856 Dahlia Ln · Vero Beach, FL 32963

$850,000

4 bd · 1.0 ba · 1,440 sqft · Other public records · 69 Days on market

Built 1955 ↓ 6% since listing

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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 +13.2/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent investment opportunity located East of A1A in the heart of Central Beach just steps from the ocean & farmers market. This income-producing duplex offers 2BR/2BA (Unit A) w/ bonus rm & laundry, while Unit B features 2BR/1BA. Adorable layouts, private entrances, 1 off street parking spot, plenty of on street parking & strong rental potential - listed for $2,500 & $3,000 a month. New Roof 2021! Convenient location near shopping, dining, & beaches. Great opportunity to add to your portfolio or live in 1 unit & rent the other! Sizes are approx/subj to error.

Key facts

• Private entrances
• Parking
• Built 1955

Tags

• INVESTMENT OPPORTUNITY
• INCOME PRODUCING DUPLEX
• PRIVATE ENTRANCES
• STRONG RENTAL POTENTIAL

Property features AI

Finance

• Other: Two separate electric meters
• Financial info: Operating expense reported: $3,975
• HOA & community: Association: DALE SORENSEN REAL ESTATE

Exterior

• Parking: Off-street parking; Space for 1 vehicle
• Utilities: Public water; Public sewer
• Home design: Single-story building; Shingle roof; Constructed of block and concrete; Property currently used as residential with potential for mixed use
• Construction: Block and concrete construction; Shingle roof; One story
• Exterior features: Enclosed porch; Porch with screened area

Interior

• Bedrooms: Two-bedroom units (two separate units each with 2 bedrooms)
• Flooring: Terrazzo flooring; Tile flooring
• Bathrooms: Each unit includes its own bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Sliding doors; High ceilings
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $850k.

Deal economics

• At list price, monthly cash flow is $-82 ($-988/yr) — negative.
• To cash-flow at today's rent, offer at most $835k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $649k (23.6% below list).
• Recommended offer: $649k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.8% 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.
• Zoned schools: Beachland Elementary School (math 54% / reading 58%, grade C+, #832 of 2,144 statewide, top 40%, 523 students, 39% FRL); Gifford Middle School (math 46% / reading 45%, grade D+, #305 of 571 statewide, top 54%, 582 students, 72% FRL); Vero Beach High School (math 28% / reading 43%, grade F, #367 of 667 statewide, top 57%, 2,847 students, 50% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising fast (+11.0%/yr); 501 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• At $6,490/mo this rent would consume 52% of the median local household income ($150k/yr) (locally 119% 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 $6k of loan paydown is wiped out by about $26k 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 69 days — a 6% lower offer ($799k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $648,992 (23.6% 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 69 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.54×
• Total profit: $-108,995
• Equity at exit: $126,738

10-year hold

• IRR: 2.6%
• Equity multiple: 1.22×
• Total profit: $53,176
• Equity at exit: $73,492

Cash invested: $238,000 (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 32963

• Rents YoY: 11.0%
• Active inventory: 501
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $6,490 high
• Mortgage (P&I): −$4,457
• Tax from tax record: −$331 /mo · $3,975/yr
• Insurance: −$354
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,363
• Net cashflow: $-82

Break-even live

Break-even rent $6,594

Max offer price $835,451

Occupancy floor 96%

Sensitivity live

Price	-10% $399	-5% $158	+0% $-82	+5% $-323	+10% $-564
Rent	-10% $-595	-5% $-339	+0% $-82	+5% $174	+10% $430
Rate	-1.0pp $346	-0.5pp $134	base $-82	+0.5pp $-303	+1.0pp $-527

