14464 Isla Flores Ave · Vero Beach South, FL 34951

$149,000

2 bd · 2.0 ba · 1,319 sqft · SingleFamily public records · 94 Days on market

Built 2010 Est $141k · 6% over

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +5.0/15.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Spanish Lakes Fairways, an active 55+ community offering golf, tennis, pickleball, a clubhouse, and community pool. This well-maintained 2 bed, 2 bath CBS home features split bedrooms, a 2021 standing seam metal roof, 2021 full gutter system, and complete accordion hurricane shutters. The 2022 upgraded master bath shower adds a touch of sophistication. Enjoy a bright enclosed Florida room and the ease of country club living at a fraction of the cost. Call today to schedule your private tour today!

Key facts

• Tennis
• Active 55 community
• Golf

Tags

• ACTIVE 55 COMMUNITY
• GOLF
• TENNIS
• PICKLEBALL
• CLUBHOUSE
• COMMUNITY POOL

Property features AI

Finance

• Other: Located in a senior community
• Financial info: Property is on a land lease (monthly payment); Pets allowed (restrictions possible)
• HOA & community: Has association with monthly fee; Association amenities include clubhouse, fitness center, pool, spa/hot tub, tennis courts, pickleball court(s), basketball court, shuffleboard court, billiard room, golf course access, community/recreation rooms

Exterior

• Parking: Attached 1-car garage; Driveway parking (covered space included); Total 2 parking spaces
• Security: Smoke detectors
• Utilities: Public water available (other noted); Private sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Single family residence; One story; Faces south; Resale condition
• Construction: Stucco over concrete block construction
• Exterior features: Not waterfront; Metal roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Linoleum; Tile; Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Split bedroom layout; Pull-down attic stairs; Blinds and shutters
• Laundry & utility: Indoor laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $821 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: 294 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).
• This rent runs 41% of the median local income ($63k/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 $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $99k; list at $149k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 1.45% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.60%
• DSCR: 2.05
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $141,133
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14381 Amapola Cir	0.22mi	2/2.0	1,351 (+2%)	7mo	$123,000	$91	80
6531 Teresita Ct	0.19mi	2/2.0	1,403 (+6%)	1mo	$142,500	$102	80
14892 Aguila Ave	0.51mi	1/1.5 (-1)	1,310 (-1%)	7mo	$259,000	$198	63
6763 Mar Pacifico	0.43mi	2/2.0	1,451 (+10%)	4mo	$154,000	$106	60
14126 Cisne Cir	0.30mi	2/2.0	1,487 (+13%)	7mo	$150,000	$101	58
14434 Azucena Ct	0.07mi	2/2.0	1,487 (+13%)	24mo	$170,000	$114	56
6713 Gaviota	0.42mi	2/2.0	1,420 (+8%)	16mo	$152,000	$107	54
6737 Tulipan	0.42mi	2/2.0	1,135 (-14%)	5mo	$124,000	$109	53
6725 Tulipan	0.40mi	2/2.0	1,135 (-14%)	10mo	$120,000	$106	50
13951 Brazil Ct	0.73mi	1/1.5 (-1)	1,310 (-1%)	17mo	$229,000	$175	44

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: 16.7%
• Equity multiple: 1.67×
• Total profit: $28,060
• Equity at exit: $22,216

10-year hold

• IRR: 25.2%
• Equity multiple: 3.19×
• Total profit: $91,496
• Equity at exit: $12,883

Cash invested: $41,720 (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: 294
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,156 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$39 /mo · $474/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $821

Break-even live

Break-even rent $1,118

Max offer price $149,000

Occupancy floor 57%

Sensitivity live

Price	-10% $905	-5% $863	+0% $821	+5% $778	+10% $736
Rent	-10% $650	-5% $735	+0% $821	+5% $906	+10% $991
Rate	-1.0pp $896	-0.5pp $858	base $821	+0.5pp $782	+1.0pp $743

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: $37,250
• Closing costs: $4,470
• 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	24d	1	0.45mi

