1555 14th Ave #209 · Vero Beach, FL 32960

$120,000

2 bd · 2.0 ba · 1,250 sqft · Condo public records · 321 Days on market

Built 1960 $400/mo HOA · 18% of rent

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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

Beautifully updated 2BR/2BA second-floor condo in desirable Sutton Place! Features vaulted ceilings, tile flooring, and a screened balcony with storage—perfect for enjoying the Florida breeze. Sutton Place is a quiet, well-maintained community offering a pool, tennis courts, and lush tropical landscaping. Ideally located near downtown Vero Beach’s shops, dining, and vibrant arts district. Sizes approx. /subject to error.

Key facts

• Tennis
• Screened balcony
• Pool

Tags

• SCREENED BALCONY
• QUIET COMMUNITY
• POOL
• TENNIS
• LUSH LANDSCAPING
• PRIME LOCATION

Property features AI

Finance

• Financial info: Pets allowed with restrictions and limits
• HOA & community: Sutton Place Condo Association; Association dues $400 monthly; HOA covers common areas, insurance, ground maintenance, structure maintenance, roof, and reserve fund

Exterior

• Parking: Assigned uncovered parking
• Utilities: Public water; Public sewer
• Home design: Condominium, 2 stories
• Construction: Block and concrete construction
• Exterior features: Balcony; Community pool; Community amenities include pool and tennis courts; Has view; Faces east; Has attached property

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: Bedroom (14 x 11); Bedroom (15 x 14)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Sliding doors; Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 2.8% 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); 208 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• At $2,242/mo this rent would consume 49% 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 321 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.87% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.39%
• DSCR: 1.91
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.32×
• Total profit: $10,602
• Equity at exit: $17,892

10-year hold

• IRR: 14.2%
• Equity multiple: 1.94×
• Total profit: $31,716
• Equity at exit: $10,375

Cash invested: $33,600 (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: 208
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,242 high
• Mortgage (P&I): −$629
• Tax from tax record: −$121 /mo · $1,455/yr
• Insurance: −$50
• HOA: −$400
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $571

Break-even live

Break-even rent $1,520

Max offer price $120,000

Occupancy floor 70%

Sensitivity live

Price	-10% $639	-5% $605	+0% $571	+5% $537	+10% $503
Rent	-10% $394	-5% $482	+0% $571	+5% $659	+10% $748
Rate	-1.0pp $631	-0.5pp $601	base $571	+0.5pp $540	+1.0pp $508

