garage spots

Tags

• ENERGY-EFFICIENT APPLIANCES
• GRANITE COUNTERTOPS
• LOW-E DOUBLE-PANE WINDOWS
• PROGRAMMABLE THERMOSTAT
• WI-FI GARAGE DOOR OPENER

Property features AI

Finance

• Other: Living area approximately 1,270
• Financial info: Pets allowed with no restrictions
• HOA & community: No association amenities

Exterior

• Parking: Attached 2-car garage; Covered driveway; Garage door opener
• Security: Smoke detectors
• Utilities: Cable available
• Home design: Single-family residence; One story; First-floor entry; New construction / To be built
• Construction: Block construction; Composition/shingle roof; Built as new construction
• Exterior features: Patio; Not waterfront; East-facing

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Pantry
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Blinds; Insulated windows; Patio
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater; Owned water softener

🏗️ 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 3-bed/2.0-bath land listed at $342k.

Deal economics

• At list price, monthly cash flow is $-386 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (26.8% below list).
• Recommended offer: $250k (26.8% below list) — sets the bar for 1% rule.

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); 612 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2k of loan paydown is wiped out by about $10k 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 100 days — a 9% lower offer ($311k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $18k; list at $342k implies a 1799% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,182 (26.8% 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 100 days. Have you received any prior offers? Is the seller open to a 27% 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. 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: 0.73% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.84%
• DSCR: 0.78
• GRM: 11.4

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: -27.9%
• Equity multiple: 0.09×
• Total profit: $-87,304
• Equity at exit: $50,978

10-year hold

• IRR: -43.0%
• Equity multiple: -0.42×
• Total profit: $-135,890
• Equity at exit: $29,561

Cash invested: $95,732 (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: 612
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,502 high
• Mortgage (P&I): −$1,793
• Tax est. 1.5%: −$427 /mo · $5,128/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-386

Break-even live

Break-even rent $2,991

Max offer price $285,994

Occupancy floor —

Sensitivity live

Price	-10% $-150	-5% $-268	+0% $-386	+5% $-504	+10% $-623
Rent	-10% $-584	-5% $-485	+0% $-386	+5% $-288	+10% $-189
Rate	-1.0pp $-214	-0.5pp $-299	base $-386	+0.5pp $-475	+1.0pp $-565

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: $85,475
• Closing costs: $10,257
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8075 104th Ave Vero Beach, FL	3.0	2.0	1610	$2,500	$1.55	14d	1	0.17mi
7955 101st Ct Vero Beach, FL	4.0	2.0	1764	$2,200	$1.25	22d	1	0.49mi
8415 102nd Ave Vero Beach, FL	3.0	2.0	1400	$2,065	$1.48	22d	1	0.60mi
8185 99th Ct Vero Beach, FL	3.0	2.0	1449	$2,075	$1.43	22d	1	0.75mi
8756 103rd Ave Vero Beach, FL	3.0	2.0	1244	$2,000	$1.61	22d	1	0.94mi
9715 79th St Vero Beach, FL	3.0	2.0	1152	$1,825	$1.58	14d	1	1.06mi
8516 E 98th Ave Vero Beach, FL	3.0	2.0	1514	$2,500	$1.65	14d	1	1.11mi
9024 100th Ct Vero Beach, FL	3.0	2.0	1852	$2,500	$1.35	22d	1	1.37mi
10635 92nd St Vero Beach, FL	3.0	2.0	1280	$2,025	$1.58	22d	1	1.43mi

Listing history 30 events

1. 2026-06-19
   days on market $341,900 Active 100 DOM
2. 2026-06-18
   days on market $341,900 Active 99 DOM
3. 2026-06-17
   days on market $341,900 Active 98 DOM
4. 2026-06-16
   days on market $341,900 Active 97 DOM
5. 2026-06-15
   days on market $341,900 Active 96 DOM
6. 2026-06-14
   days on market $341,900 Active 94 DOM
7. 2026-06-13
   days on market $341,900 Active 93 DOM
8. 2026-06-10
   days on market $341,900 Active 91 DOM
9. 2026-06-09
   days on market $341,900 Active 90 DOM
10. 2026-06-08
    days on market $341,900 Active 89 DOM
11. 2026-06-07
    days on market $341,900 Active 88 DOM
12. 2026-06-05
    days on market $341,900 Active 85 DOM
13. 2026-06-02
    days on market $341,900 Active 83 DOM
14. 2026-06-01
    days on market $341,900 Active 82 DOM
15. 2026-05-31
    days on market $341,900 Active 81 DOM
16. 2026-05-30
    days on market $341,900 Active 80 DOM
17. 2026-04-02
    price $341,900

    Show marketing remark (595 chars)

    Ask about our incentives, builder paid closing costs, and no down payment options! The Vero plan features upgrades at no cost including energy-efficient appliances, granite countertops, double-pane windows and an attached two-car garage. In addition, it includes a programmable thermostat, designer coach lighting, and a Wi-Fi-enabled garage door opener. This particular home in Vero lake Estates is on a quiet road and has little to no traffic giving it a country feel, but minutes from all the amenities of the city of Vero Beach and Sebastian. * appliance models are subject to availability *

18. 2026-04-02
    price $341,900 595-char remark

    Show marketing remark (595 chars)

