85 Crooked Tree Ln #103 · Florida Ridge, FL 32962

$89,000

1 bd · 2.0 ba · 750 sqft · Condo public records · 78 Days on market

Built 1979 $496/mo HOA · 33% of rent

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Why this score? — see what drove the C+ 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 +22.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming first-floor condo with golf and green space views, plus a private screened porch. Tile flooring throughout the main living areas with carpet in the bedroom. The inviting kitchen features tiled countertops and backsplash. Updated windows and a newer front door with built-in blinds let the sunshine spill in. Both baths have newer vanities with granite tops. The screened porch offers tiled flooring and a roomy storage closet. Well-kept 55+ community with pools, tennis, pickleball, fitness room, shuffleboard, clubhouse, and a full calendar of activities. Water, sewer, trash, and basic cable are included.

Key facts

• $496 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Association with monthly HOA fee (includes cable TV, insurance, sewer, trash, common areas, recreation facility); Community amenities: Clubhouse, Fitness Center, Pool, Tennis courts, Shuffleboard court, Library, Laundry; Senior community

Exterior

• Parking: Assigned parking plus guest parking (1 open parking space total)
• Utilities: Public water; Public sewer; Electric service: Three phase; Cable available
• Home design: Condominium; Single-story; Entry-level living area; Faces west
• Construction: Concrete/Stucco/CBS construction; Tar/gravel roof; Built as a condo (resale)
• Exterior features: Screened porch; Open porch; Paved road frontage; Not waterfront

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling (central air)
• Interior features: No special interior features listed
• Laundry & utility: Laundry available in association

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $76 ($916/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.5% in Florida Ridge — 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 72/100 on livability (#353 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D, amenities F, health & safety 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); Oslo Middle School (math 39% / reading 45%, grade D-, #340 of 571 statewide, top 61%, 864 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 rising fast (+4.2%/yr); 348 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 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.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $11k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $89k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 33% of rent.
• Climate carrying-cost: severe flood risk; 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 $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.71% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.88%
• DSCR: 1.31
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.18% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.70×
• Total profit: $-7,395
• Equity at exit: $13,270

10-year hold

• IRR: 4.4%
• Equity multiple: 1.36×
• Total profit: $8,873
• Equity at exit: $7,695

Cash invested: $24,920 (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 32962

• Rents YoY: 4.2%
• Active inventory: 348
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$467
• Tax from tax record: −$59 /mo · $714/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$496
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $76

Break-even live

Break-even rent $1,425

Max offer price $89,000

Occupancy floor 90%

Sensitivity live

Price	-10% $127	-5% $102	+0% $76	+5% $51	+10% $26
Rent	-10% $-44	-5% $16	+0% $76	+5% $136	+10% $197
Rate	-1.0pp $121	-0.5pp $99	base $76	+0.5pp $53	+1.0pp $30

