9056 86th Pl · Vero Lake Estates, FL 32967

$325,888

3 bd · 2.0 ba · 1,673 sqft · Land · 62 Days on market

Built 2026 0.34 ac lot ↓ 3% since listing

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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).

• Cash flow +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• 1% rule +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home features an open living room that flows into a beautifully designed dining area and kitchen. The kitchen is the heart of the house, boasting elegant cabinetry, Quartz countertops, and stainless steel appliances, including a range with a microwave and dishwasher. The primary suite includes a private bath with dual vanity sinks and a spacious walk-in closet. Three more inviting bedrooms and a full secondary bath provide ample space. A two-car garage offers plenty of storage, and energy-efficient Low-E insulated dual-pane windows enhance comfort. (Photos are virtually staged)

Key facts

• Quartz countertops
• Open living room
• Elegant cabinetry

Tags

• OPEN LIVING ROOM
• DINING AREA
• KITCHEN
• ELEGANT CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Lot approximately 0.34 acres (1/4 to less than 1/2 acre); Paved road access; Builder-reported living area ~1673 sq ft; Unfurnished

Exterior

• Parking: Attached 2-car garage (19 x 20) with garage door opener; Driveway parking
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; Under construction (projected completion June 19, 2026); One story; West-facing entry
• Construction: Block and stucco construction; Shingle roof; Slab foundation; New construction by Century Complete (Model: QUAIL RIDGE B6)
• Exterior features: Exterior lighting; Sidewalk; Sliding doors; Other exterior features

Interior

• Kitchen: Range; Microwave; Dishwasher; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning
• Interior features: Open floorplan; Stone counters; Thermostat; Walk-in closet(s); Double-pane / insulated / thermal windows
• Laundry & utility: Inside laundry room with washer and electric dryer hookups

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $326k.

Deal economics

• At list price, monthly cash flow is $-355 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (23.4% below list).
• Recommended offer: $250k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.9% in Vero Lake Estates — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Treasure Coast Elementary School (math 61% / reading 57%, grade B-, #722 of 2,144 statewide, top 34%, 691 students, 59% FRL); Sebastian River Middle School (math 46% / reading 44%, grade D, #310 of 571 statewide, top 56%, 862 students, 65% 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 soft (-1.2%/yr); 611 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• This rent runs 38% of the median local income ($78k/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 $10k 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 62 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 3 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 $90k; list at $326k implies a 262% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,752 (23.4% 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 62 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 0.77% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.94%
• DSCR: 1.04
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.7%
• Equity multiple: 0.09×
• Total profit: $-82,653
• Equity at exit: $48,591

10-year hold

• IRR: -43.2%
• Equity multiple: -0.41×
• Total profit: $-129,030
• Equity at exit: $28,177

Cash invested: $91,249 (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 32967

• Home prices YoY: -24.4%
• Rents YoY: -1.2%
• Active inventory: 611
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,498 high
• Mortgage (P&I): −$1,709
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$136
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-355

Break-even live

Break-even rent $2,947

Max offer price $263,176

Occupancy floor —

Sensitivity live

Price	-10% $-171	-5% $-263	+0% $-355	+5% $-818	+10% $-931
Rent	-10% $-552	-5% $-454	+0% $-355	+5% $-256	+10% $-158
Rate	-1.0pp $-191	-0.5pp $-272	base $-355	+0.5pp $-439	+1.0pp $-525

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: $81,472
• Closing costs: $9,777
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Bellamy Trl Sebastian, FL	4.0	2.0	1893	$2,300	$1.22	23d	1	0.89mi
8516 E 98th Ave Vero Beach, FL	3.0	2.0	1514	$2,500	$1.65	15d	1	0.96mi
9715 79th St Vero Beach, FL	3.0	2.0	1152	$1,825	$1.58	15d	1	1.30mi
722 Carnival Ter Sebastian, FL	3.0	2.0	1430	$2,300	$1.61	15d	1	1.31mi
8185 99th Ct Vero Beach, FL	3.0	2.0	1449	$2,075	$1.43	23d	1	1.31mi
9024 100th Ct Vero Beach, FL	3.0	2.0	1852	$2,500	$1.35	23d	1	1.33mi
1507 Ocean Cove St Sebastian, FL	3.0	2.0	1661	$2,100	$1.26	15d	1	1.37mi

Listing history 15 events

1. 2026-04-29
   status Pending 593-char remark

   Show marketing remark (593 chars)

   Charming home features an open living room that flows into a beautifully designed dining area and kitchen. The kitchen is the heart of the house, boasting elegant cabinetry, Quartz countertops, and stainless steel appliances, including a range with a microwave and dishwasher. The primary suite includes a private bath with dual vanity sinks and a spacious walk-in closet. Three more inviting bedrooms and a full secondary bath provide ample space. A two-car garage offers plenty of storage, and energy-efficient Low-E insulated dual-pane windows enhance comfort. (Photos are virtually staged)

