7560 58th Ct · Winter Beach, FL 32967

$275,000

2 bd · 2.0 ba · 1,156 sqft · SingleFamily public records · 55 Days on market

Built 2006 7,840 sqft lot Est $320k · 14% under

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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).

• ARV discount +13.9/15.0
• Cash flow +13.1/30.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

No HOA! Bring your toys! Large fenced in area has room for RV's, four wheelers whatever......Minutes from ocean and Sand Ridge Golf Course. CBS construction, and completely fenced back yard with mango trees too! Over 1000SF of STUNNING brick pavers all around the exterior. Newer A/C, gutters, & nice sized Bedrooms. Brand new carpet in bedrooms, and tile in the rest of the house. EASILY converted into a 3 bedroom if needed. Adjacent lot is also available.

Key facts

• 7,840 sq ft lot
• Garage
• Built 2006

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-8 ($-97/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (16.7% below list).
• Recommended offer: $229k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.5% in Winter 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 75/100 on livability (#241 in FL, #3,826 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, housing A+; Watch: cost of living 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.
• Zoned schools: Treasure Coast Elementary School (math 61% / reading 57%, grade B-, #722 of 2,144 statewide, top 34%, 691 students, 59% FRL); Storm Grove Middle School (math 54% / reading 55%, grade B-, #183 of 571 statewide, top 34%, 1,020 students, 50% FRL); Sebastian River High School (math 29% / reading 45%, grade F, #340 of 667 statewide, top 52%, 1,843 students, 52% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents soft (-1.2%/yr); 611 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• This rent runs 35% 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 $8k 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 55 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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.

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 $229,186 (16.7% 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 55 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $320,212
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7535 58th Ct	0.05mi	2/1.0	1,267 (+10%)	8mo	$272,500	$215	71
7655 59th Ave	0.13mi	3/2.0 (+1)	1,256 (+9%)	18mo	$348,000	$277	59

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: -19.8%
• Equity multiple: 0.33×
• Total profit: $-51,808
• Equity at exit: $41,003

10-year hold

• IRR: -20.4%
• Equity multiple: 0.07×
• Total profit: $-71,796
• Equity at exit: $23,777

Cash invested: $77,000 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,292 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$262 /mo · $3,143/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-8

Break-even live

Break-even rent $2,302

Max offer price $273,575

Occupancy floor 95%

Sensitivity live

Price	-10% $148	-5% $70	+0% $-8	+5% $-86	+10% $-164
Rent	-10% $-189	-5% $-99	+0% $-8	+5% $82	+10% $173
Rate	-1.0pp $130	-0.5pp $62	base $-8	+0.5pp $-79	+1.0pp $-152

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4335 82nd St Vero Beach, FL	3.0	2.0	1352	$2,500	$1.85	23d	1	1.24mi
6385 86th Pl Sebastian, FL	3.0	2.0	1269	$1,850	$1.46	23d	1	1.49mi

Listing history 33 events

1. 2026-03-11
   status Pending
2. 2023-07-20
   soldstatus $268,000
3. 2023-05-16
   status Pending
4. 2023-05-08
   status Pending
5. 2023-03-21
   listed $275,000 Active
6. 2023-03-13
   price $275,000
7. 2023-03-02
   listed $285,000 Active
8. 2023-02-28
   historical
9. 2019-10-15
   soldstatus $175,000 Closed 462-char remark

   Show marketing remark (462 chars)

   No HOA! Bring your toys! Large fenced in area has room for RV's, four wheelers whatever......Minutes from ocean and Sand Ridge Golf Course. CBS construction, and completely fenced back yard with mango trees too! Over 1000SF of STUNNING brick pavers all around the exterior. Newer A/C, gutters, & nice sized Bedrooms. Brand new carpet in bedrooms, and tile in the rest of the house. EASILY converted into a 3 bedroom if needed. Adjacent lot is also available.

10. 2019-10-15
    soldstatus $175,000 Sold

    Show marketing remark (462 chars)

    No HOA! Bring your toys! Large fenced in area has room for RV's, four wheelers whatever......Minutes from ocean and Sand Ridge Golf Course. CBS construction, and completely fenced back yard with mango trees too! Over 1000SF of STUNNING brick pavers all around the exterior. Newer A/C, gutters, & nice sized Bedrooms. Brand new carpet in bedrooms, and tile in the rest of the house. EASILY converted into a 3 bedroom if needed. Adjacent lot is also available.

11. 2019-10-15
    soldstatus $175,000

    Show marketing remark (462 chars)

    No HOA! Bring your toys! Large fenced in area has room for RV's, four wheelers whatever......Minutes from ocean and Sand Ridge Golf Course. CBS construction, and completely fenced back yard with mango trees too! Over 1000SF of STUNNING brick pavers all around the exterior. Newer A/C, gutters, & nice sized Bedrooms. Brand new carpet in bedrooms, and tile in the rest of the house. EASILY converted into a 3 bedroom if needed. Adjacent lot is also available.

12. 2019-09-18
    historical Contingent 462-char remark

    Show marketing remark (462 chars)

    No HOA! Bring your toys! Large fenced in area has room for RV's, four wheelers whatever......Minutes from ocean and Sand Ridge Golf Course. CBS construction, and completely fenced back yard with mango trees too! Over 1000SF of STUNNING brick pavers all around the exterior. Newer A/C, gutters, & nice sized Bedrooms. Brand new carpet in bedrooms, and tile in the rest of the house. EASILY converted into a 3 bedroom if needed. Adjacent lot is also available.

