1145 11th Ct SW · Florida Ridge, FL 32962

$257,500

3 bd · 2.0 ba · 1,155 sqft · SingleFamily public records · 83 Days on market

Built 2006 4,792 sqft lot Est $260k · at est.

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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 +11.6/30.0
• ARV discount +7.9/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a well built 3-bedroom 2 bath 1 car garage home is Oslo Park. Close to downtown, schools. parks beaches. and shopping. good sized yard. tile floors, throughout. tenant occupied until 2/28 --Broker is related to seller.--

Key facts

• Modernized kitchen
• Upgraded countertops
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• MODERNIZED KITCHEN
• UPGRADED CABINETRY
• UPGRADED COUNTERTOPS
• REFRESHED BATHROOMS
• TILE FLOORING

Property features AI

Finance

• Other: Living area approximately 1,155; Additional parcel: 8684700

Exterior

• Parking: Garage (1 space)
• Utilities: Septic tank; Electricity available; Water available
• Home design: Single family residence; One story; Faces south
• Construction: Block, concrete and stucco construction
• Exterior features: Cleared lot

Interior

• Kitchen: Dishwasher; Electric oven; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile flooring
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $258k.

Deal economics

• At list price, monthly cash flow is $-81 ($-974/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (16.6% below list).
• Recommended offer: $215k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.5% in Florida Ridge — 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 72/100 on livability (#353 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D, employment D, amenities F.
• 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 (+4.2%/yr); 348 active listings in the ZIP; 12 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 ($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 83 days — a 6% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 7 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 $214,637 (16.6% 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 83 days. Have you received any prior offers? Is the seller open to a 17% 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 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?
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: 0.83% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $259,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1175 13th Ave SW	0.21mi	3/2.0	1,118 (-3%)	2mo	$270,000	$242	83
1140 11th Ter SW	0.02mi	3/2.0	984 (-15%)	3mo	$215,000	$218	72
1255 18th Ave SW	0.53mi	3/1.0	1,152 (-0%)	1mo	$229,000	$199	70
1221 18th Ave SW	0.52mi	3/2.0	1,176 (+2%)	4mo	$195,000	$166	69
1210 12th Ct SW	0.15mi	3/2.0	1,314 (+14%)	2mo	$295,000	$225	68
1150 19th Ave SW	0.54mi	3/2.0	1,128 (-2%)	4mo	$264,900	$235	67
1365 19th Ave SW	0.62mi	3/2.0	1,170 (+1%)	4mo	$299,000	$256	66
1550 17th Ct SW	0.66mi	3/2.0	1,152 (-0%)	5mo	$240,000	$208	65
1195 13th Ave SW	0.21mi	3/2.0	1,314 (+14%)	6mo	$299,000	$228	62
1320 21st Ave SW	0.72mi	2/2.0 (-1)	1,146 (-1%)	9mo	$239,000	$209	53
1435 17th Ct SW	0.58mi	3/2.0	1,280 (+11%)	6mo	$239,900	$187	50
1420 18th Ave SW	0.59mi	2/1.0 (-1)	1,090 (-6%)	9mo	$250,000	$229	47

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 · 4.18% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-44,288
• Equity at exit: $38,394

10-year hold

• IRR: -7.1%
• Equity multiple: 0.52×
• Total profit: $-34,261
• Equity at exit: $22,264

Cash invested: $72,100 (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 32962

• Rents YoY: 4.2%
• Active inventory: 348
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$1,350
• Tax from tax record: −$319 /mo · $3,830/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-81

Break-even live

Break-even rent $2,249

Max offer price $243,159

Occupancy floor 99%

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: $64,375
• Closing costs: $7,725
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
721 Timber Ridge Trl SW Unit D Vero Beach, FL	2.0	2.0	1368	$2,300	$1.68	21d	1	0.69mi
650 N Center Ct SW Unit 102 Vero Beach, FL	3.0	2.0	1440	$2,100	$1.46	21d	1	0.82mi
710 Timber Ridge Trl SW Vero Beach, FL	3.0	2.0	1498	$2,500	$1.67	21d	1	0.88mi
734 5th Pl SW Vero Beach, FL	3.0	1.0	1402	$1,800	$1.28	21d	1	0.92mi
826 Middleton Dr SW Vero Beach, FL	3.0	2.0	1464	$2,150	$1.47	21d	1	0.98mi
2565 Langrove Ln SW Vero Beach, FL	3.0	2.0	1464	$2,000	$1.37	21d	1	1.07mi
2619 Langrove Ln SW Unit 2619 Vero Beach, FL	3.0	2.0	1464	$2,450	$1.67	21d	1	1.12mi
2543 Stockbridge Sq SW Vero Beach, FL	3.0	2.0	1464	$2,200	$1.50	13d	1	1.17mi
355 6th Rd SW Vero Beach, FL	3.0	1.0	880	$1,800	$2.05	21d	1	1.17mi
16 Vista Palm Ln Vero Beach, FL	1.0–2.0	1.5–2.0	800	$1,700	$2.12	21d	2	1.33mi
161 6th Ct SW Vero Beach, FL	2.0	1.0	1298	$1,590	$1.22	13d	1	1.38mi
985 23rd Pl SW Vero Beach, FL	3.0	2.0	1176	$2,200	$1.87	21d	1	1.50mi

