2205 17th Ave SW · Florida Ridge, FL 32962

$205,000

2 bd · 1.0 ba · 882 sqft · SingleFamily public records · 95 Days on market

Built 1982 Est $213k · at est. $34/mo HOA · 2% of rent

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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 +11.7/30.0
• ARV discount +9.1/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Turnkey investment opportunity! This well-maintained home features a tenant already in place, providing immediate income. Located in a desirable Vero Beach mainland neighborhood with strong rental demand, close to shopping, schools, dining, parks, beaches, and major roadways. Ideal for long-term hold in a stable Treasure Coast market. Unique portfolio opportunity: Seller is offering 2 additional properties in very close proximity with identical floorplans, tenants in place, allowing for a potential 3-home package purchase. HOA includes 2 pools, clubhouse, pickleball, tennis and more!

Key facts

• Close to parks
• Strong rental demand
• Close to schools

Tags

• STRONG RENTAL DEMAND
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS
• CLOSE TO DINING
• CLOSE TO PARKS
• CLOSE TO BEACHES

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Vero Beach Highlands POA with a $34 monthly fee; Association fee covers recreation facilities; Community amenities include basketball court, clubhouse, pickleball, tennis courts, trails/paths, and pool

Exterior

• Parking: Garage (1 car)
• Security: Smoke detector(s)
• Utilities: Public water; County sewer
• Home design: Single-story home; Frame and stucco construction; Shingle roof; West-facing; Has a view
• Construction: Frame and stucco construction; Shingle roof
• Exterior features: Patio with screened area; Community pool; Community has trails/paths

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Disposal; Electric water heater
• Bedrooms: Two bedrooms (10x11 and 11x11)
• Flooring: Tile
• Bathrooms: One full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Blinds; Double-hung windows; Unfurnished; Tile flooring
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-61 ($-732/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (16.9% below list).
• Recommended offer: $170k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: schools D, employment D, amenities F.
• 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 (+4.2%/yr); 348 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• This rent runs 31% 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 $6k 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 95 days — a 9% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago 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 $62k; list at $205k implies a 229% 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 $170,281 (16.9% 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 95 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $212,562
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2205 17th Ave SW	0.00mi	2/1.0	882 (0%)	0mo	$171,677	$195	100
2235 17th Ave SW	0.03mi	2/1.0	882 (0%)	0mo	$171,677	$195	98
2216 18th Ave SW	0.03mi	2/1.0	882 (0%)	0mo	$171,677	$195	98
2375 16th Ave SW	0.21mi	2/1.5	912 (+3%)	2mo	$250,000	$274	81
2195 19th Ave SW	0.12mi	2/1.0	900 (+2%)	15mo	$230,000	$256	78
2355 16th Ave SW	0.18mi	2/2.0	852 (-3%)	23mo	$250,000	$293	63
1676 17th Pl SW	0.58mi	2/2.0	960 (+9%)	1mo	$195,000	$203	54
1445 23rd St SW	0.20mi	2/2.0	1,000 (+13%)	23mo	$315,000	$315	45
1115 Highland Dr SW	0.48mi	2/2.0	936 (+6%)	23mo	$282,500	$302	44
1746 25th St SW	0.32mi	3/2.0 (+1)	996 (+13%)	13mo	$240,000	$241	44
1620 20th Ave SW	0.75mi	2/2.0	938 (+6%)	23mo	$203,000	$216	31

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 · 4.18% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.39×
• Total profit: $-35,040
• Equity at exit: $30,566

10-year hold

• IRR: -7.0%
• Equity multiple: 0.53×
• Total profit: $-26,840
• Equity at exit: $17,725

Cash invested: $57,400 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,703 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$212 /mo · $2,541/yr
• Insurance: −$85
• HOA: −$34
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-61

Break-even live

Break-even rent $1,780

Max offer price $194,223

Occupancy floor 99%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7500 Pensacola Rd Fort Pierce, FL	3.0	2.0	1125	$2,150	$1.91	14d	1	1.01mi

HOA detail

• Monthly dues: $34 · $408/yr
• Likely covers: pool

Listing history 17 events

1. 2026-04-30
   status Pending
2. 2026-02-26
   price $205,000
3. 2026-02-20
   price $207,000
4. 2026-02-20
   price $20,700
5. 2026-02-13
   price $209,900
6. 2026-02-05
   status Active
7. 2026-01-29
   status Pending
8. 2026-01-16
   listed $214,900 Active
9. 2025-12-18
   historical $1,700
10. 2025-12-18
    listed $1,700
11. 2025-11-23
    historical $1,700
12. 2025-11-01
    listed $1,700
13. 2024-09-28
    historical $1,700
14. 2024-09-27
    historical $1,700
15. 2024-08-03
    listed $1,700
16. 2024-08-03
    listed $1,700
17. 1982-08-01
    soldstatus $62,400

ⓘ 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: $2,541 · $212/mo
• Projected year-2 tax: $2,541 · $212/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 ≥107°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: $20,434
• − Mortgage interest: −$11,483
• − Property taxes: −$2,541
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − HOA: −$408
• − Depreciation: −$5,964
• Taxable loss: −$4,257
• Est. tax savings @ 24.0%: +$1,022
• After-tax cash flow: $290/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

+228.5% since first listed

17 events — show timeline

• 2026-04-30 Pending — RAIRCMLS
• 2026-02-26 Price Changed $205,000 RAIRCMLS
• 2026-02-20 Price Changed $207,000 RAIRCMLS
• 2026-02-20 Price Changed $20,700 RAIRCMLS
• 2026-02-13 Price Changed $209,900 RAIRCMLS
• 2026-02-05 Relisted — RAIRCMLS
• 2026-01-29 Pending — RAIRCMLS
• 2026-01-16 Listed $214,900 RAIRCMLS
• 2025-12-18 Rental Removed $1,700 RAIRCMLS
• 2025-12-18 Listed for Rent $1,700 RAIRCMLS
• 2025-11-23 Rental Removed $1,700 RAIRCMLS
• 2025-11-01 Listed for Rent $1,700 RAIRCMLS
• 2024-09-28 Rental Removed $1,700 RENT.
• 2024-09-27 Rental Removed $1,700 RAIRCMLS
• 2024-08-03 Listed for Rent $1,700 RAIRCMLS
• 2024-08-03 Listed for Rent $1,700 RENT.
• 1982-08-01 Sold (Public Records) $62,400 Public Records

Property tax history

+10.8%/yr

Latest (2025): $2,541 · +14.1% YoY. Source: county tax records.