957 Franciscan Ave · Sebastian, FL 32958

$315,000

3 bd · 2.0 ba · 1,969 sqft · SingleFamily public records · 77 Days on market

Built 1992 10,018 sqft lot Est $419k · 25% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• DSCR +4.3/10.0
• Schools +4.2/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LARGE HOME UNDER THE OAKS WITH 2 MASTER SUITES AND EXERCISE ROOM. FORMAL LIVING, DINING AND FAMILY ROOM. VERY LARGE BEDROOMS. SHADY, FENCED BACKYARD WITH LARGE DECK AND UTILITY SHED. SOLD ''''AS IS'''' WITH INSPECTIONS WELCOMED. WHOLE HOUSE GENERATOR.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1992

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: No association

Exterior

• Parking: Attached garage with 2 parking spaces; Garage parking available
• Utilities: Public water; Septic tank
• Home design: Single-story home
• Construction: Frame construction; Shingle roof
• Exterior features: Fenced yard; Shed(s); South-facing; Paved road access; Few trees; Less than quarter-acre lot

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Kitchen island
• Bedrooms: Two bedrooms (one approximately 15x15, another approximately 28x12)
• Flooring: Tile; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Window treatments; Sliding doors; Unfurnished; High ceilings; Kitchen island; Split bedroom floor plan; Bathtub; Garden/Roman tub; Jetted tub
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $42 ($505/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (17.8% below list).
• Recommended offer: $259k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.4% in Sebastian — 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 81/100 on livability (#89 in FL, #1,421 nationally) — a professional / high-income tenant draw. Strengths: housing A+, crime A, health & safety A; Watch: schools 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 rising fast (+6.2%/yr); 412 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• At $2,589/mo this rent would consume 46% of the median local household income ($67k/yr) (locally 646% 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 $2k of loan paydown is wiped out by about $9k 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 77 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y ago; this cycle's ask has dropped $40k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $204k; list at $315k implies a 54% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,917 (17.8% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $419,397
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
913 Starflower Ave	0.14mi	3/2.0	2,017 (+2%)	3mo	$430,000	$213	87
114 Stony Point Dr	0.28mi	3/3.0	1,946 (-1%)	2mo	$495,000	$254	79
1485 Bevan Dr	0.16mi	3/2.0	1,753 (-11%)	2mo	$365,000	$208	73
738 Benedictine Ter	0.55mi	3/2.0	1,942 (-1%)	1mo	$419,000	$216	71
1361 Clearbrook St	0.43mi	3/2.0	1,865 (-5%)	3mo	$338,000	$181	68
765 Brookedge Ter	0.49mi	3/2.0	1,827 (-7%)	0mo	$385,000	$211	65
132 Stony Point Dr	0.25mi	4/3.0 (+1)	2,121 (+8%)	2mo	$490,000	$231	64
638 Crystal Mist Ave	0.63mi	3/2.0	2,008 (+2%)	4mo	$350,000	$174	64
100 Elena Dr	0.53mi	4/2.0 (+1)	1,913 (-3%)	2mo	$360,000	$188	64
155 Port Royal Ct	0.63mi	4/2.0 (+1)	1,983 (+1%)	2mo	$372,500	$188	63
702 Helicon Ter	0.74mi	3/2.5	1,931 (-2%)	2mo	$435,000	$225	58
720 Bayfront Ter	0.68mi	3/2.0	1,700 (-14%)	1mo	$375,000	$221	45

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 · 6.22% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.55×
• Total profit: $-39,772
• Equity at exit: $46,968

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $6,509
• Equity at exit: $27,235

Cash invested: $88,200 (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 32958

• Home prices YoY: -13.1%
• Rents YoY: 6.2%
• Active inventory: 412
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,589 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$220 /mo · $2,643/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $42

Break-even live

Break-even rent $2,536

Max offer price $315,000

Occupancy floor 93%

Sensitivity live

Price	-10% $220	-5% $131	+0% $42	+5% $-47	+10% $-136
Rent	-10% $-162	-5% $-60	+0% $42	+5% $144	+10% $247
Rate	-1.0pp $201	-0.5pp $122	base $42	+0.5pp $-40	+1.0pp $-123

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Bellamy Trl Sebastian, FL	4.0	2.0	1893	$2,300	$1.22	21d	1	0.41mi
1507 Ocean Cove St Sebastian, FL	3.0	2.0	1661	$2,100	$1.26	13d	1	0.43mi
722 Carnival Ter Sebastian, FL	3.0	2.0	1430	$2,300	$1.61	13d	1	0.55mi
1343 Shoreline Cir Sebastian, FL	3.0	2.0	2222	$4,000	$1.80	21d	1	0.84mi
632 Bayfront Ter Sebastian, FL	3.0	2.0	1885	$2,350	$1.25	13d	1	0.91mi
1192 Croquet Ln Sebastian, FL	4.0	2.0	2012	$2,640	$1.31	13d	1	1.02mi
431 Midvale Ter Sebastian, FL	4.0	2.0	2264	$3,500	$1.55	21d	1	1.14mi
366 Joy Haven Dr Sebastian, FL	3.0	2.0	1885	$2,095	$1.11	13d	1	1.19mi
1110 Barber St Sebastian, FL	3.0	2.0	1324	$2,200	$1.66	13d	1	1.28mi
810 Jamaica Ave Sebastian, FL	4.0	2.0	1851	$3,000	$1.62	13d	1	1.39mi

