1004 Whisper Rd SE · Palm Bay, FL 32909

$184,500

2 bd · 2.0 ba · 912 sqft · SingleFamily public records · 8 Days on market

Built 1986 0.26 ac lot

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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 +15.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.7/10.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well maintained 3/1 available in quiet neighborhood in SE Palm Bay! Located on oversized lot that borders a canal - lots of mature trees. Wood laminate floors throughout. Beautiful kitchen backsplash. Updated bathroom with granite top vanity. Front windows and kitchen window replaced with double paned windows in 2017. Newly constructed porch with roof - great for entertaining! Fresh exterior paint in 2017. Roof and AC replaced in 2016. Septic is in the process of being replaced. Great starter home! Will not last!

Key facts

• Double paned windows
• Borders a canal
• Oversized lot

Tags

• OVERSIZED LOT
• BORDERS A CANAL
• MATURE TREES
• VINYL PLANK FLOORS
• UPDATED BATHROOM
• DOUBLE PANED WINDOWS

Property features AI

Exterior

• Parking: Other parking
• Security: Smoke detector(s)
• Utilities: Septic tank; Cable available
• Home design: Single family residence; One story; North-facing
• Construction: Frame construction with wood siding; Shingle roof
• Exterior features: Storm shutters; Porch; Corner lot; City street frontage; Asphalt road surface

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Water softener (owned)
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Ceiling fan(s); Eat-in kitchen; Open floorplan; Primary bathroom with tub and shower; Unfurnished
• Laundry & utility: Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $77 ($923/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 $166k (10.1% below list).
• Recommended offer: $166k (10.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#366 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, health & safety D-.
• Brevard (suburban): math 53% / reading 57% proficiency, ranked #19 of 73 in FL (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sunrise Elementary School (math 52% / reading 57%, grade C, #892 of 2,144 statewide, top 44%, 759 students, 58% FRL); Southwest Middle School (math 40% / reading 39%, grade F, #373 of 571 statewide, top 66%, 920 students, 58% FRL); Bayside High School (math 27% / reading 40%, grade F, #400 of 667 statewide, top 61%, 1,854 students, 51% FRL).
• Zoned-school proficiency averages 42% at this address vs 55% district-wide (-12 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.7%/yr); 1111 active listings in the ZIP; solid renter incomes; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Brevard County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.7% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 17y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $184k implies a 76% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,894 (10.1% 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. 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.
3. 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.
4. 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: 0.90% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.67% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 3.06×
• Total profit: $106,509
• Equity at exit: $166,212

10-year hold

• IRR: 22.8%
• Equity multiple: 7.04×
• Total profit: $312,146
• Equity at exit: $358,443

Cash invested: $51,660 (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 32909

• Home prices YoY: 6.0%
• Rents YoY: 3.7%
• Active inventory: 1111
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,659 medium
• Mortgage (P&I): −$968
• Tax from tax record: −$189 /mo · $2,270/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $77

Break-even live

Break-even rent $1,562

Max offer price $184,500

Occupancy floor 90%

Sensitivity live

Price	-10% $181	-5% $129	+0% $77	+5% $25	+10% $-27
Rent	-10% $-54	-5% $11	+0% $77	+5% $142	+10% $208
Rate	-1.0pp $170	-0.5pp $124	base $77	+0.5pp $29	+1.0pp $-20

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $184,500 Active 8 DOM
2. 2026-06-17
   days on market $184,500 Active 7 DOM
3. 2026-06-16
   days on market $184,500 Active 6 DOM
4. 2026-06-15
   price $184,500 Active 5 DOM
5. 2026-06-15
   days on market $194,500 Active 5 DOM
6. 2026-06-14
   remarks 691-char remark
7. 2026-06-14
   listed $194,500 Active 3 DOM

ⓘ 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: $2,270 · $189/mo
• Projected year-2 tax: $2,270 · $189/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 3/10 Moderate
• 🌡 Heat 9/10 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: $19,907
• − Mortgage interest: −$10,335
• − Property taxes: −$2,270
• − Insurance: −$922
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$5,367
• Taxable loss: −$2,173
• Est. tax savings @ 24.0%: +$522
• After-tax cash flow: $1,445/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: Brevard
• NCES district ID: 1200150
• Math proficiency: 53% ▼ -9.00%
• Reading proficiency: 57% ▼ -4.00%
• Median HH income: $49,426
• Composite: 46.86/100
• National rank: #2370
• State rank: #19 of 73 in FL

Livability — Palm Bay

• Score: 72/100
• State rank: #366
• US rank: #6458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Bay, FL
• County: Brevard County · 602,871 people
• City population: 132,211
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 41,804
• Household income: $79,977
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 697.0

Population outlook (Brevard County) Hauer SSP2

• Today (2025): 623,254 people
• By 2030: 648,420 · +4.0%
• By 2040: 690,009 · +10.7%
• By 2050: 715,669 · +14.8%
• By 2075: 775,744 · +24.5%
• By 2100: 776,687 · +24.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 46% Black 21% Hispanic / Latino 20% Two or more races 16% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Cuban 5%
• Common ancestry: Hispanic 3% Slovak 2% Lithuanian 2%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 9% French/Haitian/Cajun 4% Chinese 1%

Political lean MEDSL · Brevard

• 2024 margin: Strong R (+20.8) · D 39.1% · R 59.9% · Other 1.0%
• 2008→2024 swing: -10.4pp toward R · 2008: -10.4pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+16.4 2016: R+19.8 2012: R+12.7 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.81%
• Current HPI: 330.8595
• Rent YoY: ▲ 3.67%
• Metro: Palm Bay-Melbourne-Titusville, 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

+305.2% since first listed

24 events — show timeline

• 2026-06-10 Listed $194,500 SCMLS
• 2020-11-13 Sold (MLS) $105,000 SCMLS
• 2020-10-25 Contingent — SCMLS
• 2020-10-23 Price Changed $129,900 SCMLS
• 2020-10-22 Price Changed $134,900 SCMLS
• 2020-10-15 Listed $139,900 SCMLS
• 2019-05-14 Listing Removed — SCMLS
• 2019-04-09 Listed $129,900 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-07-01 Sold (Public Records) $85,500 Public Records
• 2016-06-29 Sold (MLS) $85,500 SCMLS
• 2016-04-25 Listed $83,900 SCMLS
• 2015-10-05 Listing Removed — SCMLS
• 2015-07-28 Listed $64,900 SCMLS
• 2014-09-26 Listing Removed — Beaches MLS
• 2013-07-29 Sold (MLS) $25,000 RAIRCMLS
• 2013-07-29 Sold (MLS) $25,000 SCMLS
• 2013-07-20 Listing Removed — Beaches MLS
• 2013-04-18 Listed $20,000 Beaches MLS
• 2013-04-18 Listed $20,000 SCMLS
• 2012-08-10 Listed $39,900 SCMLS
• 2012-08-10 Listed $39,900 Beaches MLS
• 2009-07-28 Listed $48,000 SCMLS

Property tax history

+36.2%/yr

Latest (2025): $2,270 · +6.7% YoY. Source: county tax records.