2666 12th Ave · Vero Beach, FL 32960

$279,900

3 bd · 1.0 ba · 1,337 sqft · SingleFamily public records · 28 Days on market

Built 1957 5,227 sqft lot Est $409k · 32% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +4.6/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming solid CBS home with a NEW ROOF (2023) and NO HOA! This versatile property features 3 bedrooms PLUS an office/den/guest room with its own kitchenette & bathroom. Enjoy a private fenced backyard with two large storage sheds offering plenty of room for tools, toys, and equipment. Ideally located just minutes from Downtown Vero, beautiful beaches, shopping, dining, and entertainment. Seller is also offering a concession toward a new A/C, making this an incredible opportunity you won’t want to miss! Please note that the bedroom photos have had all items digitally removed.

Key facts

• Beautiful beaches
• New roof
• 5,227 sq ft lot

Tags

• NEW ROOF
• PRIVATE FENCED BACKYARD
• TWO LARGE STORAGE SHEDS
• MINUTES FROM DOWNTOWN VERO
• BEAUTIFUL BEACHES
• SHOPPING DINING ENTERTAINMENT

Property features AI

Finance

• Other: Pets allowed with no restrictions

Exterior

• Parking: Driveway parking (unpaved); Total of 3 parking spaces
• Security: Fenced yard with gate
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Phone available
• Home design: Single-family residence; One story; Faces west; Resale condition; City street frontage
• Construction: Stucco and concrete block construction
• Exterior features: Open front porch; Porch; Outbuilding / shed(s) for storage; Fenced front and back yard with gate; Shingle roof

Interior

• Kitchen: Microwave; Refrigerator; Freezer; Electric water heater
• Bedrooms: Three main-level bedrooms
• Flooring: Ceramic tile; Laminate; Linoleum; Tile; Vinyl; Wood
• Bathrooms: One full bathroom; One half bathroom (total 2 bathrooms)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans; Wall/window unit(s)
• Interior features: No notable built-in interior features listed; Single-hung wood windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/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 $269k (3.7% below list).
• Recommended offer: $269k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 8.4% 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.
• Zoned schools: Beachland Elementary School (math 54% / reading 58%, grade C+, #832 of 2,144 statewide, top 40%, 523 students, 39% FRL); Gifford Middle School (math 46% / reading 45%, grade D+, #305 of 571 statewide, top 54%, 582 students, 72% FRL); Vero Beach High School (math 28% / reading 43%, grade F, #367 of 667 statewide, top 57%, 2,847 students, 50% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents soft (-1.7%/yr); 206 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• At $2,695/mo this rent would consume 59% of the median local household income ($55k/yr) (locally 1166% 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 $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 28 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $280k implies a 331% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $269,484 (3.7% below list)

Questions for the listing agent

1. Built in 1957 — 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. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 8.38%
• Cash-on-cash: 7.45%
• DSCR: 1.33
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $409,122
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3020 11th Ave	0.30mi	3/2.0	1,354 (+1%)	4mo	$615,000	$454	77
2845 Tropical Ave	0.28mi	3/2.0	1,292 (-3%)	9mo	$360,000	$279	70
2446 18th Ave	0.41mi	3/2.0	1,379 (+3%)	8mo	$335,000	$243	65
2434 19th Ave	0.47mi	3/2.0	1,335 (-0%)	11mo	$432,500	$324	65
2346 18th Ave	0.46mi	2/1.5 (-1)	1,256 (-6%)	0mo	$350,000	$279	61
2486 Granada Ave	0.18mi	2/2.0 (-1)	1,464 (+10%)	9mo	$215,000	$147	59
3280 Brittin Pl	0.41mi	2/1.5 (-1)	1,220 (-9%)	0mo	$465,000	$381	59
1025 26th St	0.20mi	2/2.0 (-1)	1,440 (+8%)	12mo	$340,000	$236	59
2206 18th Ave	0.53mi	3/2.5	1,324 (-1%)	14mo	$475,000	$359	56
2223 10th Ave	0.43mi	2/1.0 (-1)	1,452 (+9%)	16mo	$500,000	$344	47
2234 18th Ave	0.52mi	2/1.0 (-1)	1,175 (-12%)	12mo	$360,000	$306	40
677 Royal Palm Blvd #22	0.73mi	2/2.0 (-1)	1,200 (-10%)	17mo	$155,000	$129	26

