13366 Roseland Rd · Roseland, FL 32958

$245,000

2 bd · 1.0 ba · 1,053 sqft · SingleFamily public records · 28 Days on market

Built 1978 Est $306k · 20% 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).

• Cash flow +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 1223 square foot single family home has 2 bedrooms and 1.0 bathrooms. This home is located at 13366 Roseland Rd, Sebastian, FL 32958.

Key facts

• Built 1978
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/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 $233k (5.1% below list).
• Recommended offer: $233k (5.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#203 in FL, #3,162 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: employment C-, schools F, 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 (+6.2%/yr); 412 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 42% 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 $7k 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 28 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $245k implies a 476% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,510 (5.1% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $306,423
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8070 134th St	0.15mi	2/1.0	1,092 (+4%)	15mo	$150,000	$137	74
8285 133rd Pl	0.14mi	2/2.0	918 (-13%)	1mo	$250,000	$272	67
12995 Roseland Rd	0.19mi	2/1.0	902 (-14%)	6mo	$262,500	$291	62
12720 Roseland Rd	0.54mi	2/2.5	1,011 (-4%)	17mo	$413,600	$409	48

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: -5.9%
• Equity multiple: 0.77×
• Total profit: $-15,443
• Equity at exit: $36,530

10-year hold

• IRR: 7.1%
• Equity multiple: 1.61×
• Total profit: $41,768
• Equity at exit: $21,183

Cash invested: $68,600 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,325 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$191 /mo · $2,287/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $259

Break-even live

Break-even rent $1,997

Max offer price $245,000

Occupancy floor 84%

Sensitivity live

Price	-10% $398	-5% $329	+0% $259	+5% $190	+10% $121
Rent	-10% $76	-5% $168	+0% $259	+5% $351	+10% $443
Rate	-1.0pp $383	-0.5pp $322	base $259	+0.5pp $196	+1.0pp $131

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12906 83rd Ave Sebastian, FL	3.0	2.0	1230	$2,900	$2.36	21d	1	0.38mi
8042 126th Ln Sebastian, FL	3.0	1.5	1037	$1,550	$1.49	21d	1	0.58mi
13570 Westport Dr #105 Sebastian, FL	3.0	2.0	1261	$2,500	$1.98	21d	1	0.70mi
9605 Riverview Dr Sebastian, FL	2.0	2.0	1264	$2,800	$2.22	24d	1	1.22mi

Listing history 18 events

1. 2026-06-17
   status $245,000 Under Contract 28 DOM
2. 2026-06-16
   days on market $245,000 Active 28 DOM
3. 2026-06-15
   days on market $245,000 Active 27 DOM
4. 2026-06-14
   days on market $245,000 Active 25 DOM
5. 2026-06-13
   days on market $245,000 Active 24 DOM
6. 2026-06-10
   days on market $245,000 Active 22 DOM
7. 2026-06-09
   days on market $245,000 Active 21 DOM
8. 2026-06-08
   days on market $245,000 Active 20 DOM
9. 2026-06-07
   days on market $245,000 Active 19 DOM
10. 2026-06-05
    days on market $245,000 Active 16 DOM
11. 2026-06-02
    days on market $245,000 Active 14 DOM
12. 2026-06-01
    days on market $245,000 Active 13 DOM
13. 2026-05-31
    days on market $245,000 Active 12 DOM
14. 2026-05-30
    days on market $245,000 Active 11 DOM
15. 2026-05-20
    listed $245,000 Active
16. 1999-01-15
    soldstatus $42,500
17. 1992-04-01
    soldstatus $34,700
18. 1992-04-01
    soldstatus $17,400

ⓘ 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: $2,287 · $191/mo
• Projected year-2 tax: $2,287 · $191/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 ≥105°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: $27,901
• − Mortgage interest: −$13,724
• − Property taxes: −$2,287
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − Depreciation: −$7,127
• Taxable loss: −$926
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $3,334/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 — Roseland

• Score: 77/100
• State rank: #203
• US rank: #3162

Category grades

Amenities F Commute A 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: Roseland, FL
• County: Indian River County · 143,738 people
• 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

+606.1% since first listed

4 events — show timeline

• 2026-05-20 Listed $245,000 FSBO.com
• 1999-01-15 Sold (Public Records) $42,500 Public Records
• 1992-04-01 Sold (Public Records) $17,400 Public Records
• 1992-04-01 Sold (Public Records) $34,700 Public Records

Property tax history

+9.3%/yr

Latest (2025): $2,287 · +14.6% YoY. Source: county tax records.