13. 2019-09-18
    historical Contingent

    Show marketing remark (462 chars)

    No HOA! Bring your toys! Large fenced in area has room for RV's, four wheelers whatever......Minutes from ocean and Sand Ridge Golf Course. CBS construction, and completely fenced back yard with mango trees too! Over 1000SF of STUNNING brick pavers all around the exterior. Newer A/C, gutters, & nice sized Bedrooms. Brand new carpet in bedrooms, and tile in the rest of the house. EASILY converted into a 3 bedroom if needed. Adjacent lot is also available.

14. 2019-08-06
    listed $189,900 Active

    Show marketing remark (462 chars)

    No HOA! Bring your toys! Large fenced in area has room for RV's, four wheelers whatever......Minutes from ocean and Sand Ridge Golf Course. CBS construction, and completely fenced back yard with mango trees too! Over 1000SF of STUNNING brick pavers all around the exterior. Newer A/C, gutters, & nice sized Bedrooms. Brand new carpet in bedrooms, and tile in the rest of the house. EASILY converted into a 3 bedroom if needed. Adjacent lot is also available.

15. 2019-08-06
    listed $189,900 Active 462-char remark

    Show marketing remark (462 chars)

    No HOA! Bring your toys! Large fenced in area has room for RV's, four wheelers whatever......Minutes from ocean and Sand Ridge Golf Course. CBS construction, and completely fenced back yard with mango trees too! Over 1000SF of STUNNING brick pavers all around the exterior. Newer A/C, gutters, & nice sized Bedrooms. Brand new carpet in bedrooms, and tile in the rest of the house. EASILY converted into a 3 bedroom if needed. Adjacent lot is also available.

16. 2019-05-28
    historical
17. 2019-05-28
    historical Contingent
18. 2018-10-09
    historical
19. 2018-10-01
    status Pending
20. 2018-10-01
    status Pending
21. 2018-06-20
    historical Contingent
22. 2018-06-20
    historical Contingent
23. 2018-05-12
    price $189,000
24. 2018-05-11
    price $189,000
25. 2018-04-12
    listed $199,900 Active
26. 2018-04-11
    listed $199,900 Active
27. 2014-06-04
    soldstatus $60,000
28. 2014-05-09
    soldstatus $60,000
29. 2014-05-09
    soldstatus $60,000
30. 2014-04-15
    historical
31. 2013-07-29
    listed $70,000
32. 2005-03-29
    soldstatus $280,000
33. 1997-09-24
    soldstatus $59,500

ⓘ 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: $3,143 · $262/mo
• Projected year-2 tax: $3,143 · $262/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 4/10 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: $27,502
• − Mortgage interest: −$15,404
• − Property taxes: −$3,143
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − Depreciation: −$8,000
• Taxable loss: −$4,820
• Est. tax savings @ 24.0%: +$1,157
• After-tax cash flow: $1,060/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 — Winter Beach

• Score: 75/100
• State rank: #241
• US rank: #3826

Category grades

Amenities F Commute A+ Cost of living D+ Crime A+ Employment A 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
• 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

+350.4% since first listed

33 events — show timeline

• 2026-03-11 Pending — Beaches MLS
• 2023-07-20 Sold (Public Records) $268,000 Public Records
• 2023-05-16 Pending — Beaches MLS
• 2023-05-08 Pending — RAIRCMLS
• 2023-03-21 Listed $275,000 Beaches MLS
• 2023-03-13 Price Changed $275,000 RAIRCMLS
• 2023-03-02 Listed $285,000 RAIRCMLS
• 2023-02-28 Coming Soon — RAIRCMLS
• 2019-10-15 Sold (Public Records) $175,000 Public Records
• 2019-10-15 Sold (MLS) $175,000 RAIRCMLS
• 2019-10-15 Sold (MLS) $175,000 Beaches MLS
• 2019-09-18 Contingent — Beaches MLS
• 2019-09-18 Contingent — RAIRCMLS
• 2019-08-06 Listed $189,900 RAIRCMLS
• 2019-08-06 Listed $189,900 Beaches MLS
• 2019-05-28 Listing Removed — Beaches MLS
• 2019-05-28 Contingent — Beaches MLS
• 2018-10-09 Delisted — RAIRCMLS
• 2018-10-01 Pending — Beaches MLS
• 2018-10-01 Pending — RAIRCMLS
• 2018-06-20 Contingent — Beaches MLS
• 2018-06-20 Contingent — RAIRCMLS
• 2018-05-12 Price Changed $189,000 Beaches MLS
• 2018-05-11 Price Changed $189,000 RAIRCMLS
• 2018-04-12 Listed $199,900 RAIRCMLS
• 2018-04-11 Listed $199,900 Beaches MLS
• 2014-06-04 Sold (Public Records) $60,000 Public Records
• 2014-05-09 Sold (MLS) $60,000 RAIRCMLS
• 2014-05-09 Sold (MLS) $60,000 Beaches MLS
• 2014-04-15 Listing Removed — Beaches MLS
• 2013-07-29 Listed $70,000 Beaches MLS
• 2005-03-29 Sold (Public Records) $280,000 Public Records
• 1997-09-24 Sold (Public Records) $59,500 Public Records

Property tax history

+15.3%/yr

Latest (2025): $3,143 · +10.7% YoY. Source: county tax records.