809 Gilbert St · Sebastian, FL 32958

$224,990

1 bd · 1.0 ba · 988 sqft · SingleFamily public records · 65 Days on market

Built 1960 7,405 sqft lot Est $252k · 11% under

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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).

• ARV discount +12.3/15.0
• Cash flow +11.5/30.0
• Schools +4.2/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW!CUTE BLOCK 1960 2 BEDRM/1 BATHRM WITH TERRAZZO FLOORS TOO! SERIOUS CASH BUYERS ONLY AS NEEDS ROOF & PLUMBING WITH ALOT OF TLC! GREAT PROJECT FOR A CONTRACTOR OR HANDYMAN TOO. WHY BUY A TRAILER WHEN YOU CAN HAVE THIS CUTE PLACE NEAR SCHOOLS, SHOPPING, BEACHES AND GREAT FISHING IN PARADISE! SNOOZE U LOSE! CALL TODAY FOR YOUR OWN PRIVATE SHOWING!

Key facts

• New metal roof
• Strong foundation
• Non-hoa setting

Tags

• STRONG FOUNDATION
• QUIET LOW-TRAFFIC STREET
• NEW METAL ROOF
• FRESHLY PAINTED EXTERIOR
• OVERSIZED BACKYARD
• NON-HOA SETTING

Property features AI

Finance

• Other: Road is asphalt and maintained by public authorities; Property west of US-1; Pets allowed with no restrictions

Exterior

• Parking: Attached carport; Carport (1 covered space); Driveway; Total parking for 2 vehicles
• Utilities: Public water; Septic tank sewer; 200+ amp electric service; Cable available; Electricity available
• Home design: Single-family residence; One story; Entry at level 1; Faces west
• Construction: Concrete block (CBS) construction with stucco; Metal roof; Slab foundation; Built/resale condition
• Exterior features: Room for a pool; Oversized lot; Wood and wire fencing (see remarks); No additional detached structures

Interior

• Kitchen: Dishwasher; Refrigerator; Electric cooktop
• Bedrooms: Two bedrooms on the main level
• Flooring: Terrazzo flooring
• Bathrooms: One full bathroom
• Heating & cooling: Heating system (unspecified type); Central air conditioning
• Interior features: No additional interior features specified; Other window features
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-74 ($-892/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (19.3% below list).
• Recommended offer: $181k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 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: Sebastian Elementary School (math 37% / reading 42%, grade F, #1,513 of 2,144 statewide, top 73%, 329 students, 72% FRL); Storm Grove Middle School (math 54% / reading 55%, grade B-, #183 of 571 statewide, top 34%, 1,020 students, 50% FRL); Sebastian River High School (math 29% / reading 45%, grade F, #340 of 667 statewide, top 52%, 1,843 students, 52% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 411 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 33% 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 65 days — a 6% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.
• Current owner paid $155k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $181,472 (19.3% 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 65 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.81% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $251,940
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
342 Manly Ave	0.10mi	2/1.0 (+1)	997 (+1%)	1mo	$225,000	$226	88
868 Lance St	0.11mi	2/2.0 (+1)	927 (-6%)	4mo	$165,000	$178	72
865 Gilbert St	0.10mi	2/1.0 (+1)	1,056 (+7%)	14mo	$128,000	$121	67
918 Schumann Dr	0.25mi	2/2.0 (+1)	925 (-6%)	3mo	$276,000	$298	66
819 Schumann Dr	0.06mi	2/2.0 (+1)	1,094 (+11%)	13mo	$279,000	$255	60
111 Alameda Ave	0.67mi	2/1.5 (+1)	912 (-8%)	2mo	$305,000	$334	47
162 Kildare Dr	0.51mi	2/1.0 (+1)	864 (-13%)	10mo	$237,000	$274	42

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: -15.2%
• Equity multiple: 0.44×
• Total profit: $-35,123
• Equity at exit: $33,547

10-year hold

• IRR: -2.1%
• Equity multiple: 0.84×
• Total profit: $-10,076
• Equity at exit: $19,453

Cash invested: $62,997 (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: 411
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,815 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$234 /mo · $2,812/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-74

Break-even live

Break-even rent $1,909

Max offer price $211,863

Occupancy floor 99%

Sensitivity live

Price	-10% $53	-5% $-11	+0% $-74	+5% $-138	+10% $-202
Rent	-10% $-218	-5% $-146	+0% $-74	+5% $-3	+10% $69
Rate	-1.0pp $39	-0.5pp $-17	base $-74	+0.5pp $-133	+1.0pp $-192

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: $56,248
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Crawford Dr Sebastian, FL	2.0	1.0	1100	$2,200	$2.00	15d	1	0.84mi
371 Keen Ter Unit A Sebastian, FL	2.0	2.0	1037	$1,650	$1.59	23d	1	1.30mi
362 Del Monte Rd Unit A Sebastian, FL	2.0	2.0	1045	$1,600	$1.53	23d	1	1.35mi
449 Del Monte Rd Unit A Sebastian, FL	2.0	1.0	840	$1,750	$2.08	23d	1	1.35mi

