1306 17th Pl · Vero Beach, FL 32960

$109,000

2 bd · 1.0 ba · 1,330 sqft · SingleFamily public records · 9 Days on market

Built 1950 7,405 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This 3BD/2BA single-family home sits on a 0.17-acre, offering the perfect canvas for your next fixer-upper or handyman special. Featuring a screened porch, two sheds for extra storage, and ceiling fans throughout, the property has great potential and is ready for your updates and improvements. Conveniently positioned just minutes from Downtown Vero Beach. Enjoy close proximity to Ocean Drive, known for its restaurants, boutiques, and nightlife. Surrounded by parks, schools, shopping centers, museums, and everyday conveniences—this is a prime rental and resale location. Strong long-term rental demand Multiple exit strategies: flip, rent, or hold Significant upside through renovations a

Key facts

• 7,405 sq ft lot
• Built 1950
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Cap rate 19.7% 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: Vero Beach Elementary School (math 39% / reading 36%, grade F, #1,596 of 2,144 statewide, top 75%, 599 students, 80% 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).
• Market conditions: Rents soft (-1.7%/yr); 206 active listings in the ZIP; 40 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).
• At $2,391/mo this rent would consume 52% 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 $754 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 + 0.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,000

Questions for the listing agent

1. Built in 1950 — 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: 2.19% ✓
• Cap rate: 19.75%
• Cash-on-cash: 48.05%
• DSCR: 3.14
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $336,490
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1306 17th Pl	0.00mi	3/2.0 (+1)	1,330 (0%)	0mo	$161,000	$121	91
1841 21st Ave	0.53mi	2/1.5	1,356 (+2%)	2mo	$205,000	$151	68
2346 18th Ave	0.65mi	2/1.5	1,256 (-6%)	0mo	$350,000	$279	58
1735 20th Ct	0.50mi	2/1.0	1,214 (-9%)	8mo	$335,000	$276	55
1562 24th Ave	0.74mi	3/2.0 (+1)	1,360 (+2%)	3mo	$190,000	$140	50
1352 13th Ave	0.53mi	3/2.0 (+1)	1,388 (+4%)	10mo	$290,000	$209	50
2025 15th St	0.61mi	3/2.0 (+1)	1,408 (+6%)	5mo	$367,000	$261	49
2434 19th Ave	0.74mi	3/2.0 (+1)	1,335 (+0%)	11mo	$432,500	$324	47
2446 18th Ave	0.72mi	3/2.0 (+1)	1,379 (+4%)	8mo	$335,000	$243	45
2234 18th Ave	0.57mi	2/1.0	1,175 (-12%)	12mo	$360,000	$306	44
2486 Granada Ave	0.74mi	2/2.0	1,464 (+10%)	9mo	$215,000	$147	37
1835 24th Ave	0.72mi	3/2.0 (+1)	1,483 (+12%)	5mo	$375,000	$253	34

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: 42.2%
• Equity multiple: 2.74×
• Total profit: $53,146
• Equity at exit: $16,252

10-year hold

• IRR: 47.0%
• Equity multiple: 4.91×
• Total profit: $119,355
• Equity at exit: $9,424

Cash invested: $30,520 (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: 3.8×

Monthly cashflow live

• Estimated rent: $2,391 high
• Mortgage (P&I): −$572
• Tax from tax record: −$49 /mo · $594/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $1,222