2. 2026-04-29
   status Pending

   Show marketing remark (593 chars)

   Charming home features an open living room that flows into a beautifully designed dining area and kitchen. The kitchen is the heart of the house, boasting elegant cabinetry, Quartz countertops, and stainless steel appliances, including a range with a microwave and dishwasher. The primary suite includes a private bath with dual vanity sinks and a spacious walk-in closet. Three more inviting bedrooms and a full secondary bath provide ample space. A two-car garage offers plenty of storage, and energy-efficient Low-E insulated dual-pane windows enhance comfort. (Photos are virtually staged)

3. 2026-04-08
   price $325,888 593-char remark

   Show marketing remark (593 chars)

   Charming home features an open living room that flows into a beautifully designed dining area and kitchen. The kitchen is the heart of the house, boasting elegant cabinetry, Quartz countertops, and stainless steel appliances, including a range with a microwave and dishwasher. The primary suite includes a private bath with dual vanity sinks and a spacious walk-in closet. Three more inviting bedrooms and a full secondary bath provide ample space. A two-car garage offers plenty of storage, and energy-efficient Low-E insulated dual-pane windows enhance comfort. (Photos are virtually staged)

4. 2026-04-08
   price $325,888

   Show marketing remark (593 chars)

   Charming home features an open living room that flows into a beautifully designed dining area and kitchen. The kitchen is the heart of the house, boasting elegant cabinetry, Quartz countertops, and stainless steel appliances, including a range with a microwave and dishwasher. The primary suite includes a private bath with dual vanity sinks and a spacious walk-in closet. Three more inviting bedrooms and a full secondary bath provide ample space. A two-car garage offers plenty of storage, and energy-efficient Low-E insulated dual-pane windows enhance comfort. (Photos are virtually staged)

5. 2026-03-04
   listed $339,990 Active 593-char remark

   Show marketing remark (593 chars)

   Charming home features an open living room that flows into a beautifully designed dining area and kitchen. The kitchen is the heart of the house, boasting elegant cabinetry, Quartz countertops, and stainless steel appliances, including a range with a microwave and dishwasher. The primary suite includes a private bath with dual vanity sinks and a spacious walk-in closet. Three more inviting bedrooms and a full secondary bath provide ample space. A two-car garage offers plenty of storage, and energy-efficient Low-E insulated dual-pane windows enhance comfort. (Photos are virtually staged)

6. 2026-02-26
   listed $339,990 Active
7. 2025-06-12
   soldstatus $90,000
8. 2025-05-27
   soldstatus $45,000 Closed
9. 2025-05-17
   status Pending
10. 2025-04-03
    historical Active Under Contract
11. 2025-03-23
    price $59,900
12. 2025-02-05
    listed $75,000 Active
13. 2023-03-24
    soldstatus $73,000
14. 2012-07-09
    soldstatus $113,600
15. 2004-09-14
    soldstatus $335,400

ⓘ 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: $681 · $57/mo
• Projected year-2 tax: $2,705 · $225/mo
• Expected delta: +$2,024/yr (+$169/mo · 297.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $29,970
• − Mortgage interest: −$18,255
• − Property taxes: −$681
• − Insurance: −$6,748
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − Depreciation: −$9,480
• Taxable loss: −$9,989
• Est. tax savings @ 24.0%: +$2,397
• After-tax cash flow: $-1,863/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 Lake Estates

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Vero Lake Estates, FL
• County: Indian River County · 143,738 people
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 27,240
• Household income: $78,058
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 674.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Black 17% Two or more races 16% Hispanic / Latino 15%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Cuban 2% Salvadoran 2%
• Common ancestry: Romanian 3% Hispanic 3% Lithuanian 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 9% French/Haitian/Cajun 3% 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: ▼ -91.34%
• Current HPI: 282.6156
• Rent YoY: ▼ -1.16%
• 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

-2.8% since first listed

15 events — show timeline

• 2026-04-29 Pending — RAIRCMLS
• 2026-04-29 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $325,888 RAIRCMLS
• 2026-04-08 Price Changed $325,888 Stellar MLS as Distributed by MLS Grid
• 2026-03-04 Listed $339,990 RAIRCMLS
• 2026-02-26 Listed $339,990 Stellar MLS as Distributed by MLS Grid
• 2025-06-12 Sold (Public Records) $90,000 Public Records
• 2025-05-27 Sold (MLS) $45,000 RAIRCMLS
• 2025-05-17 Pending — RAIRCMLS
• 2025-04-03 Contingent — RAIRCMLS
• 2025-03-23 Price Changed $59,900 RAIRCMLS
• 2025-02-05 Listed $75,000 RAIRCMLS
• 2023-03-24 Sold (Public Records) $73,000 Public Records
• 2012-07-09 Sold (Public Records) $113,600 Public Records
• 2004-09-14 Sold (Public Records) $335,400 Public Records

Property tax history

+8.9%/yr

Latest (2025): $681 · +12.1% YoY. Source: county tax records.