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-22,384
• Equity at exit: $41,734

10-year hold

• IRR: -2.3%
• Equity multiple: 0.86×
• Total profit: $-10,650
• Equity at exit: $24,201

Cash invested: $78,372 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,695 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $487

Break-even live

Break-even rent $2,079

Max offer price $279,900

Occupancy floor 77%

Sensitivity live

Price	-10% $645	-5% $566	+0% $487	+5% $408	+10% $328
Rent	-10% $274	-5% $380	+0% $487	+5% $593	+10% $700
Rate	-1.0pp $628	-0.5pp $558	base $487	+0.5pp $414	+1.0pp $341

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2706 10th Ave Vero Beach, FL	3.0	2.0	1818	$3,200	$1.76	14d	1	0.22mi
2222 Ponce De Leon Cir Unit B Vero Beach, FL	2.0	1.0	970	$1,650	$1.70	14d	1	0.40mi
2434 19th Ave Vero Beach, FL	3.0	2.0	1335	$3,500	$2.62	14d	1	0.48mi
843 22nd Pl Vero Beach, FL	2.0	1.0	1790	$3,300	$1.84	14d	1	0.58mi
808 22nd St Unit 8 Vero Beach, FL	2.0	2.0	1000	$1,465	$1.47	22d	1	0.63mi
676 Royal Palm Pl Vero Beach, FL	3.0	2.0	1860	$5,500	$2.96	14d	1	0.65mi
859 20th St Vero Beach, FL	2.0	2.0	1736	$6,000	$3.46	22d	1	0.73mi
677 Royal Palm Blvd #22 Vero Beach, FL	2.0	2.0	1200	$1,700	$1.42	14d	1	0.73mi
600 Royal Palm Blvd Unit 1A Vero Beach, FL	2.0	2.0	1400	$2,000	$1.43	22d	1	0.78mi
939 19th St Unit 961 Vero Beach, FL	2.0	2.0	1000	$1,850	$1.85	22d	1	0.79mi
1936 18th Ave Unit A Vero Beach, FL	2.0	1.0	1100	$2,000	$1.82	22d	1	0.80mi
635 18th Pl Vero Beach, FL	3.0	2.0	1120	$2,300	$2.05	22d	1	1.06mi
2800 Indian River Blvd Vero Beach, FL	1.0–2.0	1.5–2.0	847	$3,200	$3.78	14d	5	1.06mi
1725 20th Ave Vero Beach, FL	3.0	2.0	1394	$3,000	$2.15	14d	1	1.07mi
1349 Harper Way Vero Beach, FL	2.0	2.0	1322	$2,700	$2.04	22d	1	1.10mi
3850 11th Dr Vero Beach, FL	1.0–3.0	1.0–2.0	1029	$2,749	$2.67	14d	57	1.11mi
2745 Atlantic Blvd Vero Beach, FL	3.0	2.0	1145	$2,150	$1.88	14d	1	1.12mi
686 17th St Vero Beach, FL	2.0	1.0	950	$1,700	$1.79	14d	2	1.15mi
400 18th St Vero Beach, FL	2.0	2.0	1065	$1,575	$1.48	22d	1	1.18mi
400 18th St Vero Beach, FL	2.0	2.0	1065	$1,512	$1.42	14d	2	1.18mi
23 Royal Palm Pointe Unit B Vero Beach, FL	2.0	2.0	1100	$2,695	$2.45	22d	1	1.19mi
1953 Robalo Dr Vero Beach, FL	2.0	2.0	1400	$5,000	$3.57	22d	1	1.28mi
2145 30th Ave Vero Beach, FL	2.0	2.0	1036	$3,500	$3.38	14d	1	1.28mi
974 14th Ln Vero Beach, FL	1.0–3.0	1.0–3.0	1828	$5,899	$3.23	14d	32	1.29mi
1801 Indian River Blvd Unit C7 Vero Beach, FL	2.0	2.0	1200	$1,700	$1.42	14d	1	1.31mi
303 18th Pl Vero Beach, FL	2.0	1.5	1200	$1,599	$1.33	22d	1	1.31mi
315 18th Pl Unit 315 Vero Beach, FL	2.0	1.5	1200	$1,599	$1.33	22d	1	1.33mi
1616 24th Ave Vero Beach, FL	3.0	2.0	1430	$2,495	$1.74	14d	1	1.33mi
1873 Robalo Dr Vero Beach, FL	2.0	2.0	1152	$2,300	$2.00	22d	1	1.34mi
1608 24th Ave Unit NA Vero Beach, FL	3.0	2.0	1800	$2,000	$1.11	22d	1	1.34mi
1914 Robalo Dr Vero Beach, FL	2.0	2.0	1572	$7,000	$4.45	14d	1	1.34mi
1935 Cobia Dr Unit 202E Vero Beach, FL	2.0	2.0	1000	$2,250	$2.25	22d	1	1.36mi
1845 Robalo Dr Unit 205 Vero Beach, FL	2.0	2.0	1000	$2,500	$2.50	22d	1	1.37mi
3901 Coast View Pointe Unit C2 Vero Beach, FL	3.0	2.0	1576	$3,526	$2.24	14d	1	1.37mi
3901 Coast View Pointe Unit B2 Vero Beach, FL	2.0	2.0	1248	$2,700	$2.16	14d	1	1.37mi
1860 Robalo Dr Vero Beach, FL	2.0	2.0	950	$2,600	$2.74	22d	2	1.38mi
1890 Tarpon Ln #302 Vero Beach, FL	3.0	2.0	1844	$8,000	$4.34	22d	1	1.48mi