Listing history 24 events

1. 2026-06-22
   days on market $224,990 Active 65 DOM
2. 2026-06-19
   days on market $224,990 Active 63 DOM
3. 2026-06-18
   days on market $224,990 Active 62 DOM
4. 2026-06-17
   days on market $224,990 Active 61 DOM
5. 2026-06-16
   days on market $224,990 Active 60 DOM
6. 2026-06-15
   days on market $224,990 Active 59 DOM
7. 2026-06-14
   days on market $224,990 Active 57 DOM
8. 2026-06-13
   pricedays on market $224,990 Active 56 DOM
9. 2026-06-10
   days on market $229,500 Active 54 DOM
10. 2026-06-09
    days on market $229,500 Active 53 DOM
11. 2026-06-08
    days on market $229,500 Active 52 DOM
12. 2026-06-07
    days on market $229,500 Active 51 DOM
13. 2026-06-05
    days on market $229,500 Active 48 DOM
14. 2026-06-02
    days on market $229,500 Active 46 DOM
15. 2026-06-01
    days on market $229,500 Active 45 DOM
16. 2026-05-31
    days on market $229,500 Active 44 DOM
17. 2026-05-30
    days on market $229,500 Active 43 DOM
18. 2026-04-17
    listed $229,500 Active
19. 2022-03-04
    soldstatus $155,000
20. 2022-03-03
    soldstatus $155,000 Closed 355-char remark

    Show marketing remark (355 chars)

    WOW!CUTE BLOCK 1960 2 BEDRM/1 BATHRM WITH TERRAZZO FLOORS TOO! SERIOUS CASH BUYERS ONLY AS NEEDS ROOF & PLUMBING WITH ALOT OF TLC! GREAT PROJECT FOR A CONTRACTOR OR HANDYMAN TOO. WHY BUY A TRAILER WHEN YOU CAN HAVE THIS CUTE PLACE NEAR SCHOOLS, SHOPPING, BEACHES AND GREAT FISHING IN PARADISE! SNOOZE U LOSE! CALL TODAY FOR YOUR OWN PRIVATE SHOWING!

21. 2022-02-28
    historical Active Under Contract 355-char remark

    Show marketing remark (355 chars)

    WOW!CUTE BLOCK 1960 2 BEDRM/1 BATHRM WITH TERRAZZO FLOORS TOO! SERIOUS CASH BUYERS ONLY AS NEEDS ROOF & PLUMBING WITH ALOT OF TLC! GREAT PROJECT FOR A CONTRACTOR OR HANDYMAN TOO. WHY BUY A TRAILER WHEN YOU CAN HAVE THIS CUTE PLACE NEAR SCHOOLS, SHOPPING, BEACHES AND GREAT FISHING IN PARADISE! SNOOZE U LOSE! CALL TODAY FOR YOUR OWN PRIVATE SHOWING!

22. 2022-02-17
    listed $164,995 Active 355-char remark

    Show marketing remark (355 chars)

    WOW!CUTE BLOCK 1960 2 BEDRM/1 BATHRM WITH TERRAZZO FLOORS TOO! SERIOUS CASH BUYERS ONLY AS NEEDS ROOF & PLUMBING WITH ALOT OF TLC! GREAT PROJECT FOR A CONTRACTOR OR HANDYMAN TOO. WHY BUY A TRAILER WHEN YOU CAN HAVE THIS CUTE PLACE NEAR SCHOOLS, SHOPPING, BEACHES AND GREAT FISHING IN PARADISE! SNOOZE U LOSE! CALL TODAY FOR YOUR OWN PRIVATE SHOWING!

23. 2016-03-09
    listed $74,995
24. 1980-03-01
    soldstatus $26,000

ⓘ 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: $2,812 · $234/mo
• Projected year-2 tax: $2,812 · $234/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: $21,777
• − Mortgage interest: −$12,603
• − Property taxes: −$2,812
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$6,545
• Taxable loss: −$4,792
• Est. tax savings @ 24.0%: +$1,150
• After-tax cash flow: $259/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

+782.7% since first listed

7 events — show timeline

• 2026-04-17 Listed $229,500 Beaches MLS
• 2022-03-04 Sold (Public Records) $155,000 Public Records
• 2022-03-03 Sold (MLS) $155,000 RAIRCMLS
• 2022-02-28 Contingent — RAIRCMLS
• 2022-02-17 Listed $164,995 RAIRCMLS
• 2016-03-09 Listed $74,995 RAIRCMLS
• 1980-03-01 Sold (Public Records) $26,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $2,812 · -0.8% YoY. Source: county tax records.