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
786 Dahlia Ln Vero Beach, FL	3.0	2.0	1592	$6,000	$3.77	23d	1	0.07mi
725 Dahlia Ln Vero Beach, FL	3.0	3.0	1455	$4,500	$3.09	15d	1	0.12mi
626 Gardenia Ln Vero Beach, FL	3.0	2.0	1311	$2,800	$2.14	15d	1	0.25mi
546 Flamevine Ln Vero Beach, FL	3.0	2.0	1638	$3,000	$1.83	15d	1	0.31mi
2700 Ocean Dr #404 Vero Beach, FL	3.0	2.0	1150	$9,000	$7.83	23d	1	0.34mi
725 Acacia Rd Vero Beach, FL	3.0	2.5	1457	$5,000	$3.43	15d	1	0.34mi
530 Cypress Rd Vero Beach, FL	3.0	3.0	1677	$8,500	$5.07	15d	1	0.53mi
326 Date Palm Rd Vero Beach, FL	3.0	2.0	1720	$10,000	$5.81	15d	1	0.73mi
3939 Ocean Dr Unit B-407 Vero Beach, FL	3.0	2.0	1700	$7,000	$4.12	23d	1	0.76mi
3816 Mockingbird Dr Vero Beach, FL	3.0	3.0	1600	$13,000	$8.12	23d	1	0.80mi
4141 Ocean Dr Vero Beach, FL	2.0–3.0	2.0	1200	$8,500	$7.08	15d	4	0.94mi
915 Marigold Ln Vero Beach, FL	3.0	2.0	1160	$3,000	$2.59	23d	1	1.18mi
1890 Tarpon Ln #302 Vero Beach, FL	3.0	2.0	1844	$8,000	$4.34	23d	1	1.43mi

Listing history 21 events

1. 2026-06-22
   days on market $850,000 Active 69 DOM
2. 2026-06-19
   days on market $850,000 Active 67 DOM
3. 2026-06-18
   days on market $850,000 Active 66 DOM
4. 2026-06-17
   days on market $850,000 Active 65 DOM
5. 2026-06-16
   days on market $850,000 Active 64 DOM
6. 2026-06-15
   days on market $850,000 Active 63 DOM
7. 2026-06-14
   days on market $850,000 Active 61 DOM
8. 2026-06-13
   days on market $850,000 Active 60 DOM
9. 2026-06-10
   days on market $850,000 Active 58 DOM
10. 2026-06-09
    days on market $850,000 Active 57 DOM
11. 2026-06-08
    days on market $850,000 Active 56 DOM
12. 2026-06-07
    days on market $850,000 Active 55 DOM
13. 2026-06-05
    days on market $850,000 Active 52 DOM
14. 2026-06-02
    days on market $850,000 Active 50 DOM
15. 2026-06-01
    days on market $850,000 Active 49 DOM
16. 2026-05-31
    days on market $850,000 Active 48 DOM
17. 2026-05-30
    days on market $850,000 Active 47 DOM
18. 2026-05-22
    status Active
19. 2026-05-15
    historical Active Under Contract
20. 2026-05-05
    price $850,000
21. 2026-04-13
    listed $900,000 Active

ⓘ 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: $3,975 · $331/mo
• Projected year-2 tax: $7,055 · $588/mo
• Expected delta: +$3,080/yr (+$257/mo · 77.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% 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: $77,879
• − Mortgage interest: −$47,613
• − Property taxes: −$3,975
• − Insurance: −$5,048
• − Repairs & maintenance: −$6,230
• − Management: −$6,230
• − Depreciation: −$24,727
• Taxable loss: −$15,945
• Est. tax savings @ 24.0%: +$3,827
• After-tax cash flow: $2,838/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): 15,008
• Household income: $149,923
• Rent vs Own: 4.9% rent · 95.1% own
• Severe rent burden: 119.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 5% Lithuanian 4% Italian 3%
• Foreign-born: 9% · Canada
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -180.47%
• Current HPI: 312.0326
• Rent YoY: ▲ 11.04%
• 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

-5.6% since first listed

4 events — show timeline

• 2026-05-22 Relisted — RAIRCMLS
• 2026-05-15 Contingent — RAIRCMLS
• 2026-05-05 Price Changed $850,000 RAIRCMLS
• 2026-04-13 Listed $900,000 RAIRCMLS

Property tax history

+5.6%/yr

Latest (2025): $3,975 · -27.4% YoY. Source: county tax records.