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 Crooked Tree Ln #203 Vero Beach, FL	1.0	1.5	750	$1,450	$1.93	21d	1	0.00mi
86 Crooked Tree Ln #102 Vero Beach, FL	2.0	2.0	1000	$2,000	$2.00	14d	1	0.03mi
60 Woodland Dr #204 Vero Beach, FL	1.0	1.0	630	$1,250	$1.98	14d	1	0.13mi
60 Woodland Dr Vero Beach, FL	1.0	1.0	630	$1,125	$1.79	21d	1	0.13mi
80 Crooked Tree Ln #106 Vero Beach, FL	2.0	2.0	1000	$1,900	$1.90	14d	1	0.14mi
95 Spring Lake Dr #103 Vero Beach, FL	1.0	1.5	750	$1,600	$2.13	21d	1	0.14mi
101 Spring Lake Dr #204 Vero Beach, FL	1.0	1.0	630	$1,275	$2.02	21d	1	0.15mi
58 Woodland Dr #206 Vero Beach, FL	2.0	2.0	1000	$1,800	$1.80	14d	1	0.17mi
103 Royal Oak Dr #106 Vero Beach, FL	2.0	2.0	1000	$1,800	$1.80	14d	1	0.17mi
65 Woodland Dr #207 Vero Beach, FL	2.0	2.0	1000	$1,600	$1.60	21d	1	0.19mi
102 Royal Oak Dr #105 Vero Beach, FL	1.0	1.5	750	$1,550	$2.07	21d	1	0.19mi
74 Royal Oak Ct #204 Vero Beach, FL	1.0	1.0	630	$1,175	$1.87	21d	1	0.27mi
50 Woodland Dr #203 Vero Beach, FL	1.0	1.5	750	$1,350	$1.80	14d	1	0.32mi
52 Woodland Dr #204 Vero Beach, FL	1.0	1.0	630	$1,300	$2.06	21d	1	0.35mi
5 Vista Palm Ln #203 Vero Beach, FL	1.0	1.5	750	$1,500	$2.00	14d	1	0.45mi
15 Vista Gardens Trl #104 Vero Beach, FL	1.0	1.0	630	$1,300	$2.06	14d	1	0.46mi
37 Pine Arbor Ln #101 Vero Beach, FL	2.0	2.0	1000	$1,600	$1.60	14d	1	0.49mi
36 Pine Arbor Ln Vero Beach, FL	2.0	2.0	1000	$1,550	$1.55	21d	2	0.51mi
43 Vista Gardens Trl #205 Vero Beach, FL	1.0	1.5	750	$1,450	$1.93	21d	1	0.56mi
23 Vista Gardens Trl #203 Vero Beach, FL	1.0	1.5	750	$1,500	$2.00	21d	1	0.63mi
28 Pine Arbor Ln #103 Vero Beach, FL	1.0	1.5	750	$1,200	$1.60	21d	1	0.64mi
16 Vista Palm Ln Vero Beach, FL	1.0–2.0	1.5–2.0	800	$1,500	$1.88	21d	2	0.66mi
19 Pine Arbor Ln #105 Vero Beach, FL	1.0	1.5	750	$1,800	$2.40	21d	1	0.68mi
36 Vista Gardens Trl #201 Vero Beach, FL	2.0	2.0	1000	$1,390	$1.39	21d	1	0.72mi
34 Vista Gardens Trl #107 Vero Beach, FL	2.0	2.0	1000	$1,350	$1.35	21d	1	0.73mi
33 Vista Gardens Trl #104 Vero Beach, FL	1.0	1.0	630	$1,500	$2.38	14d	1	0.73mi
26 Vista Gardens Trl #203 Vero Beach, FL	1.0	1.5	750	$1,350	$1.80	21d	1	0.74mi
35 Vista Gardens Trl #205 Vero Beach, FL	1.0	1.5	934	$1,400	$1.50	21d	1	0.74mi
11 Vista Gardens Trl #106 Vero Beach, FL	2.0	2.0	1000	$1,600	$1.60	21d	1	0.75mi
4 Vista Gardens Trl #207 Vero Beach, FL	2.0	2.0	1000	$1,550	$1.55	14d	1	0.75mi
28 Vista Gardens Trl #102 Vero Beach, FL	2.0	2.0	1000	$1,550	$1.55	21d	1	0.77mi
528 7th Sq #102 Vero Beach, FL	2.0	2.0	1095	$3,000	$2.74	21d	1	0.85mi
441 7th Pl #441 Vero Beach, FL	1.0	1.0	550	$1,250	$2.27	21d	1	0.87mi
462 7th Pl Vero Beach, FL	1.0	1.0	550	$1,400	$2.55	21d	1	0.90mi
522 7th Pl Unit 522 Vero Beach, FL	1.0	1.0	550	$1,500	$2.73	21d	1	0.92mi
1135 3rd Ave #101 Vero Beach, FL	2.0	2.0	906	$1,800	$1.99	21d	1	1.35mi

HOA detail condo

• Monthly dues: $496 · $5,952/yr
• Likely covers: watersewertrashcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-10
   status $89,000 Pending 78 DOM
2. 2026-06-09
   days on market $89,000 Active 78 DOM
3. 2026-06-08
   days on market $89,000 Active 77 DOM
4. 2026-06-07
   days on market $89,000 Active 76 DOM
5. 2026-06-05
   days on market $89,000 Active 73 DOM
6. 2026-06-02
   days on market $89,000 Active 71 DOM
7. 2026-06-01
   days on market $89,000 Active 70 DOM
8. 2026-05-31
   days on market $89,000 Active 69 DOM
9. 2026-05-30
   days on market $89,000 Active 68 DOM
10. 2026-05-11
    price $89,000 616-char remark

    Show marketing remark (615 chars)

    Charming first-floor condo with golf and green space views plus a private screened porch. Tile flooring throughout main living areas with carpet in the bedroom. The inviting kitchen features tiled countertops & backsplash. Updated windows and a newer front door with built-in blinds let the sunshine spill in. Both baths have newer vanities with granite tops. The screened porch offers tiled flooring and a roomy storage closet. Well-kept 55+ community with pools, tennis, pickleball, fitness room, shuffleboard, clubhouse & full calendar of activities. Water, sewer, trash & basic cable included.

11. 2026-05-11
    price $89,000

    Show marketing remark (615 chars)

    Charming first-floor condo with golf and green space views plus a private screened porch. Tile flooring throughout main living areas with carpet in the bedroom. The inviting kitchen features tiled countertops & backsplash. Updated windows and a newer front door with built-in blinds let the sunshine spill in. Both baths have newer vanities with granite tops. The screened porch offers tiled flooring and a roomy storage closet. Well-kept 55+ community with pools, tennis, pickleball, fitness room, shuffleboard, clubhouse & full calendar of activities. Water, sewer, trash & basic cable included.

