821 Barber St · Sebastian, FL 32958

$280,000

3 bd · 2.0 ba · 1,741 sqft · SingleFamily public records · 140 Days on market

Built 1979 10,019 sqft lot Est $357k · 22% under

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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 +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.6/10.0
• Schools +4.2/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Buyer Incentive! Buyers may receive $2,000 toward closing costs when financing is obtained through our preferred lender. Beautiful Single-Family Home located in a quiet and well-established neighborhood in Sebastian, Florida. This property features 3 spacious bedrooms and 2 full bathrooms, offering a functional and comfortable layout ideal for everyday living. With 1,741 square feet of living space, the home provides well-distributed areas perfect for families or anyone seeking comfort and space. A major highlight of this property is the solar panel system, which helps reduce energy costs and increases overall efficiency, making it both eco-friendly and cost-effective. Home is approximately 4–5 miles from the beach, just a 15-minute drive to the Atlantic Ocean, including popular destinations such as Sebastian Inlet and nearby coastal beaches. This property offers an excellent combination of comfort, energy efficiency, and location, with easy access to shopping, schools, dining, and outdoor recreation. An excellent opportunity to own or invest on Florida’s Treasure Coast.

Key facts

• Solar panel system
• Quiet neighborhood
• 0.23 acre lot

Tags

• SOLAR PANEL SYSTEM
• QUIET NEIGHBORHOOD
• EASY ACCESS TO SHOPPING

Property features AI

Exterior

• Parking: 1-car garage; Driveway
• Security: Smoke detectors
• Utilities: Public water; Septic tank
• Home design: Single-story home; Faces north; Slab foundation; Shingle roof; Effective year built
• Construction: Shingle roof; Slab foundation
• Exterior features: Fenced yard; Less than quarter-acre lot

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Water softener (owned)
• Bedrooms: Primary bedroom on main level
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Has heating and cooling
• Interior features: Eat-in kitchen; First floor entry; Fireplace; Main-level primary bedroom; Den; Laundry room; Utility room
• Laundry & utility: Washer; Dryer; Laundry room; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/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 $270k (3.6% below list).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.4% in Sebastian — 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 81/100 on livability (#89 in FL, #1,421 nationally) — a professional / high-income tenant draw. Strengths: housing A+, crime A, health & safety A; Watch: schools 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.
• Market conditions: Rents rising fast (+6.2%/yr); 412 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 564 units permitted in Indian River County in 2024 (281 in 5+ unit buildings).
• At $2,700/mo this rent would consume 48% of the median local household income ($67k/yr) (locally 646% 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 $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 140 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.96% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.14%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $356,905
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
830 Cain St	0.08mi	3/2.0	1,800 (+3%)	2mo	$320,000	$178	89
802 Lorca Ave	0.20mi	4/2.0 (+1)	1,828 (+5%)	3mo	$379,000	$207	75
1043 Landsdowne Dr	0.40mi	4/2.0 (+1)	1,821 (+5%)	1mo	$366,000	$201	68
493 Quarry Ln	0.65mi	3/2.0	1,658 (-5%)	0mo	$305,000	$184	62
938 Riviera Ave	0.51mi	4/2.0 (+1)	1,828 (+5%)	2mo	$375,000	$205	62
669 Vocelle Ave	0.45mi	3/2.0	1,570 (-10%)	3mo	$335,000	$213	60
608 Lawson St	0.54mi	4/2.0 (+1)	1,828 (+5%)	2mo	$380,950	$208	60
1121 Clearmont St	0.55mi	3/2.0	1,600 (-8%)	4mo	$323,000	$202	57
597 Durant St	0.62mi	3/2.0	1,858 (+7%)	4mo	$291,000	$157	57
626 Braddock St	0.47mi	3/2.0	1,936 (+11%)	3mo	$250,910	$130	57
1062 Laconia St	0.69mi	3/2.0	1,552 (-11%)	1mo	$339,990	$219	49
750 Wilson Ter	0.58mi	3/2.0	1,516 (-13%)	4mo	$350,000	$231	48

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 · 6.22% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.70×
• Total profit: $-23,252
• Equity at exit: $41,749

10-year hold

• IRR: 5.5%
• Equity multiple: 1.46×
• Total profit: $36,297
• Equity at exit: $24,209

Cash invested: $78,400 (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 32958

• Home prices YoY: -13.1%
• Rents YoY: 6.2%
• Active inventory: 412
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,700 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$343 /mo · $4,114/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $205