    Ask about our incentives, builder paid closing costs, and no down payment options! The Vero plan features upgrades at no cost including energy-efficient appliances, granite countertops, double-pane windows and an attached two-car garage. In addition, it includes a programmable thermostat, designer coach lighting, and a Wi-Fi-enabled garage door opener. This particular home in Vero lake Estates is on a quiet road and has little to no traffic giving it a country feel, but minutes from all the amenities of the city of Vero Beach and Sebastian. * appliance models are subject to availability *

19. 2026-03-04
    price $337,900 595-char remark

    Show marketing remark (595 chars)

    Ask about our incentives, builder paid closing costs, and no down payment options! The Vero plan features upgrades at no cost including energy-efficient appliances, granite countertops, double-pane windows and an attached two-car garage. In addition, it includes a programmable thermostat, designer coach lighting, and a Wi-Fi-enabled garage door opener. This particular home in Vero lake Estates is on a quiet road and has little to no traffic giving it a country feel, but minutes from all the amenities of the city of Vero Beach and Sebastian. * appliance models are subject to availability *

20. 2026-02-13
    status Active 595-char remark

    Show marketing remark (595 chars)

    Ask about our incentives, builder paid closing costs, and no down payment options! The Vero plan features upgrades at no cost including energy-efficient appliances, granite countertops, double-pane windows and an attached two-car garage. In addition, it includes a programmable thermostat, designer coach lighting, and a Wi-Fi-enabled garage door opener. This particular home in Vero lake Estates is on a quiet road and has little to no traffic giving it a country feel, but minutes from all the amenities of the city of Vero Beach and Sebastian. * appliance models are subject to availability *

21. 2026-02-11
    status Pending 595-char remark

    Show marketing remark (595 chars)

    Ask about our incentives, builder paid closing costs, and no down payment options! The Vero plan features upgrades at no cost including energy-efficient appliances, granite countertops, double-pane windows and an attached two-car garage. In addition, it includes a programmable thermostat, designer coach lighting, and a Wi-Fi-enabled garage door opener. This particular home in Vero lake Estates is on a quiet road and has little to no traffic giving it a country feel, but minutes from all the amenities of the city of Vero Beach and Sebastian. * appliance models are subject to availability *

22. 2026-01-06
    price $332,900 595-char remark

    Show marketing remark (595 chars)

    Ask about our incentives, builder paid closing costs, and no down payment options! The Vero plan features upgrades at no cost including energy-efficient appliances, granite countertops, double-pane windows and an attached two-car garage. In addition, it includes a programmable thermostat, designer coach lighting, and a Wi-Fi-enabled garage door opener. This particular home in Vero lake Estates is on a quiet road and has little to no traffic giving it a country feel, but minutes from all the amenities of the city of Vero Beach and Sebastian. * appliance models are subject to availability *

23. 2025-12-26
    price $330,900 595-char remark

    Show marketing remark (595 chars)

    Ask about our incentives, builder paid closing costs, and no down payment options! The Vero plan features upgrades at no cost including energy-efficient appliances, granite countertops, double-pane windows and an attached two-car garage. In addition, it includes a programmable thermostat, designer coach lighting, and a Wi-Fi-enabled garage door opener. This particular home in Vero lake Estates is on a quiet road and has little to no traffic giving it a country feel, but minutes from all the amenities of the city of Vero Beach and Sebastian. * appliance models are subject to availability *

24. 2025-09-09
    listed $337,900 Active
25. 2025-09-05
    listed $332,900 Active 595-char remark

    Show marketing remark (595 chars)

    Ask about our incentives, builder paid closing costs, and no down payment options! The Vero plan features upgrades at no cost including energy-efficient appliances, granite countertops, double-pane windows and an attached two-car garage. In addition, it includes a programmable thermostat, designer coach lighting, and a Wi-Fi-enabled garage door opener. This particular home in Vero lake Estates is on a quiet road and has little to no traffic giving it a country feel, but minutes from all the amenities of the city of Vero Beach and Sebastian. * appliance models are subject to availability *

26. 2024-03-12
    listed $45,000 Active
27. 2004-03-08
    soldstatus $18,000
28. 2004-03-08
    soldstatus $18,000
29. 2003-12-10
    soldstatus $263,500
30. 2003-11-17
    soldstatus $232,000

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $30,022
• − Mortgage interest: −$19,152
• − Property taxes: −$5,128
• − Insurance: −$1,710
• − Repairs & maintenance: −$2,402
• − Management: −$2,402
• − Depreciation: −$9,946
• Taxable loss: −$10,718
• Est. tax savings @ 24.0%: +$2,572
• After-tax cash flow: $-2,064/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

+47.4% since first listed

14 events — show timeline

• 2026-04-02 Price Changed $341,900 Beaches MLS
• 2026-04-02 Price Changed $341,900 RAIRCMLS
• 2026-03-04 Price Changed $337,900 RAIRCMLS
• 2026-02-13 Relisted — RAIRCMLS
• 2026-02-11 Pending — RAIRCMLS
• 2026-01-06 Price Changed $332,900 RAIRCMLS
• 2025-12-26 Price Changed $330,900 RAIRCMLS
• 2025-09-09 Listed $337,900 Beaches MLS
• 2025-09-05 Listed $332,900 RAIRCMLS
• 2024-03-12 Listed $45,000 RAIRCMLS
• 2004-03-08 Sold (Public Records) $18,000 Public Records
• 2004-03-08 Sold (Public Records) $18,000 Public Records
• 2003-12-10 Sold (Public Records) $263,500 Public Records
• 2003-11-17 Sold (Public Records) $232,000 Public Records

Property tax history

+13.4%/yr

Latest (2025): $480 · +16.2% YoY. Source: county tax records.