Listing history 25 events

1. 2026-05-20
   status Pending
2. 2026-05-15
   price $257,500
3. 2026-03-13
   price $265,000
4. 2026-02-26
   listed $269,900 Active
5. 2024-02-15
   historical $1,845
6. 2024-02-14
   historical $1,845
7. 2024-02-02
   price $1,845
8. 2024-01-31
   price $1,895
9. 2024-01-20
   price $1,945
10. 2024-01-08
    listed $1,995
11. 2024-01-06
    price $1,995
12. 2023-12-19
    listed $2,045
13. 2023-12-13
    historical $1,845
14. 2023-12-13
    historical $1,845
15. 2023-11-24
    listed $1,845
16. 2023-11-15
    listed $1,845
17. 2023-10-20
    historical $1,845
18. 2023-10-13
    listed $1,845
19. 2022-04-06
    soldstatus $287,000 Closed 230-char remark

    Show marketing remark (230 chars)

    This is a well built 3-bedroom 2 bath 1 car garage home is Oslo Park. Close to downtown, schools. parks beaches. and shopping. good sized yard. tile floors, throughout. tenant occupied until 2/28 --Broker is related to seller.--

20. 2022-02-22
    historical Active Under Contract 230-char remark

    Show marketing remark (230 chars)

    This is a well built 3-bedroom 2 bath 1 car garage home is Oslo Park. Close to downtown, schools. parks beaches. and shopping. good sized yard. tile floors, throughout. tenant occupied until 2/28 --Broker is related to seller.--

21. 2022-02-15
    listed $268,000 Active 230-char remark

    Show marketing remark (230 chars)

    This is a well built 3-bedroom 2 bath 1 car garage home is Oslo Park. Close to downtown, schools. parks beaches. and shopping. good sized yard. tile floors, throughout. tenant occupied until 2/28 --Broker is related to seller.--

22. 2022-02-01
    historical $268,000 230-char remark

    Show marketing remark (230 chars)

    This is a well built 3-bedroom 2 bath 1 car garage home is Oslo Park. Close to downtown, schools. parks beaches. and shopping. good sized yard. tile floors, throughout. tenant occupied until 2/28 --Broker is related to seller.--

23. 2006-08-18
    soldstatus $181,800
24. 2005-01-20
    soldstatus $19,000
25. 2004-12-29
    soldstatus $13,000

ⓘ 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: $3,830 · $319/mo
• Projected year-2 tax: $3,830 · $319/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 2/10 Low
• 🌡 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: $25,756
• − Mortgage interest: −$14,424
• − Property taxes: −$3,830
• − Insurance: −$1,288
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$7,491
• Taxable loss: −$5,397
• Est. tax savings @ 24.0%: +$1,295
• After-tax cash flow: $321/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 — Florida Ridge

• Score: 72/100
• State rank: #353
• US rank: #6129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florida Ridge, FL
• County: Indian River County · 143,738 people
• City population: 25,629
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 25,522
• Household income: $66,664
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 425.0

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 (70%)
• Race & ethnicity: White 70% Black 13% Hispanic / Latino 12% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 4% Lithuanian 4% Italian 3%
• Foreign-born: 12% · Canada, Jamaica, Dominican Republic
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% 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: ▼ -182.13%
• Current HPI: 333.3274
• Rent YoY: ▲ 4.18%
• 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

+1880.8% since first listed

25 events — show timeline

• 2026-05-20 Pending — SCMLS
• 2026-05-15 Price Changed $257,500 SCMLS
• 2026-03-13 Price Changed $265,000 SCMLS
• 2026-02-26 Listed $269,900 SCMLS
• 2024-02-15 Rental Removed $1,845 SCMLS
• 2024-02-14 Rental Removed $1,845 RENT.
• 2024-02-02 Price Changed $1,845 RENT.
• 2024-01-31 Price Changed $1,895 SCMLS
• 2024-01-20 Price Changed $1,945 RENT.
• 2024-01-08 Listed for Rent $1,995 SCMLS
• 2024-01-06 Price Changed $1,995 RENT.
• 2023-12-19 Listed for Rent $2,045 RENT.
• 2023-12-13 Rental Removed $1,845 SCMLS
• 2023-12-13 Rental Removed $1,845 RENT.
• 2023-11-24 Listed for Rent $1,845 SCMLS
• 2023-11-15 Listed for Rent $1,845 RENT.
• 2023-10-20 Rental Removed $1,845 RENT.
• 2023-10-13 Listed for Rent $1,845 RENT.
• 2022-04-06 Sold (MLS) $287,000 Beaches MLS
• 2022-02-22 Contingent — Beaches MLS
• 2022-02-15 Listed $268,000 Beaches MLS
• 2022-02-01 Coming Soon $268,000 Beaches MLS
• 2006-08-18 Sold (Public Records) $181,800 Public Records
• 2005-01-20 Sold (Public Records) $19,000 Public Records
• 2004-12-29 Sold (Public Records) $13,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $3,830 · +15.9% YoY. Source: county tax records.