810 Concord St · West Vero Corridor, FL 32966

$155,900

2 bd · 2.0 ba · 1,147 sqft · Manufactured · 165 Days on market

Built 2025

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

55+ age qualified community. COMING SOON: EARLY MARCH. We are pre-selling this home. IF PURCHASED, NO LOT RENT UNTIL SEPTEMBER 1ST. WELCOME TO HERITAGE PLANTATION A 55+ AGE-QUALIFIED ACTIVE AND VIBRANT COMMUNITY, WHERE YOU CAN FIND YOURSELF IN YOUR DREAM HOME. We have a brand new 2025 2 bed, 2 bath home for sale featuring 1147.52 sq ft of beautifully designed living space. Located in Vero Beach, this property offers the perfect blend of modern amenities and timeless charm. Step inside to find an open-concept floor plan, luxury plank flooring throughout, high ceilings and split floor plan for additional privacy. The kitchen features an island with storage, stainless steel appliances, custom

Key facts

• Custom cabinetry
• Island with storage
• Built 2025

Tags

• OPEN CONCEPT FLOOR PLAN
• LUXURY PLANK FLOORING
• ISLAND WITH STORAGE
• STAINLESS STEEL APPLIANCES
• CUSTOM CABINETRY
• EN SUITE WITH DUAL VANITIES

Property features AI

Finance

• Other: Virtual tour available
• Financial info: List price $155,900

Exterior

• Home design: Single-family property; Located at 810 Concord St, Vero Beach, FL 32966
• Exterior features: Living area approximately 1,147

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Venice - FEC plan); Active listing

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $156k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $137k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.0% in West Vero Corridor — 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 74/100 on livability (#273 in FL, #4,421 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: schools F, amenities F, health & safety 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 flat; 380 active listings in the ZIP; 11 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).
• 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 $5k 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 165 days — a 12% lower offer ($137k) is reasonable based on typical stale-listing flexibility.

Recommended offer $137,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $28,675
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
911 Courier St	0.04mi	2/2.0	1,300 (+13%)	22mo	$33,000	$25	58
337 Heritage Blvd	0.11mi	2/2.0	1,300 (+13%)	21mo	$14,000	$11	55

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 · 0.6% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.74×
• Total profit: $-11,471
• Equity at exit: $23,245

10-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-2,785
• Equity at exit: $13,479

Cash invested: $43,652 (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 32966

• Home prices YoY: -26.7%
• Rents YoY: 0.6%
• Active inventory: 380
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,718 high
• Mortgage (P&I): −$818
• Tax est. 1.5%: −$195 /mo · $2,338/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $280

Break-even live

Break-even rent $1,364

Max offer price $155,900

Occupancy floor 79%

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: $38,975
• Closing costs: $4,677
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
344 Heritage Blvd Vero Beach, FL	2.0	2.0	1000	$1,499	$1.50	21d	1	0.09mi
174 Congress St Vero Beach, FL	2.0	2.0	1200	$1,700	$1.42	21d	1	0.12mi
34 Freedom Dr Vero Beach, FL	1.0	1.0	840	$1,299	$1.55	13d	1	0.29mi
1405 82nd Ave #19 Vero Beach, FL	2.0	2.0	842	$1,699	$2.02	21d	1	0.60mi
589 Johnathans Cay Vero Beach, FL	3.0	2.0	1409	$1,799	$1.28	13d	1	0.62mi
8775 20th St #610 Vero Beach, FL	1.0	1.0	840	$1,399	$1.67	21d	1	0.73mi
8775 20th St #59 Vero Beach, FL	2.0	2.0	1147	$1,699	$1.48	21d	1	0.80mi
8775 20th St #925 Vero Beach, FL	3.0	2.0	1356	$1,799	$1.33	21d	1	0.80mi
8775 20th St #909 Vero Beach, FL	2.0	2.0	1000	$1,799	$1.80	21d	1	0.80mi
8415 22nd St Vero Beach, FL	2.0	2.0	1100	$2,000	$1.82	13d	1	1.38mi
2240 86th Dr Vero Beach, FL	2.0	2.0	951	$1,875	$1.97	21d	1	1.44mi

Taxation est. · year 1

• Rental income: $20,615
• − Mortgage interest: −$8,733
• − Property taxes: −$2,338
• − Insurance: −$780
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$4,535
• Taxable income: $930
• Est. tax owed @ 24.0%: −$223
• After-tax cash flow: $3,134/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 — West Vero Corridor

• Score: 74/100
• State rank: #273
• US rank: #4421

Category grades

Amenities F Commute A Cost of living A+ Crime C+ Employment C Housing A+ Health & safety D- 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): 20,686
• Household income: $66,771
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 766.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Black 5%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 7% Russian/Polish/Slavic 1% 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: ▼ -102.01%
• Current HPI: 280.669
• Rent YoY: ▲ 0.60%
• 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