6171 98th Rd · Sebastian, FL 32958

$179,900

2 bd · 2.0 ba · 1,107 sqft · Manufactured public records · 38 Days on market

Built 2011 Est $208k · 14% under $60/mo HOA · 3% of rent

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Why this score? — see what drove the B 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 +26.6/30.0
• ARV discount +13.6/15.0
• DSCR +9.1/10.0
• 1% rule +6.3/10.0
• Schools +4.2/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very Reasonably Priced and You Own Your Land! Discover exceptional value in this beautifully maintained 2011 manufactured home located in the highly desired Breezy Village 55+ Community. This charming 2-bed, 2-bath home comes furnished, offering a true turn-key, opportunity. The home is in excellent condition, featuring a bright, open layout w/ Large Kitchen complete with a double pantry. Breezy Village offers outstanding amenities including a clubhouse, community pool, and RV/boat/trailer storage for just $75/yr. Super-low HOA fee of $60/month, one of the most affordable options available.

Key facts

• Clubhouse
• Manufactured home
• Community pool

Tags

• MANUFACTURED HOME
• BREEZY VILLAGE
• CLUBHOUSE
• COMMUNITY POOL
• RV BOAT TRAILER STORAGE

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Breezy Village Assoc, $60 monthly HOA; HOA covers common areas; Community amenities: clubhouse, pool, park, library, billiard room, shuffleboard, barbecue, storage facilities; Senior community

Exterior

• Parking: Attached parking; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Manufactured home; One story; Home faces north
• Construction: Shingle roof; Manufactured construction
• Exterior features: Sprinkler/irrigation; Shed(s); Awning(s); Community pool; Has a view; Lot is less than quarter acre

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher; Pantry
• Bedrooms: Bedroom (12 x 9); Bedroom (13 x 12)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crown molding; High ceilings; Vaulted ceiling(s); Pantry; Walk-in closet(s); Single-hung windows; Window treatments; Sliding doors; Furnished
• Laundry & utility: Washer; Dryer; In-unit laundry (laundry closet); Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: schools 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 rising fast (+6.2%/yr); 412 active listings in the ZIP; 11 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 37% 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $70k; list at $180k implies a 157% 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 $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.48%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $208,116
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9845 61st Pkwy	0.04mi	2/2.0	1,014 (-8%)	1mo	$135,000	$133	83
9840 61st Ter	0.09mi	2/2.0	1,056 (-5%)	13mo	$199,000	$188	78
9800 61st Ter	0.13mi	2/2.0	1,076 (-3%)	17mo	$200,000	$186	75
9755 61st Ter	0.16mi	2/2.0	984 (-11%)	0mo	$189,000	$192	74
6141 98th Ln	0.05mi	2/2.0	1,032 (-7%)	17mo	$161,000	$156	72
9825 61st Pkwy	0.05mi	2/2.0	958 (-14%)	9mo	$195,000	$204	68
9810 61st Ter	0.12mi	2/2.0	984 (-11%)	10mo	$199,000	$202	68
9750 61st Ter	0.18mi	2/2.0	984 (-11%)	7mo	$99,999	$102	67
9755 61st Pl	0.13mi	3/2.0 (+1)	960 (-13%)	8mo	$191,000	$199	60

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: 4.1%
• Equity multiple: 1.17×
• Total profit: $8,322
• Equity at exit: $26,824

10-year hold

• IRR: 16.3%
• Equity multiple: 2.52×
• Total profit: $76,524
• Equity at exit: $15,554

Cash invested: $50,372 (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 32958

• Home prices YoY: -13.1%
• Rents YoY: 6.2%
• Active inventory: 412
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,040 high
• Mortgage (P&I): −$943
• Tax from tax record: −$52 /mo · $621/yr
• Insurance: −$75
• HOA: −$60
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $482