12. 2026-05-11
    price $89,000 615-char remark

    Show marketing remark (615 chars)

    Charming first-floor condo with golf and green space views plus a private screened porch. Tile flooring throughout main living areas with carpet in the bedroom. The inviting kitchen features tiled countertops & backsplash. Updated windows and a newer front door with built-in blinds let the sunshine spill in. Both baths have newer vanities with granite tops. The screened porch offers tiled flooring and a roomy storage closet. Well-kept 55+ community with pools, tennis, pickleball, fitness room, shuffleboard, clubhouse & full calendar of activities. Water, sewer, trash & basic cable included.

13. 2026-03-20
    listed $99,900 Active 615-char remark

    Show marketing remark (615 chars)

    Charming first-floor condo with golf and green space views plus a private screened porch. Tile flooring throughout main living areas with carpet in the bedroom. The inviting kitchen features tiled countertops & backsplash. Updated windows and a newer front door with built-in blinds let the sunshine spill in. Both baths have newer vanities with granite tops. The screened porch offers tiled flooring and a roomy storage closet. Well-kept 55+ community with pools, tennis, pickleball, fitness room, shuffleboard, clubhouse & full calendar of activities. Water, sewer, trash & basic cable included.

14. 2026-03-19
    listed $99,900 Active 616-char remark

    Show marketing remark (616 chars)

    Charming first-floor condo with golf and green space views, plus a private screened porch. Tile flooring throughout the main living areas with carpet in the bedroom. The inviting kitchen features tiled countertops and backsplash. Updated windows and a newer front door with built-in blinds let the sunshine spill in. Both baths have newer vanities with granite tops. The screened porch offers tiled flooring and a roomy storage closet. Well-kept 55+ community with pools, tennis, pickleball, fitness room, shuffleboard, clubhouse, and a full calendar of activities. Water, sewer, trash, and basic cable are included.

15. 2026-03-19
    listed $99,900 Active

    Show marketing remark (616 chars)

    Charming first-floor condo with golf and green space views, plus a private screened porch. Tile flooring throughout the main living areas with carpet in the bedroom. The inviting kitchen features tiled countertops and backsplash. Updated windows and a newer front door with built-in blinds let the sunshine spill in. Both baths have newer vanities with granite tops. The screened porch offers tiled flooring and a roomy storage closet. Well-kept 55+ community with pools, tennis, pickleball, fitness room, shuffleboard, clubhouse, and a full calendar of activities. Water, sewer, trash, and basic cable are included.

16. 2026-03-13
    historical
17. 2026-02-23
    price $99,900
18. 2026-02-23
    price $99,900
19. 2026-02-23
    price $99,900
20. 2025-12-31
    listed $110,000 Active
21. 2025-12-30
    listed $110,000 Active
22. 1990-03-01
    soldstatus $34,500
23. 1979-01-01
    soldstatus $31,500

ⓘ 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: $714 · $59/mo
• Projected year-2 tax: $739 · $62/mo
• Expected delta: +$25/yr (+$2/mo · 3.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $18,260
• − Mortgage interest: −$4,985
• − Property taxes: −$714
• − Insurance: −$1,242
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − HOA: −$5,952
• − Depreciation: −$2,589
• Taxable loss: −$145
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $951/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 — Florida Ridge

• Score: 72/100
• State rank: #353
• US rank: #6129

Category grades

Amenities F Commute A+ Cost of living A+ Crime C+ Employment D Housing A+ Health & safety D- User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florida Ridge, FL
• County: Indian River County · 143,738 people
• City population: 25,629
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 25,522
• Household income: $66,664
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 425.0

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 (70%)
• Race & ethnicity: White 70% Black 13% Hispanic / Latino 12% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Romanian 4% Lithuanian 4% Italian 3%
• Foreign-born: 12% · Canada, Jamaica, Dominican Republic
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -182.13%
• Current HPI: 333.3274
• Rent YoY: ▲ 4.18%
• 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

+182.5% since first listed

14 events — show timeline

• 2026-05-11 Price Changed $89,000 SCMLS
• 2026-05-11 Price Changed $89,000 Beaches MLS
• 2026-05-11 Price Changed $89,000 RAIRCMLS
• 2026-03-20 Listed $99,900 RAIRCMLS
• 2026-03-19 Listed $99,900 Beaches MLS
• 2026-03-19 Listed $99,900 SCMLS
• 2026-03-13 Listing Removed — SCMLS
• 2026-02-23 Price Changed $99,900 Beaches MLS
• 2026-02-23 Price Changed $99,900 RAIRCMLS
• 2026-02-23 Price Changed $99,900 SCMLS
• 2025-12-31 Listed $110,000 SCMLS
• 2025-12-30 Listed $110,000 RAIRCMLS
• 1990-03-01 Sold (Public Records) $34,500 Public Records
• 1979-01-01 Sold (Public Records) $31,500 Public Records

Property tax history

+25.4%/yr

Latest (2025): $714 · +6.5% YoY. Source: county tax records.