Listing history 23 events

1. 2026-06-21
   days on market $149,000 Active 94 DOM
2. 2026-06-18
   days on market $149,000 Active 91 DOM
3. 2026-06-17
   days on market $149,000 Active 90 DOM
4. 2026-06-16
   days on market $149,000 Active 89 DOM
5. 2026-06-15
   days on market $149,000 Active 88 DOM
6. 2026-06-14
   days on market $149,000 Active 86 DOM
7. 2026-06-13
   days on market $149,000 Active 85 DOM
8. 2026-06-10
   days on market $149,000 Active 83 DOM
9. 2026-06-09
   days on market $149,000 Active 82 DOM
10. 2026-06-08
    days on market $149,000 Active 81 DOM
11. 2026-06-07
    days on market $149,000 Active 80 DOM
12. 2026-06-05
    days on market $149,000 Active 77 DOM
13. 2026-06-03
    days on market $149,000 Active 76 DOM
14. 2026-06-02
    days on market $149,000 Active 75 DOM
15. 2026-06-01
    days on market $149,000 Active 74 DOM
16. 2026-05-31
    days on market $149,000 Active 73 DOM
17. 2026-05-30
    days on market $149,000 Active 72 DOM
18. 2026-04-16
    price $149,000

    Show marketing remark (513 chars)

    Located in Spanish Lakes Fairways, an active 55+ community offering golf, tennis, pickleball, a clubhouse, and community pool. This well-maintained 2 bed, 2 bath CBS home features split bedrooms, a 2021 standing seam metal roof, 2021 full gutter system, and complete accordion hurricane shutters. The 2022 upgraded master bath shower adds a touch of sophistication. Enjoy a bright enclosed Florida room and the ease of country club living at a fraction of the cost. Call today to schedule your private tour today!

19. 2026-04-16
    price $149,000 513-char remark

    Show marketing remark (513 chars)

    Located in Spanish Lakes Fairways, an active 55+ community offering golf, tennis, pickleball, a clubhouse, and community pool. This well-maintained 2 bed, 2 bath CBS home features split bedrooms, a 2021 standing seam metal roof, 2021 full gutter system, and complete accordion hurricane shutters. The 2022 upgraded master bath shower adds a touch of sophistication. Enjoy a bright enclosed Florida room and the ease of country club living at a fraction of the cost. Call today to schedule your private tour today!

20. 2026-03-15
    listed $159,000 Active
21. 2026-03-09
    listed $159,000 Active 513-char remark

    Show marketing remark (513 chars)

    Located in Spanish Lakes Fairways, an active 55+ community offering golf, tennis, pickleball, a clubhouse, and community pool. This well-maintained 2 bed, 2 bath CBS home features split bedrooms, a 2021 standing seam metal roof, 2021 full gutter system, and complete accordion hurricane shutters. The 2022 upgraded master bath shower adds a touch of sophistication. Enjoy a bright enclosed Florida room and the ease of country club living at a fraction of the cost. Call today to schedule your private tour today!

22. 2018-08-24
    soldstatus $99,000
23. 2017-12-08
    soldstatus $56,700

ⓘ 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: $474 · $39/mo
• Projected year-2 tax: $1,237 · $103/mo
• Expected delta: +$763/yr (+$64/mo · 161.0%)

ⓘ 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 ≥107°F today · 25 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: $25,876
• − Mortgage interest: −$8,346
• − Property taxes: −$474
• − Insurance: −$745
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − Depreciation: −$4,335
• Taxable income: $7,836
• Est. tax owed @ 24.0%: −$1,881
• After-tax cash flow: $7,966/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: 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

+162.8% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $149,000 Beaches MLS
• 2026-04-16 Price Changed $149,000 RAIRCMLS
• 2026-03-15 Listed $159,000 Beaches MLS
• 2026-03-09 Listed $159,000 RAIRCMLS
• 2018-08-24 Sold (Public Records) $99,000 Public Records
• 2017-12-08 Sold (Public Records) $56,700 Public Records

Property tax history

-2.4%/yr

Latest (2025): $474 · +2.7% YoY. Source: county tax records.