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 12th St Unit B Vero Beach, FL	2.0	1.0	1000	$1,600	$1.60	23d	1	0.43mi
1725 20th Ave Vero Beach, FL	3.0	2.0	1394	$3,000	$2.15	15d	1	0.50mi
2035 15th Pl Vero Beach, FL	1.0	1.0	1400	$1,750	$1.25	15d	1	0.51mi
974 14th Ln Vero Beach, FL	1.0–3.0	1.0–3.0	1828	$4,049	$2.21	15d	32	0.51mi
1936 18th Ave Unit A Vero Beach, FL	2.0	1.0	1100	$2,000	$1.82	23d	1	0.53mi
939 19th St Unit 961 Vero Beach, FL	2.0	2.0	1000	$1,850	$1.85	23d	1	0.58mi
1608 24th Ave Unit NA Vero Beach, FL	3.0	2.0	1800	$2,000	$1.11	23d	1	0.68mi
1616 24th Ave Vero Beach, FL	3.0	2.0	1430	$2,495	$1.74	15d	1	0.68mi
859 20th St Vero Beach, FL	2.0	2.0	1736	$6,000	$3.46	23d	1	0.73mi
686 17th St Vero Beach, FL	2.0	1.0	950	$1,700	$1.79	15d	2	0.77mi
2222 Ponce De Leon Cir Unit B Vero Beach, FL	2.0	1.0	970	$1,650	$1.70	15d	1	0.81mi
1136 9th Sq Unit 1467671P Vero Beach, FL	3.0	2.0	1399	$4,165	$2.98	23d	1	0.81mi
635 18th Pl Vero Beach, FL	3.0	2.0	1120	$2,300	$2.05	23d	1	0.85mi
2616 15th St Vero Beach, FL	2.0	2.0	1268	$2,400	$1.89	15d	1	0.87mi
1748 23rd St Vero Beach, FL	1.0	1.0	900	$1,250	$1.39	15d	1	0.88mi
843 22nd Pl Vero Beach, FL	2.0	1.0	1790	$3,300	$1.84	15d	1	0.94mi
808 22nd St Unit 8 Vero Beach, FL	2.0	2.0	1000	$1,465	$1.47	23d	1	0.95mi
516 13th Pl Vero Beach, FL	3.0	2.0	1102	$1,800	$1.63	23d	1	0.96mi
1450 5th Ave Vero Beach, FL	3.0	2.0	1124	$2,400	$2.14	23d	1	0.97mi
1330 28th Ave Vero Beach, FL	3.0	2.0	1488	$3,200	$2.15	23d	1	0.99mi
2434 19th Ave Vero Beach, FL	3.0	2.0	1335	$3,500	$2.62	15d	1	1.00mi
400 18th St Vero Beach, FL	2.0	2.0	1065	$1,575	$1.48	23d	1	1.08mi
400 18th St Vero Beach, FL	2.0	2.0	1065	$1,512	$1.42	15d	2	1.08mi
1702 7th St Vero Beach, FL	3.0	2.0	1230	$2,100	$1.71	15d	1	1.09mi
572 10th Pl Vero Beach, FL	3.0	2.0	1524	$2,500	$1.64	23d	1	1.11mi
1510 3rd Ct Vero Beach, FL	3.0	2.0	950	$6,000	$6.32	15d	1	1.11mi
677 Royal Palm Blvd #22 Vero Beach, FL	2.0	2.0	1200	$1,700	$1.42	15d	1	1.14mi
1170 6th Ave Unit 2D Vero Beach, FL	2.0	2.5	1170	$1,800	$1.54	15d	1	1.15mi
1166 6th Ave Vero Beach, FL	2.0	2.0	1140	$2,200	$1.93	15d	1	1.15mi
1166 6th Ave Unit D Vero Beach, FL	2.0	2.0	1140	$2,000	$1.75	23d	1	1.16mi
303 18th Pl Vero Beach, FL	2.0	1.5	1200	$1,599	$1.33	23d	1	1.16mi
315 18th Pl Unit 315 Vero Beach, FL	2.0	1.5	1200	$1,599	$1.33	23d	1	1.17mi
855 6th Ave Vero Beach, FL	2.0	2.0	1194	$1,950	$1.63	15d	1	1.19mi
1801 Indian River Blvd Unit C7 Vero Beach, FL	2.0	2.0	1200	$1,700	$1.42	15d	1	1.22mi
1135 3rd Ave #101 Vero Beach, FL	2.0	2.0	906	$1,800	$1.99	23d	1	1.22mi
2706 10th Ave Vero Beach, FL	3.0	2.0	1818	$3,200	$1.76	15d	1	1.23mi
725 23rd Ave Vero Beach, FL	3.0	2.0	1696	$3,500	$2.06	23d	1	1.23mi
400 E Waverly Pl Unit 2b Vero Beach, FL	2.0	2.5	1170	$1,900	$1.62	23d	1	1.24mi
600 Royal Palm Blvd Unit 1A Vero Beach, FL	2.0	2.0	1400	$2,000	$1.43	23d	1	1.26mi
340 E Waverly Pl Unit 6D Vero Beach, FL	1.0	1.5	1200	$1,000	$0.83	23d	1	1.27mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-22
   days on market $120,000 Active 321 DOM
2. 2026-06-19
   days on market $120,000 Active 319 DOM
3. 2026-06-18
   days on market $120,000 Active 318 DOM
4. 2026-06-17
   days on market $120,000 Active 317 DOM
5. 2026-06-16
   days on market $120,000 Active 316 DOM
6. 2026-06-15
   days on market $120,000 Active 315 DOM
7. 2026-06-14
   days on market $120,000 Active 313 DOM
8. 2026-06-13
   days on market $120,000 Active 312 DOM
9. 2026-06-10
   days on market $120,000 Active 310 DOM
10. 2026-06-09
    days on market $120,000 Active 309 DOM
11. 2026-06-08
    days on market $120,000 Active 308 DOM
12. 2026-06-07
    days on market $120,000 Active 307 DOM
13. 2026-06-05
    days on market $120,000 Active 304 DOM
14. 2026-06-02
    days on market $120,000 Active 302 DOM
15. 2026-06-01
    days on market $120,000 Active 301 DOM
16. 2026-05-31
    days on market $120,000 Active 300 DOM
17. 2026-05-30
    days on market $120,000 Active 299 DOM
18. 2025-08-04
    listed $130,000 Active
19. 2018-07-24
    historical
20. 2013-07-09
    listed $64,000
21. 2006-03-17
    soldstatus $88,700
22. 2005-03-14
    soldstatus $76,200
23. 1998-07-22
    soldstatus $31,000

ⓘ 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: $1,455 · $121/mo
• Projected year-2 tax: $1,455 · $121/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $26,907
• − Mortgage interest: −$6,722
• − Property taxes: −$1,455
• − Insurance: −$600
• − Repairs & maintenance: −$2,153
• − Management: −$2,153
• − HOA: −$4,800
• − Depreciation: −$3,491
• Taxable income: $5,534
• Est. tax owed @ 24.0%: −$1,328
• After-tax cash flow: $5,522/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

+319.4% since first listed

6 events — show timeline

• 2025-08-04 Listed $130,000 RAIRCMLS
• 2018-07-24 Listing Removed — Beaches MLS
• 2013-07-09 Listed $64,000 Beaches MLS
• 2006-03-17 Sold (Public Records) $88,700 Public Records
• 2005-03-14 Sold (Public Records) $76,200 Public Records
• 1998-07-22 Sold (Public Records) $31,000 Public Records

Property tax history

+11.0%/yr

Latest (2025): $1,455 · +6.1% YoY. Source: county tax records.