Listing history 21 events

1. 2026-06-19
   days on market $279,900 Active 28 DOM
2. 2026-06-18
   days on market $279,900 Active 27 DOM
3. 2026-06-17
   price $279,900 Active 26 DOM
4. 2026-06-17
   days on market $299,900 Active 26 DOM
5. 2026-06-16
   days on market $299,900 Active 25 DOM
6. 2026-06-15
   days on market $299,900 Active 24 DOM
7. 2026-06-14
   days on market $299,900 Active 22 DOM
8. 2026-06-13
   days on market $299,900 Active 21 DOM
9. 2026-06-10
   days on market $299,900 Active 19 DOM
10. 2026-06-09
    days on market $299,900 Active 18 DOM
11. 2026-06-08
    days on market $299,900 Active 17 DOM
12. 2026-06-07
    days on market $299,900 Active 16 DOM
13. 2026-06-05
    days on market $299,900 Active 13 DOM
14. 2026-06-02
    days on market $299,900 Active 11 DOM
15. 2026-06-01
    days on market $299,900 Active 10 DOM
16. 2026-05-31
    days on market $299,900 Active 9 DOM
17. 2026-05-30
    days on market $299,900 Active 8 DOM
18. 2026-05-22
    listed $299,900 Active
19. 2026-05-16
    listed $299,900 Active 595-char remark

    Show marketing remark (595 chars)

    Charming solid CBS home with a NEW ROOF (2023) and NO HOA! This versatile property features 3 bedrooms PLUS an office/den/guest room with its own kitchenette & bathroom. Enjoy a private fenced backyard with two large storage sheds offering plenty of room for tools, toys, and equipment. Ideally located just minutes from Downtown Vero, beautiful beaches, shopping, dining, and entertainment. Seller is also offering a concession toward a new A/C, making this an incredible opportunity you won’t want to miss! Please note that the bedroom photos have had all items digitally removed.

20. 2010-03-04
    soldstatus $65,000
21. 2002-09-30
    soldstatus $65,000

ⓘ 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: $691 · $58/mo
• Projected year-2 tax: $2,323 · $194/mo
• Expected delta: +$1,632/yr (+$136/mo · 236.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 46% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $32,338
• − Mortgage interest: −$15,679
• − Property taxes: −$691
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,587
• − Management: −$2,587
• − Depreciation: −$8,143
• Taxable income: $1,252
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $5,542/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 — 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

+361.4% since first listed

4 events — show timeline

• 2026-05-22 Listed $299,900 Beaches MLS
• 2026-05-16 Listed $299,900 RAIRCMLS
• 2010-03-04 Sold (Public Records) $65,000 Public Records
• 2002-09-30 Sold (Public Records) $65,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $691 · +8.5% YoY. Source: county tax records.