Break-even live

Break-even rent $2,440

Max offer price $280,000

Occupancy floor 87%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
865 Beard Ave Sebastian, FL	4.0	2.0	1934	$3,600	$1.86	21d	1	0.20mi
810 Jamaica Ave Sebastian, FL	4.0	2.0	1851	$3,000	$1.62	13d	1	0.30mi
882 Foster Ave Sebastian, FL	3.0	2.0	1080	$2,450	$2.27	21d	1	0.33mi
486 Biscayne Ln Sebastian, FL	4.0	2.0	1769	$2,250	$1.27	13d	1	0.64mi
832 Carnation Dr Sebastian, FL	3.0	2.0	1400	$2,800	$2.00	13d	1	0.83mi
393 S Wimbrow Dr Apt A Sebastian, FL	2.0	2.0	1700	$1,900	$1.12	21d	1	0.84mi
1343 Shoreline Cir Sebastian, FL	3.0	2.0	2222	$4,000	$1.80	21d	1	0.85mi
1110 Barber St Sebastian, FL	3.0	2.0	1324	$2,200	$1.66	13d	1	0.89mi
426 Tulip Dr Sebastian, FL	2.0	2.0	1161	$2,100	$1.81	21d	1	0.90mi
462 Lloyd St Sebastian, FL	3.0	2.0	1564	$2,400	$1.53	21d	1	1.00mi
11171 Airport Dr Sebastian, FL	2.0	2.0	1191	$1,900	$1.60	21d	1	1.00mi
243 Harp Ter Unit A Sebastian, FL	2.0	2.0	1150	$1,885	$1.64	21d	1	1.07mi
351 Del Monte Rd Unit B Sebastian, FL	3.0	2.0	1416	$1,900	$1.34	13d	1	1.10mi
351 Del Monte Rd Unit B Sebastian, FL	3.0	2.0	1416	$1,900	$1.34	21d	1	1.10mi
1192 Croquet Ln Sebastian, FL	4.0	2.0	2012	$2,640	$1.31	13d	1	1.16mi
632 Bayfront Ter Sebastian, FL	3.0	2.0	1885	$2,350	$1.25	13d	1	1.19mi
246 S Wimbrow Dr Sebastian, FL	3.0	2.0	1364	$3,000	$2.20	13d	1	1.22mi
742 Capon Ter Sebastian, FL	2.0	2.0	1080	$2,000	$1.85	21d	1	1.23mi
406 Easy St Sebastian, FL	4.0	2.0	1874	$2,100	$1.12	21d	1	1.37mi

Listing history 39 events

1. 2026-06-19
   days on market $280,000 Active 140 DOM
2. 2026-06-18
   days on market $280,000 Active 139 DOM
3. 2026-06-17
   days on market $280,000 Active 138 DOM
4. 2026-06-16
   days on market $280,000 Active 137 DOM
5. 2026-06-15
   days on market $280,000 Active 136 DOM
6. 2026-06-14
   days on market $280,000 Active 134 DOM
7. 2026-06-13
   days on market $280,000 Active 133 DOM
8. 2026-06-10
   days on market $280,000 Active 131 DOM
9. 2026-06-09
   days on market $280,000 Active 130 DOM
10. 2026-06-08
    days on market $280,000 Active 129 DOM
11. 2026-06-07
    days on market $280,000 Active 128 DOM
12. 2026-06-05
    days on market $280,000 Active 125 DOM
13. 2026-06-02
    days on market $280,000 Active 123 DOM
14. 2026-06-01
    days on market $280,000 Active 122 DOM
15. 2026-05-31
    days on market $280,000 Active 121 DOM
16. 2026-05-30
    days on market $280,000 Active 120 DOM
17. 2026-01-30
    listed $280,000 Active

    Show marketing remark (1099 chars)

    Buyer Incentive! Buyers may receive $2,000 toward closing costs when financing is obtained through our preferred lender. Beautiful Single-Family Home located in a quiet and well-established neighborhood in Sebastian, Florida. This property features 3 spacious bedrooms and 2 full bathrooms, offering a functional and comfortable layout ideal for everyday living. With 1,741 square feet of living space, the home provides well-distributed areas perfect for families or anyone seeking comfort and space. A major highlight of this property is the solar panel system, which helps reduce energy costs and increases overall efficiency, making it both eco-friendly and cost-effective. Home is approximately 4–5 miles from the beach, just a 15-minute drive to the Atlantic Ocean, including popular destinations such as Sebastian Inlet and nearby coastal beaches. This property offers an excellent combination of comfort, energy efficiency, and location, with easy access to shopping, schools, dining, and outdoor recreation. An excellent opportunity to own or invest on Florida’s Treasure Coast.