Break-even live

Break-even rent $1,431

Max offer price $179,900

Occupancy floor 71%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Crawford Dr Sebastian, FL	2.0	1.0	1100	$2,200	$2.00	13d	1	0.49mi
151 Mabry St Sebastian, FL	3.0	2.0	1199	$1,850	$1.54	20d	1	0.60mi
5790 Marina Dr #2 Sebastian, FL	2.0	2.0	1060	$2,200	$2.08	13d	1	0.66mi
5790 Marina Dr #2 Sebastian, FL	2.0	2.0	1060	$2,200	$2.08	20d	1	0.74mi
186 Empress Ave Unit B Sebastian, FL	2.0	2.0	1398	$1,575	$1.13	20d	1	0.93mi
834 Dolores St Sebastian, FL	3.0	1.0	1253	$1,600	$1.28	13d	1	1.06mi
6240 E Mirror Lake Dr Unit 201 Sebastian, FL	2.0	2.0	1150	$1,750	$1.52	20d	1	1.15mi
6124 River Run Dr Unit B Sebastian, FL	2.0	2.0	1285	$2,200	$1.71	20d	1	1.38mi
117 Acorn Ter Sebastian, FL	3.0	1.0	896	$1,800	$2.01	20d	1	1.40mi
1421 Thornhill Ln Sebastian, FL	3.0	2.0	1216	$2,800	$2.30	13d	1	1.49mi
6385 86th Pl Sebastian, FL	3.0	2.0	1269	$1,850	$1.46	20d	1	1.50mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-15
   statusdays on market $179,900 Pending 38 DOM
2. 2026-06-14
   days on market $179,900 Active 37 DOM
3. 2026-06-13
   days on market $179,900 Active 36 DOM
4. 2026-06-10
   days on market $179,900 Active 34 DOM
5. 2026-06-09
   days on market $179,900 Active 33 DOM
6. 2026-06-08
   days on market $179,900 Active 32 DOM
7. 2026-06-07
   days on market $179,900 Active 31 DOM
8. 2026-06-05
   days on market $179,900 Active 28 DOM
9. 2026-06-02
   days on market $179,900 Active 26 DOM
10. 2026-06-01
    days on market $179,900 Active 25 DOM
11. 2026-05-31
    days on market $179,900 Active 24 DOM
12. 2026-05-30
    days on market $179,900 Active 23 DOM
13. 2026-05-07
    listed $179,900 Active 597-char remark

    Show marketing remark (597 chars)

    Very Reasonably Priced and You Own Your Land! Discover exceptional value in this beautifully maintained 2011 manufactured home located in the highly desired Breezy Village 55+ Community. This charming 2-bed, 2-bath home comes furnished, offering a true turn-key, opportunity. The home is in excellent condition, featuring a bright, open layout w/ Large Kitchen complete with a double pantry. Breezy Village offers outstanding amenities including a clubhouse, community pool, and RV/boat/trailer storage for just $75/yr. Super-low HOA fee of $60/month, one of the most affordable options available.

14. 2026-05-07
    listed $179,900 Active

    Show marketing remark (597 chars)

    Very Reasonably Priced and You Own Your Land! Discover exceptional value in this beautifully maintained 2011 manufactured home located in the highly desired Breezy Village 55+ Community. This charming 2-bed, 2-bath home comes furnished, offering a true turn-key, opportunity. The home is in excellent condition, featuring a bright, open layout w/ Large Kitchen complete with a double pantry. Breezy Village offers outstanding amenities including a clubhouse, community pool, and RV/boat/trailer storage for just $75/yr. Super-low HOA fee of $60/month, one of the most affordable options available.

15. 2026-02-13
    price $179,900
16. 2026-01-15
    listed $189,900 Active
17. 2025-09-23
    listed $199,000 Active
18. 2017-09-06
    soldstatus $70,000
19. 2010-02-25
    soldstatus $11,250
20. 2003-09-05
    soldstatus $9,500

ⓘ 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: $621 · $52/mo
• Projected year-2 tax: $1,493 · $124/mo
• Expected delta: +$872/yr (+$73/mo · 140.5%)

ⓘ 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: $24,485
• − Mortgage interest: −$10,077
• − Property taxes: −$621
• − Insurance: −$900
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − HOA: −$720
• − Depreciation: −$5,233
• Taxable income: $3,017
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $5,058/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

• 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

+1793.7% since first listed

8 events — show timeline

• 2026-05-07 Listed $179,900 RAIRCMLS
• 2026-05-07 Listed $179,900 SCMLS
• 2026-02-13 Price Changed $179,900 RAIRCMLS
• 2026-01-15 Listed $189,900 RAIRCMLS
• 2025-09-23 Listed $199,000 RAIRCMLS
• 2017-09-06 Sold (Public Records) $70,000 Public Records
• 2010-02-25 Sold (Public Records) $11,250 Public Records
• 2003-09-05 Sold (Public Records) $9,500 Public Records

Property tax history

-4.1%/yr

Latest (2025): $621 · +56.7% YoY. Source: county tax records.