1100 Ponce De Leon Cir Unit N308 · Vero Beach, FL 32960

$110,000

1 bd · 1.5 ba · 840 sqft · Townhouse · 102 Days on market

Built 1973 Good condition Est $116k · 5% under $416/mo HOA · 25% of rent

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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 +19.0/30.0
• 1% rule +9.9/10.0
• ARV discount +9.8/15.0
• DSCR +6.0/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, location, location! Affordable monthly dues while being less than 10 minutes from downtown, the beach, royal palm pointe and everything Vero Beach has to offer! Welcome to this partially renovated 1/1.5 located in Royal Park. Newer SS appliances with solid wood cabinetry, water filtration system and pantry. Half bathroom with new updated vanity and toilet. Primary suite with expansive walk-in closet, updated vanity, glass door shower/tub combo & linen closet. Sunroom over looks the pool while providing plenty of privacy. Unit is the closets to the elevator and laundry facilities.

Key facts

• Solid wood cabinetry
• Pantry
• Glass door shower

Tags

• NEWER SS APPLIANCES
• SOLID WOOD CABINETRY
• WATER FILTRATION SYSTEM
• PANTRY
• UPDATED VANITY
• GLASS DOOR SHOWER

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: AR Choice association; Monthly association fee of $416; Association covers common areas, insurance, structure maintenance, parking, reserve fund, sewer, trash and water; Community amenities include clubhouse, elevator and pool; Dues paid monthly; Senior community

Exterior

• Parking: Assigned, uncovered parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: 3-story building; Residential property facing north; Property attached
• Construction: Block, concrete and stucco construction
• Exterior features: Balcony; Patio (screened); Community pool (free form)

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Disposal; Electric water heater; Pantry
• Bedrooms: Bedroom (13 x 12)
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Pantry; Walk-in closet(s); Single hung windows with window treatments; Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath townhouse listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 2.9% 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.
• Market conditions: Rents soft (-1.7%/yr); 206 active listings in the ZIP; 28 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 36% of the median local income ($55k/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 $761 of loan paydown is wiped out by about $3k 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 102 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.49% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $115,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 W Ponce De Leon Cir W Unit W305	0.04mi	2/2.0 (+1)	840 (0%)	0mo	$100,000	$119	91
923 22nd Pl #217	0.21mi	2/2.0 (+1)	860 (+2%)	9mo	$92,000	$107	72
1100 Ponce De Leon Cir #204	0.04mi	2/2.0 (+1)	928 (+10%)	3mo	$113,000	$122	71
1100 Ponce De Leon Cir Unit E306	0.04mi	2/2.0 (+1)	928 (+10%)	13mo	$128,000	$138	63
1100 Ponce De Leon Cir Unit E307	0.04mi	2/2.0 (+1)	928 (+10%)	13mo	$120,000	$129	63
1100 Ponce De Leon Cir Unit E303	0.04mi	2/2.0 (+1)	928 (+10%)	14mo	$125,000	$135	62
715 20th St #202	0.52mi	2/1.0 (+1)	940 (+12%)	5mo	$130,000	$138	45
835 18th St #103	0.56mi	2/2.0 (+1)	960 (+14%)	1mo	$126,000	$131	42
715 20th St #201	0.52mi	2/1.0 (+1)	940 (+12%)	13mo	$145,000	$154	38
835 18th St #710	0.56mi	2/2.0 (+1)	960 (+14%)	8mo	$159,999	$167	36
835 18th St #801	0.56mi	2/2.0 (+1)	960 (+14%)	10mo	$158,000	$165	35
835 18th St #402	0.56mi	2/2.0 (+1)	960 (+14%)	12mo	$155,000	$161	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.51×
• Total profit: $-15,006
• Equity at exit: $16,401

10-year hold

• IRR: -15.1%
• Equity multiple: 0.32×
• Total profit: $-21,004
• Equity at exit: $9,511

Cash invested: $30,800 (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 32960

• Home prices YoY: -25.5%
• Rents YoY: -1.7%
• Active inventory: 206
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$416
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $115

