14533 Dulce Ave · Vero Beach South, FL 34951

$249,900

3 bd · 2.0 ba · 1,756 sqft · SingleFamily public records · 21 Days on market

Built 2023 Excellent condition 5,663 sqft lot Est $200k · 25% over ↓ 12% since listing

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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 +19.0/30.0
• DSCR +6.0/10.0
• Condition / age +4.8/5.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

ATTENTION BUYERS!!! NEXT BUYER WILL GET $550 LOCKED IN LIFETIME RENT ON THIS RESALE HOME. IT WILL NOT INCREASE AS LONG AS YOU OWN IT!! Built in 2023 and barely lived in, this stunning CBS home is immaculate and loaded with upgrades throughout. Featuring 3 bedrooms, 2 bathrooms, impact windows, a durable metal roof, and R-30 insulation, this home offers both comfort and peace of mind. Step inside to an open floor plan with vaulted ceilings and upgraded laminate/vinyl plank flooring throughout the main living areas. The island kitchen is a showstopper with shaker cabinets, granite countertops, additional cabinetry, shaker cabinets, and space for a wine fridge — perfect for entertaining.

Key facts

• Open floor plan
• Metal roof
• Island kitchen

Tags

• IMPACT WINDOWS
• METAL ROOF
• R-30 INSULATION
• OPEN FLOOR PLAN
• VAULTED CEILINGS
• ISLAND KITCHEN

Property features AI

Finance

• Other: Senior community; Pets allowed with no restrictions
• HOA & community: Homeowners association with monthly fee; Association amenities include: clubhouse, fitness center, pool, tennis courts, shuffleboard, billiard room, bocce ball, dog park, cafe/restaurant, community room, library

Exterior

• Parking: Attached 2-car garage; Covered parking for 2 vehicles; Golf cart garage
• Utilities: Public water; Public sewer; Water available; Sewer available
• Home design: Single-family residence; One-story; Faces north; Resale property; Private road frontage
• Construction: Stucco and CBS construction; Metal roof
• Exterior features: Screened patio; Open porch; Patio; Porch; Paved road access; Not waterfront

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Cathedral ceilings; Vaulted ceilings; Entrance foyer; Kitchen island; Walk-in closets; Split bedroom layout; Fireplace; Blinds on windows
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (3.9% below list).
• Recommended offer: $240k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.3% in Vero Beach South — 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 78/100 on livability (#163 in FL, #2,445 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: amenities F.
• St. Lucie (urban): math 40% / reading 48% proficiency, ranked #51 of 73 in FL (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 292 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,868 units permitted in St. Lucie County in 2024 (268 in 5+ unit buildings).
• At $2,401/mo this rent would consume 46% of the median local household income ($63k/yr) (locally 140% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• St. Lucie County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $240,121 (3.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.96% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $200,184
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6539 Yedra Ave	0.08mi	2/2.5 (-1)	1,839 (+5%)	2mo	$309,000	$168	79
6449 Alemendra St	0.39mi	3/2.5	1,753 (-0%)	5mo	$309,000	$176	75
14374 Azucena Court Ct	0.17mi	2/2.0 (-1)	1,599 (-9%)	9mo	$175,000	$109	65
6631 Nuevo Lagos	0.37mi	3/2.0	1,714 (-2%)	21mo	$175,000	$102	61
6655 Alemendra St	0.49mi	2/2.0 (-1)	1,530 (-13%)	2mo	$175,000	$114	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-23,944
• Equity at exit: $37,261

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $408
• Equity at exit: $21,607

Cash invested: $69,972 (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 34951

• Home prices YoY: -23.6%
• Active inventory: 292
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,401 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$222 /mo · $2,666/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $260

Break-even live

Break-even rent $2,072

Max offer price $249,900

Occupancy floor 84%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6765 Spanish Lakes Blvd Fort Pierce, FL	2.0	2.0	1368	$2,500	$1.83	23d	1	0.37mi

Listing history 20 events

1. 2026-06-18
   days on market $249,900 Active 21 DOM
2. 2026-06-17
   days on market $249,900 Active 20 DOM
3. 2026-06-16
   days on market $249,900 Active 19 DOM
4. 2026-06-15
   days on market $249,900 Active 18 DOM
5. 2026-06-14
   days on market $249,900 Active 16 DOM
6. 2026-06-13
   days on market $249,900 Active 15 DOM
7. 2026-06-10
   days on market $249,900 Active 13 DOM
8. 2026-06-09
   days on market $249,900 Active 12 DOM
9. 2026-06-08
   days on market $249,900 Active 11 DOM
10. 2026-06-07
    days on market $249,900 Active 10 DOM
11. 2026-06-05
    days on market $249,900 Active 7 DOM
12. 2026-06-03
    days on market $249,900 Active 6 DOM
13. 2026-06-02
    days on market $249,900 Active 5 DOM
14. 2026-06-01
    days on market $249,900 Active 4 DOM
15. 2026-05-31
    days on market $249,900 Active 3 DOM
16. 2026-05-30
    days on market $249,900 Active 2 DOM
17. 2025-12-09
    price $255,000
18. 2025-10-15
    price $269,000
19. 2025-08-15
    price $279,000
20. 2025-07-21
    listed $289,000 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: $2,666 · $222/mo
• Projected year-2 tax: $2,666 · $222/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $28,815
• − Mortgage interest: −$13,998
• − Property taxes: −$2,666
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,305
• − Management: −$2,305
• − Depreciation: −$7,270
• Taxable loss: −$979
• Est. tax savings @ 24.0%: +$235
• After-tax cash flow: $3,357/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.

Condition & rehab AI · 6 photos

Excellent 95/100 None rehab

This 2023-built single-family home is in excellent condition with modern upgrades and a fresh exterior. It's move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior walls — Fresh paint can improve curb appeal and value
• Both Landscaping palm trees — Palm trees can add a tropical touch and improve curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior walls — Fresh paint can improve curb appeal and value ↑
• Both Landscaping palm trees — Palm trees can add a tropical touch and improve curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: St. Lucie
• NCES district ID: 1201770
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $44,737
• Composite: 37.28/100
• National rank: #4449
• State rank: #51 of 73 in FL

Livability — Vero Beach South

• Score: 78/100
• State rank: #163
• US rank: #2445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Lucie County · 337,150 people
• Metro: Port St. Lucie, FL
• Population (ZIP): 17,148
• Household income: $63,122
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 140.0

Population outlook (St. Lucie County) Hauer SSP2

• Today (2025): 338,016 people
• By 2030: 355,687 · +5.2%
• By 2040: 385,521 · +14.1%
• By 2050: 406,106 · +20.1%
• By 2075: 441,054 · +30.5%
• By 2100: 436,885 · +29.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 3% Vietnamese 1%

Political lean MEDSL · St. Lucie

• 2024 margin: Lean R (+9.1) · D 45.1% · R 54.2%
• 2008→2024 swing: -21.2pp toward R · 2008: 12.1pp · 2024: -9.1pp
• All cycles: 2024: R+9.1 2020: R+1.6 2016: R+2.5 2012: D+7.9 2008: D+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.06%
• Current HPI: 343.1376
• Rent YoY: —
• Metro: Port St. Lucie, 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

-11.8% since first listed

4 events — show timeline

• 2025-12-09 Price Changed $255,000 Beaches MLS
• 2025-10-15 Price Changed $269,000 Beaches MLS
• 2025-08-15 Price Changed $279,000 Beaches MLS
• 2025-07-21 Listed $289,000 Beaches MLS

Property tax history

-1.3%/yr

Latest (2025): $2,666 · -1.3% YoY. Source: county tax records.