6200 99th St #98 · Sebastian, FL 32958

$159,900

3 bd · 2.0 ba · 1,387 sqft · Manufactured · 401 Days on market

Built 2025 Est $203k · 21% under

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

This three-bedroom, two-bath brand new and beautifully designed with excellent closet space, comfortable living areas, and a fantastic location in a sought-after 55+ community. The gourmet kitchen is a true highlight, designed for both beauty and functionality. A separate laundry room adds extra convenience, while a carport and an 8' x 8' shed offer ample storage and protection for your vehicles. Inside, this home shines with elegant finishes including a neutral color scheme, crown moldings, and LED lighting throughout. Beach Cove is an inviting 55+ active community nestled in sunny Sebastian, FL. Surrounded by picturesque views, this quaint community offers a newly remodeled clubhouse, a n

Key facts

• Shed
• Open floorplan
• Gourmet kitchen

Tags

• WALK-IN SHOWER
• OPEN FLOORPLAN
• GOURMET KITCHEN
• SEPARATE LAUNDRY ROOM
• CARPORT
• SHED

Property features AI

Finance

• Financial info: List price $159,900

Exterior

• Home design: Spec new construction; Address: 6200 99th St #98, Sebastian FL 32958

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1,387

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 15 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 40% 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 $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 401 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 401 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.38% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.01%
• DSCR: 1.76
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $202,502
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9850 61st Ter	0.19mi	3/2.0	1,536 (+11%)	13mo	$225,000	$146	62
33 Treasure Cir	0.39mi	2/2.0 (-1)	1,398 (+1%)	16mo	$179,000	$128	62

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: 11.9%
• Equity multiple: 1.49×
• Total profit: $21,907
• Equity at exit: $23,842

10-year hold

• IRR: 23.3%
• Equity multiple: 3.31×
• Total profit: $103,547
• Equity at exit: $13,825

Cash invested: $44,772 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,202 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $635

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 66%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	0.36mi
151 Mabry St Sebastian, FL	3.0	2.0	1199	$1,850	$1.54	21d	1	0.46mi
113 Marsh St Sebastian, FL	4.0	2.0	1300	$1,856	$1.43	13d	1	0.64mi
1201 Schumann Dr Sebastian, FL	4.0	2.0	1300	$2,021	$1.55	13d	1	0.66mi
5790 Marina Dr #2 Sebastian, FL	2.0	2.0	1060	$2,200	$2.08	13d	1	0.80mi
186 Empress Ave Unit B Sebastian, FL	2.0	2.0	1398	$1,575	$1.13	21d	1	0.82mi
5790 Marina Dr #2 Sebastian, FL	2.0	2.0	1060	$2,200	$2.08	21d	1	0.88mi
834 Dolores St Sebastian, FL	3.0	1.0	1253	$1,600	$1.28	13d	1	0.95mi
6240 E Mirror Lake Dr Unit 201 Sebastian, FL	2.0	2.0	1150	$1,750	$1.52	21d	1	1.09mi
1836 Barber St Sebastian, FL	4.0	2.0	1851	$2,000	$1.08	21d	1	1.20mi
8920 66th Ave Sebastian, FL	4.0	2.0	1326	$3,000	$2.26	21d	1	1.26mi
155 Midvale Ter Sebastian, FL	3.0	2.0	1853	$3,000	$1.62	21d	1	1.28mi
6124 River Run Dr Unit B Sebastian, FL	2.0	2.0	1285	$2,200	$1.71	21d	1	1.31mi
117 Acorn Ter Sebastian, FL	3.0	1.0	896	$1,800	$2.01	21d	1	1.34mi
1421 Thornhill Ln Sebastian, FL	3.0	2.0	1216	$2,800	$2.30	13d	1	1.39mi

Listing history 16 events

1. 2026-06-19
   days on market $159,900 Active 401 DOM
2. 2026-06-18
   days on market $159,900 Active 400 DOM
3. 2026-06-17
   days on market $159,900 Active 399 DOM
4. 2026-06-16
   days on market $159,900 Active 398 DOM
5. 2026-06-15
   days on market $159,900 Active 397 DOM
6. 2026-06-14
   days on market $159,900 Active 395 DOM
7. 2026-06-13
   days on market $159,900 Active 394 DOM
8. 2026-06-10
   days on market $159,900 Active 392 DOM
9. 2026-06-09
   days on market $159,900 Active 391 DOM
10. 2026-06-08
    days on market $159,900 Active 390 DOM
11. 2026-06-07
    days on market $159,900 Active 389 DOM
12. 2026-06-05
    days on market $159,900 Active 386 DOM
13. 2026-06-02
    days on market $159,900 Active 384 DOM
14. 2026-06-01
    days on market $159,900 Active 383 DOM
15. 2026-05-31
    days on market $159,900 Active 382 DOM
16. 2026-05-30
    days on market $159,900 Active 381 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $26,425
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − Depreciation: −$4,652
• Taxable income: $5,391
• Est. tax owed @ 24.0%: −$1,294
• After-tax cash flow: $6,322/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