Break-even live

Break-even rent $1,489

Max offer price $110,000

Occupancy floor 88%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Ponce de Leon Cir #305 Vero Beach, FL	2.0	2.0	840	$1,350	$1.61	20d	1	0.02mi
2222 Ponce De Leon Cir Unit B Vero Beach, FL	2.0	1.0	970	$1,650	$1.70	13d	1	0.04mi
2359 De Soto Ave Vero Beach, FL	1.0	1.0	570	$1,500	$2.63	20d	1	0.16mi
923 22nd Pl #106 Vero Beach, FL	2.0	2.0	860	$1,600	$1.86	20d	1	0.21mi
808 22nd St Unit 8 Vero Beach, FL	2.0	2.0	1000	$1,465	$1.47	20d	1	0.34mi
939 19th St Unit 961 Vero Beach, FL	2.0	2.0	1000	$1,850	$1.85	20d	1	0.36mi
1429 19th Pl #4 Vero Beach, FL	2.0	1.0	873	$1,800	$2.06	20d	1	0.40mi
1748 23rd St Vero Beach, FL	1.0	1.0	900	$1,250	$1.39	13d	1	0.50mi
715 19th Pl Vero Beach, FL	1.0–2.0	1.0–2.0	600	$1,645	$2.74	13d	7	0.54mi
1827 24th St Vero Beach, FL	2.0	1.0	850	$1,900	$2.24	20d	1	0.58mi
1936 18th Ave Unit A Vero Beach, FL	2.0	1.0	1100	$2,000	$1.82	20d	1	0.58mi
686 17th St Vero Beach, FL	2.0	1.0	950	$1,700	$1.79	13d	2	0.75mi
1765 6th Ave Vero Beach, FL	2.0	1.0	800	$1,550	$1.94	20d	1	0.78mi
1745 6th Ave Unit 7(R) Vero Beach, FL	2.0	1.0	800	$1,550	$1.94	20d	1	0.78mi
400 18th St Vero Beach, FL	2.0	2.0	1065	$1,575	$1.48	20d	1	0.84mi
400 18th St Vero Beach, FL	2.0	2.0	1065	$1,512	$1.42	13d	2	0.84mi
974 14th Ln Vero Beach, FL	1.0–3.0	1.0–3.0	1828	$2,199	$1.20	13d	32	0.86mi
2800 Indian River Blvd Vero Beach, FL	1.0–2.0	1.5–2.0	847	$1,400	$1.65	13d	5	1.06mi
1845 Robalo Dr Unit 205 Vero Beach, FL	2.0	2.0	1000	$2,500	$2.50	20d	1	1.07mi
1935 Cobia Dr Unit 202E Vero Beach, FL	2.0	2.0	1000	$2,250	$2.25	20d	1	1.09mi
1860 Robalo Dr Vero Beach, FL	2.0	2.0	950	$2,600	$2.74	20d	2	1.09mi
1815 Robalo Dr Unit C201 Vero Beach, FL	1.0	1.0	650	$1,700	$2.62	13d	1	1.10mi
1830 Robalo Dr Apt B103 Vero Beach, FL	1.0	1.0	650	$2,100	$3.23	13d	1	1.12mi
1825 Cobia Dr Unit 103H Vero Beach, FL	1.0	1.0	650	$2,400	$3.69	13d	1	1.16mi
23 Royal Palm Pointe Unit B Vero Beach, FL	2.0	2.0	1100	$2,695	$2.45	20d	1	1.16mi
1306 12th St Unit B Vero Beach, FL	2.0	1.0	1000	$1,600	$1.60	20d	1	1.21mi
1200 6th Dr Vero Beach, FL	2.0	2.0	800	$1,550	$1.94	13d	1	1.29mi
2145 30th Ave Vero Beach, FL	2.0	2.0	1036	$3,500	$3.38	13d	1	1.34mi

HOA detail

• Monthly dues: $416 · $4,992/yr
• Likely covers: waterpool

Listing history 17 events

1. 2026-06-19
   days on market $110,000 Active 102 DOM
2. 2026-06-18
   days on market $110,000 Active 101 DOM
3. 2026-06-17
   days on market $110,000 Active 100 DOM
4. 2026-06-16
   days on market $110,000 Active 99 DOM
5. 2026-06-15
   days on market $110,000 Active 98 DOM
6. 2026-06-14
   days on market $110,000 Active 96 DOM
7. 2026-06-13
   days on market $110,000 Active 95 DOM
8. 2026-06-10
   days on market $110,000 Active 93 DOM
9. 2026-06-09
   days on market $110,000 Active 92 DOM
10. 2026-06-08
    days on market $110,000 Active 91 DOM
11. 2026-06-07
    days on market $110,000 Active 90 DOM
12. 2026-06-05
    days on market $110,000 Active 87 DOM
13. 2026-06-02
    days on market $110,000 Active 85 DOM
14. 2026-06-01
    days on market $110,000 Active 84 DOM
15. 2026-05-31
    days on market $110,000 Active 83 DOM
16. 2026-05-30
    days on market $110,000 Active 82 DOM
17. 2026-03-09
    listed $110,000 Active

ⓘ 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) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 26 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: $19,614
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − HOA: −$4,992
• − Depreciation: −$3,200
• Taxable loss: −$78
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $1,399/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This partially renovated townhouse is in good condition with a good condition score of 75. It has a good exterior, interior walls, and flooring. The property is located in a desirable area with easy access to downtown, the beach, and other amenities. The property has a good curb appeal and is move-in ready.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters.
• Both Updating the flooring — Upgrading the flooring can improve the overall look and feel of the property, making it more appealing to potential buyers and renters.
• Both Updating the kitchen appliances — Modernizing the kitchen appliances can make the property more appealing to potential buyers and renters, as it reflects a current and functional living space.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Updating the flooring — Upgrading the flooring can improve the overall look and feel of the property, making it more appealing to potential buyers and renters. ↑
• Both Updating the kitchen appliances — Modernizing the kitchen appliances can make the property more appealing to potential buyers and renters, as it reflects a current and functional living space. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 25,259
• Household income: $54,682
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1166.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 16% Two or more races 12% Black 10% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 3% Cuban 2%
• Common ancestry: Italian 4% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, Jamaica, Vietnam
• Languages at home: 82% English-only · Spanish 13% French/Haitian/Cajun 2% Other Asian/Pacific 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: ▼ -103.20%
• Current HPI: 302.0029
• Rent YoY: ▼ -1.66%
• 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

1 event — show timeline

• 2026-03-09 Listed $110,000 RAIRCMLS