18. 2026-01-30
    listed $280,000 Active 1099-char remark

    Show marketing remark (1099 chars)

    Buyer Incentive! Buyers may receive $2,000 toward closing costs when financing is obtained through our preferred lender. Beautiful Single-Family Home located in a quiet and well-established neighborhood in Sebastian, Florida. This property features 3 spacious bedrooms and 2 full bathrooms, offering a functional and comfortable layout ideal for everyday living. With 1,741 square feet of living space, the home provides well-distributed areas perfect for families or anyone seeking comfort and space. A major highlight of this property is the solar panel system, which helps reduce energy costs and increases overall efficiency, making it both eco-friendly and cost-effective. Home is approximately 4–5 miles from the beach, just a 15-minute drive to the Atlantic Ocean, including popular destinations such as Sebastian Inlet and nearby coastal beaches. This property offers an excellent combination of comfort, energy efficiency, and location, with easy access to shopping, schools, dining, and outdoor recreation. An excellent opportunity to own or invest on Florida’s Treasure Coast.

19. 2025-12-20
    historical
20. 2025-12-14
    historical
21. 2025-02-17
    listed $350,000 Active
22. 2025-02-17
    listed $350,000 Active
23. 2022-02-04
    soldstatus $260,900 Closed
24. 2022-02-04
    soldstatus $260,900 Closed
25. 2022-01-04
    historical Active Under Contract
26. 2022-01-04
    historical Contingent
27. 2022-01-03
    listed $249,900 Active
28. 2022-01-03
    listed $249,900 Active
29. 2021-12-31
    historical $249,900
30. 2020-08-24
    soldstatus $179,900
31. 2020-08-20
    soldstatus $179,900 Closed
32. 2020-08-17
    status Pending
33. 2020-07-24
    status Pending
34. 2020-07-20
    listed $179,900 Active
35. 2020-02-05
    soldstatus $110,000
36. 2015-01-30
    soldstatus $70,000
37. 2000-12-21
    soldstatus $45,000
38. 1992-12-01
    soldstatus $45,000
39. 1986-09-01
    soldstatus $61,000

ⓘ 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: $4,114 · $343/mo
• Projected year-2 tax: $4,114 · $343/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 ≥106°F today · 23 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: $32,397
• − Mortgage interest: −$15,684
• − Property taxes: −$4,114
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$8,145
• Taxable loss: −$2,130
• Est. tax savings @ 24.0%: +$511
• After-tax cash flow: $2,971/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 — Sebastian

• Score: 81/100
• State rank: #89
• US rank: #1421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sebastian, FL
• County: Indian River County · 143,738 people
• City population: 30,023
• Metro: Sebastian-Vero Beach, FL
• Population (ZIP): 30,023
• Household income: $66,840
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 646.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 7% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 3%
• Common ancestry: Lithuanian 4% Slovak 4% Romanian 3%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% 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: ▼ -49.85%
• Current HPI: 330.1691
• Rent YoY: ▲ 6.22%
• 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

+359.0% since first listed

23 events — show timeline

• 2026-01-30 Listed $280,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-30 Listed $280,000 MARMLS
• 2025-12-20 Listing Removed — Beaches MLS
• 2025-12-14 Listing Removed — SCMLS
• 2025-02-17 Listed $350,000 SCMLS
• 2025-02-17 Listed $350,000 Beaches MLS
• 2022-02-04 Sold (MLS) $260,900 RAIRCMLS
• 2022-02-04 Sold (MLS) $260,900 SCMLS
• 2022-01-04 Contingent — RAIRCMLS
• 2022-01-04 Contingent — SCMLS
• 2022-01-03 Listed $249,900 RAIRCMLS
• 2022-01-03 Listed $249,900 SCMLS
• 2021-12-31 Coming Soon $249,900 RAIRCMLS
• 2020-08-24 Sold (Public Records) $179,900 Public Records
• 2020-08-20 Sold (MLS) $179,900 RAIRCMLS
• 2020-08-17 Pending — RAIRCMLS
• 2020-07-24 Pending — RAIRCMLS
• 2020-07-20 Listed $179,900 RAIRCMLS
• 2020-02-05 Sold (Public Records) $110,000 Public Records
• 2015-01-30 Sold (Public Records) $70,000 Public Records
• 2000-12-21 Sold (Public Records) $45,000 Public Records
• 1992-12-01 Sold (Public Records) $45,000 Public Records
• 1986-09-01 Sold (Public Records) $61,000 Public Records

Property tax history

+18.5%/yr

Latest (2025): $4,114 · +0.6% YoY. Source: county tax records.