Listing history 33 events

1. 2026-06-19
   days on market $315,000 Active 77 DOM
2. 2026-06-18
   days on market $315,000 Active 76 DOM
3. 2026-06-17
   days on market $315,000 Active 75 DOM
4. 2026-06-16
   days on market $315,000 Active 74 DOM
5. 2026-06-15
   days on market $315,000 Active 73 DOM
6. 2026-06-14
   pricedays on market $315,000 Active 71 DOM
7. 2026-06-13
   days on market $325,000 Active 70 DOM
8. 2026-06-10
   days on market $325,000 Active 68 DOM
9. 2026-06-09
   days on market $325,000 Active 67 DOM
10. 2026-06-08
    days on market $325,000 Active 66 DOM
11. 2026-06-07
    pricedays on market $325,000 Active 65 DOM
12. 2026-06-05
    days on market $335,000 Active 62 DOM
13. 2026-06-02
    days on market $335,000 Active 60 DOM
14. 2026-06-01
    days on market $335,000 Active 59 DOM
15. 2026-05-31
    days on market $335,000 Active 58 DOM
16. 2026-05-30
    days on market $335,000 Active 57 DOM
17. 2026-05-23
    price $335,000
18. 2026-05-23
    price $335,000
19. 2026-05-19
    listed $355,000 Active
20. 2026-04-03
    listed $355,000 Active
21. 2026-03-25
    historical $355,000
22. 2020-01-10
    historical 251-char remark

    Show marketing remark (251 chars)

    LARGE HOME UNDER THE OAKS WITH 2 MASTER SUITES AND EXERCISE ROOM. FORMAL LIVING, DINING AND FAMILY ROOM. VERY LARGE BEDROOMS. SHADY, FENCED BACKYARD WITH LARGE DECK AND UTILITY SHED. SOLD ''''AS IS'''' WITH INSPECTIONS WELCOMED. WHOLE HOUSE GENERATOR.

23. 2018-09-25
    soldstatus $204,000
24. 2018-09-20
    soldstatus $204,000 Sold
25. 2018-08-17
    historical Contingent
26. 2018-07-29
    listed $210,000 Active
27. 2018-07-29
    listed $210,000
28. 2016-06-29
    soldstatus $138,313
29. 2016-06-29
    soldstatus $138,313
30. 2015-07-22
    listed $144,900
31. 2015-07-21
    listed $138,000
32. 2011-01-25
    listed $119,900 251-char remark

    Show marketing remark (251 chars)

    LARGE HOME UNDER THE OAKS WITH 2 MASTER SUITES AND EXERCISE ROOM. FORMAL LIVING, DINING AND FAMILY ROOM. VERY LARGE BEDROOMS. SHADY, FENCED BACKYARD WITH LARGE DECK AND UTILITY SHED. SOLD ''''AS IS'''' WITH INSPECTIONS WELCOMED. WHOLE HOUSE GENERATOR.

33. 2002-06-11
    soldstatus $129,000

ⓘ 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: $2,643 · $220/mo
• Projected year-2 tax: $2,643 · $220/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 · 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: $31,070
• − Mortgage interest: −$17,645
• − Property taxes: −$2,643
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,486
• − Management: −$2,486
• − Depreciation: −$9,164
• Taxable loss: −$4,927
• Est. tax savings @ 24.0%: +$1,183
• After-tax cash flow: $1,688/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 — Sebastian

• Score: 81/100
• State rank: #89
• US rank: #1421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sebastian, FL
• County: Indian River County · 143,738 people
• City population: 30,023
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 30,023
• Household income: $66,840
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 646.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 7% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 3%
• Common ancestry: Lithuanian 4% Slovak 4% Romanian 3%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% 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: ▼ -49.85%
• Current HPI: 330.1691
• Rent YoY: ▲ 6.22%
• 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

+159.7% since first listed

17 events — show timeline

• 2026-05-23 Price Changed $335,000 SCMLS
• 2026-05-23 Price Changed $335,000 RAIRCMLS
• 2026-05-19 Listed $355,000 SCMLS
• 2026-04-03 Listed $355,000 RAIRCMLS
• 2026-03-25 Coming Soon $355,000 RAIRCMLS
• 2020-01-10 Listing Removed — SCMLS
• 2018-09-25 Sold (Public Records) $204,000 Public Records
• 2018-09-20 Sold (MLS) $204,000 RAIRCMLS
• 2018-08-17 Contingent — RAIRCMLS
• 2018-07-29 Listed $210,000 RAIRCMLS
• 2018-07-29 Listed $210,000 SCMLS
• 2016-06-29 Sold (MLS) $138,313 RAIRCMLS
• 2016-06-29 Sold (MLS) $138,313 SCMLS
• 2015-07-22 Listed $144,900 RAIRCMLS
• 2015-07-21 Listed $138,000 SCMLS
• 2011-01-25 Listed $119,900 SCMLS
• 2002-06-11 Sold (Public Records) $129,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,643 · +4.7% YoY. Source: county tax records.