Break-even live

Break-even rent $844

Max offer price $109,000

Occupancy floor 44%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1936 18th Ave Unit A Vero Beach, FL	2.0	1.0	1100	$2,000	$1.82	20d	1	0.32mi
939 19th St Unit 961 Vero Beach, FL	2.0	2.0	1000	$1,850	$1.85	20d	1	0.42mi
1725 20th Ave Vero Beach, FL	3.0	2.0	1394	$3,000	$2.15	13d	1	0.43mi
2222 Ponce De Leon Cir Unit B Vero Beach, FL	2.0	1.0	970	$1,650	$1.70	13d	1	0.55mi
859 20th St Vero Beach, FL	2.0	2.0	1736	$6,000	$3.46	20d	1	0.56mi
2035 15th Pl Vero Beach, FL	1.0	1.0	1400	$1,750	$1.25	13d	1	0.59mi
974 14th Ln Vero Beach, FL	1.0–3.0	1.0–3.0	1828	$4,049	$2.21	13d	32	0.61mi
1748 23rd St Vero Beach, FL	1.0	1.0	900	$1,250	$1.39	13d	1	0.62mi
1616 24th Ave Vero Beach, FL	3.0	2.0	1430	$2,495	$1.74	13d	1	0.69mi
1608 24th Ave Unit NA Vero Beach, FL	3.0	2.0	1800	$2,000	$1.11	20d	1	0.70mi
1306 12th St Unit B Vero Beach, FL	2.0	1.0	1000	$1,600	$1.60	20d	1	0.71mi
843 22nd Pl Vero Beach, FL	2.0	1.0	1790	$3,300	$1.84	13d	1	0.73mi
2434 19th Ave Vero Beach, FL	3.0	2.0	1335	$3,500	$2.62	13d	1	0.75mi
686 17th St Vero Beach, FL	2.0	1.0	950	$1,700	$1.79	13d	2	0.75mi
808 22nd St Unit 8 Vero Beach, FL	2.0	2.0	1000	$1,465	$1.47	20d	1	0.75mi
635 18th Pl Vero Beach, FL	3.0	2.0	1120	$2,300	$2.05	20d	1	0.78mi
2616 15th St Vero Beach, FL	2.0	2.0	1268	$2,400	$1.89	13d	1	0.93mi
677 Royal Palm Blvd #22 Vero Beach, FL	2.0	2.0	1200	$1,700	$1.42	13d	1	0.95mi
2706 10th Ave Vero Beach, FL	3.0	2.0	1818	$3,200	$1.76	13d	1	0.96mi
400 18th St Vero Beach, FL	2.0	2.0	1065	$1,512	$1.42	13d	2	1.01mi
400 18th St Vero Beach, FL	2.0	2.0	1065	$1,575	$1.48	20d	1	1.01mi
1450 5th Ave Vero Beach, FL	3.0	2.0	1124	$2,400	$2.14	20d	1	1.05mi
516 13th Pl Vero Beach, FL	3.0	2.0	1102	$1,800	$1.63	20d	1	1.06mi
1136 9th Sq Unit 1467671P Vero Beach, FL	3.0	2.0	1399	$4,165	$2.98	20d	1	1.08mi
600 Royal Palm Blvd Unit 1A Vero Beach, FL	2.0	2.0	1400	$2,000	$1.43	20d	1	1.08mi
1330 28th Ave Vero Beach, FL	3.0	2.0	1488	$3,200	$2.15	20d	1	1.09mi
303 18th Pl Vero Beach, FL	2.0	1.5	1200	$1,599	$1.33	20d	1	1.12mi
676 Royal Palm Pl Vero Beach, FL	3.0	2.0	1860	$5,500	$2.96	13d	1	1.12mi
315 18th Pl Unit 315 Vero Beach, FL	2.0	1.5	1200	$1,599	$1.33	20d	1	1.13mi
1801 Indian River Blvd Unit C7 Vero Beach, FL	2.0	2.0	1200	$1,700	$1.42	13d	1	1.16mi
1510 3rd Ct Vero Beach, FL	3.0	2.0	950	$6,000	$6.32	13d	1	1.17mi
2745 Atlantic Blvd Vero Beach, FL	3.0	2.0	1145	$2,150	$1.88	13d	1	1.17mi
2145 30th Ave Vero Beach, FL	2.0	2.0	1036	$3,500	$3.38	13d	1	1.21mi
1953 Robalo Dr Vero Beach, FL	2.0	2.0	1400	$5,000	$3.57	20d	1	1.24mi
1873 Robalo Dr Vero Beach, FL	2.0	2.0	1152	$2,300	$2.00	20d	1	1.24mi
1845 Robalo Dr Unit 205 Vero Beach, FL	2.0	2.0	1000	$2,500	$2.50	20d	1	1.24mi
1914 Robalo Dr Vero Beach, FL	2.0	2.0	1572	$7,000	$4.45	13d	1	1.27mi
1860 Robalo Dr Vero Beach, FL	2.0	2.0	950	$2,600	$2.74	20d	2	1.28mi
1170 6th Ave Unit 2D Vero Beach, FL	2.0	2.5	1170	$1,800	$1.54	13d	1	1.29mi
572 10th Pl Vero Beach, FL	3.0	2.0	1524	$2,500	$1.64	20d	1	1.30mi

Listing history 3 events

1. 2026-05-12
   soldstatus $116,600
2. 2026-04-07
   status Pending
3. 2026-03-29
   listed $109,000 Active

ⓘ 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: $594 · $49/mo
• Projected year-2 tax: $905 · $75/mo
• Expected delta: +$311/yr (+$26/mo · 52.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 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: $28,687
• − Mortgage interest: −$6,106
• − Property taxes: −$594
• − Insurance: −$545
• − Repairs & maintenance: −$2,295
• − Management: −$2,295
• − Depreciation: −$3,171
• Taxable income: $13,681
• Est. tax owed @ 24.0%: −$3,284
• After-tax cash flow: $11,381/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

+7.0% since first listed

3 events — show timeline

• 2026-05-12 Sold (Public Records) $116,600 Public Records
• 2026-04-07 Pending — Beaches MLS
• 2026-03-29 Listed $109,000 Beaches MLS

Property tax history

-1.7%/yr

Latest (2025): $594 · +12.3% YoY. Source: county tax records.