6135 98th Ln · Sebastian, FL 32958

$90,000

2 bd · 2.0 ba · 876 sqft · Manufactured public records · 103 Days on market

Built 1976 4,791 sqft lot Est $175k · 49% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Opportunity awaits in Breezy Village! This 2BR/2BA manufactured home is ready for a complete refresh and offers great potential for the right buyer. A true fixer-upper needing significant TLC, this property could be the perfect project to flip, rent, or customize and make your own slice of Florida paradise. Located in the manufactured home community of Breezy Village, residents enjoy a community pool and clubhouse. Conveniently located near all Sebastian has to offer including the Indian River Lagoon, Atlantic Ocean beaches, parks, dining and shopping. Cash buyers only. Sold As-Is No repairs!

Key facts

• Clubhouse
• Community pool
• Parks

Tags

• COMMUNITY POOL
• CLUBHOUSE
• INDIAN RIVER LAGOON
• ATLANTIC OCEAN BEACHES
• PARKS
• DINING

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Breezy Village Mobile association; Monthly association fee $60; Association covers common areas and recreation facilities; Community amenities: clubhouse, shuffleboard, pool; Senior community

Exterior

• Parking: Driveway
• Utilities: Public water; County sewer
• Home design: Manufactured home; Single-story; Faces northeast
• Construction: Manufactured construction
• Exterior features: Porch (screened); Shed(s); Pool (community); Has view; Lot about 0.11 acres (71x64), less than quarter acre

Interior

• Kitchen: Built-in oven; Cooktop; Refrigerator
• Bedrooms: Two bedrooms (each about 10x11)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Has fireplace (1)
• Interior features: Jalousie windows; Unfurnished; Screened porch (24x11); Enclosed porch
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $991 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.5% 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; 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 38% 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 $622 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.
• At projected returns (-3.0% appreciation + 6.2% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $90k implies a 91% 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 $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 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 1976 — 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. 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. 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.
8. 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.
9. 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: 2.37% ✓
• Cap rate: 19.50%
• Cash-on-cash: 47.17%
• DSCR: 3.10
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $175,200
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6171 98th Ln	0.05mi	2/2.0	864 (-1%)	13mo	$173,000	$200	85
9755 61st Ter	0.10mi	2/2.0	984 (+12%)	0mo	$189,000	$192	75
9825 61st Pkwy	0.08mi	2/2.0	958 (+9%)	9mo	$195,000	$204	73
9810 61st Ter	0.06mi	2/2.0	984 (+12%)	10mo	$199,000	$202	68
9750 61st Ter	0.11mi	2/2.0	984 (+12%)	7mo	$99,999	$102	68
9755 61st Pl	0.11mi	3/2.0 (+1)	960 (+10%)	8mo	$191,000	$199	68

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: 48.3%
• Equity multiple: 3.21×
• Total profit: $55,724
• Equity at exit: $13,419

10-year hold

• IRR: 55.4%
• Equity multiple: 7.40×
• Total profit: $161,395
• Equity at exit: $7,782

Cash invested: $25,200 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,136 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$128 /mo · $1,530/yr
• Insurance: −$38
• HOA: −$60
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $991

Break-even live

Break-even rent $882

Max offer price $90,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,041	-5% $1,016	+0% $991	+5% $965	+10% $940
Rent	-10% $822	-5% $906	+0% $991	+5% $1,075	+10% $1,159
Rate	-1.0pp $1,036	-0.5pp $1,013	base $991	+0.5pp $967	+1.0pp $943

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: $22,500
• Closing costs: $2,700
• 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	14d	1	0.55mi
5790 Marina Dr #2 Sebastian, FL	2.0	2.0	1060	$2,200	$2.08	14d	1	0.60mi
5790 Marina Dr #2 Sebastian, FL	2.0	2.0	1060	$2,200	$2.08	22d	1	0.69mi
117 Acorn Ter Sebastian, FL	3.0	1.0	896	$1,800	$2.01	22d	1	1.45mi

HOA detail

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

Listing history 19 events

1. 2026-06-19
   days on market $90,000 Active 103 DOM
2. 2026-06-18
   days on market $90,000 Active 102 DOM
3. 2026-06-17
   days on market $90,000 Active 101 DOM
4. 2026-06-16
   days on market $90,000 Active 100 DOM
5. 2026-06-15
   days on market $90,000 Active 99 DOM
6. 2026-06-14
   days on market $90,000 Active 97 DOM
7. 2026-06-13
   days on market $90,000 Active 96 DOM
8. 2026-06-10
   days on market $90,000 Active 94 DOM
9. 2026-06-09
   days on market $90,000 Active 93 DOM
10. 2026-06-08
    days on market $90,000 Active 92 DOM
11. 2026-06-07
    days on market $90,000 Active 91 DOM
12. 2026-06-05
    days on market $90,000 Active 88 DOM
13. 2026-06-02
    days on market $90,000 Active 86 DOM
14. 2026-06-01
    days on market $90,000 Active 85 DOM
15. 2026-05-31
    days on market $90,000 Active 84 DOM
16. 2026-05-30
    days on market $90,000 Active 83 DOM
17. 2026-03-08
    listed $112,000 Active
18. 2000-03-02
    soldstatus $47,000
19. 1977-10-01
    soldstatus $6,000

ⓘ 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: $1,530 · $128/mo
• Projected year-2 tax: $1,530 · $128/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 ≥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: $25,633
• − Mortgage interest: −$5,041
• − Property taxes: −$1,530
• − Insurance: −$450
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − HOA: −$720
• − Depreciation: −$2,618
• Taxable income: $11,172
• Est. tax owed @ 24.0%: −$2,681
• After-tax cash flow: $9,205/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

+1766.7% since first listed

3 events — show timeline

• 2026-03-08 Listed $112,000 RAIRCMLS
• 2000-03-02 Sold (Public Records) $47,000 Public Records
• 1977-10-01 Sold (Public Records) $6,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,530 · +20.9% YoY. Source: county tax records.