1657 Sunny Brook Ln NE Unit A201 · Palm Bay, FL 32905

$119,900

2 bd · 2.0 ba · 862 sqft · Condo public records · 6 Days on market

Built 1984 $385/mo HOA · 24% of rent

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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 +16.3/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +2.2/10.0

Listing remarks MLS

Unit show`s like brand new! NEW 18 inch tiles in Living/dining area, Berber carpet in Bedrooms. Freshly panted incl . Ceilings. Pluming redone in bathrooms new fixtures and commode. Plus 12x5 screened Patio overlooking Pool-area. One time spec. assessment ( as per Association around $ 150.00 will be paid by Seller. This is a very nice Unit close to shopping and Doctor offices.

Key facts

• Bonus window
• New hvac
• Tiled floors

Tags

• NEW HVAC
• NEW WATER HEATER
• CEILING FANS
• TILED FLOORS
• BERBER CARPET
• BONUS WINDOW

Property features AI

Finance

• HOA & community: Condo association (Country Gardens I Condo Assoc.); Association fee $385 monthly

Exterior

• Parking: Assigned parking in parking lot
• Security: Smoke detector(s)
• Utilities: Private sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Condominium, attached property; One level (entry level 1); Faces northeast; 2-story building
• Construction: Block and stucco construction; Shingle roof; Pets allowed (cats and dogs)
• Exterior features: Balcony; Screened patio/porch; Front and rear sprinklers; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Breakfast bar; Ceiling fan(s); Open floorplan; Primary bathroom with tub and shower
• Laundry & utility: In-unit laundry (stacked washer/dryer); Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $66 ($786/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).

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: Stone Magnet Middle School (math 33% / reading 35%, grade F, #426 of 571 statewide, top 75%, 670 students, 69% FRL); Palm Bay Magnet Senior High School (math 25% / reading 37%, grade F, #429 of 667 statewide, top 65%, 1,486 students, 63% FRL) — zoned schools average 66% FRL vs 43% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 55% district-wide (-22 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.5%/yr); 321 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 34% of the median local income ($56k/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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Brevard County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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.
• Current owner paid $37k; list at $120k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.35% ✓
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.41×
• Total profit: $-19,735
• Equity at exit: $17,877

10-year hold

• IRR: -20.7%
• Equity multiple: 0.13×
• Total profit: $-29,072
• Equity at exit: $10,367

Cash invested: $33,572 (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 32905

• Home prices YoY: -1.8%
• Rents YoY: -0.5%
• Active inventory: 321
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,617 high
• Mortgage (P&I): −$629
• Tax from tax record: −$148 /mo · $1,782/yr
• Insurance: −$50
• HOA: −$385
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $66

Break-even live

Break-even rent $1,534

Max offer price $119,900

Occupancy floor 91%

Sensitivity live

Price	-10% $133	-5% $99	+0% $66	+5% $32	+10% $-2
Rent	-10% $-62	-5% $2	+0% $66	+5% $129	+10% $193
Rate	-1.0pp $126	-0.5pp $96	base $66	+0.5pp $34	+1.0pp $3

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1641 Sunny Brook Ln NE Palm Bay, FL	2.0	2.0	862	$1,500	$1.74	15d	3	0.07mi
1649 Sunny Brook Ln NE Palm Bay, FL	1.0–2.0	1.0–2.0	760	$1,950	$2.57	15d	2	0.07mi
1625 Sunny Brook Ln NE Unit G103 Palm Bay, FL	3.0	2.0	914	$1,700	$1.86	24d	1	0.07mi
1601 Sunny Brook Ln NE Unit D101 Palm Bay, FL	2.0	2.0	846	$1,550	$1.83	24d	1	0.07mi
1608 Sunny Brook Ln Palm Bay, FL	1.0–3.0	1.0–2.0	1040	$1,412	$1.36	24d	6	0.10mi
1656 Sunny Brook Ln NE Unit L102 Palm Bay, FL	3.0	2.0	914	$1,690	$1.85	21d	1	0.13mi
2100 Forest Knoll Dr NE #202 Palm Bay, FL	2.0	2.0	1069	$1,600	$1.50	15d	1	0.15mi
2130 Forest Knoll Dr NE #202 Palm Bay, FL	2.0	2.0	1069	$1,450	$1.36	24d	1	0.18mi
2160 Forest Knoll Dr NE Unit 60-102 Palm Bay, FL	2.0	2.0	1069	$1,350	$1.26	24d	1	0.20mi
1698 Sunny Brook Ln NE Unit G109 Palm Bay, FL	1.0	1.0	658	$1,200	$1.82	19d	1	0.21mi
2190 Forest Knoll Dr NE Unit 90-202 Palm Bay, FL	2.0	2.0	1069	$1,400	$1.31	24d	1	0.22mi
1123 Tree Ridge Ln NE Palm Bay, FL	2.0	1.0	870	$1,350	$1.55	24d	1	0.22mi
1625 Par St NE Unit 1107 Palm Bay, FL	2.0	2.0	1025	$1,875	$1.83	24d	1	0.26mi
1625 Par St NE Unit 1104 Palm Bay, FL	2.0	2.0	1025	$2,100	$2.05	24d	1	0.26mi
1687 Avery Rd NE Palm Bay, FL	2.0	2.0	876	$1,800	$2.05	24d	1	0.27mi
1605 Par St NE Unit 3102 Palm Bay, FL	2.0	2.0	1025	$2,100	$2.05	24d	1	0.28mi
1701 Forest Knoll Dr NE Palm Bay, FL	2.0–3.0	2.0	1200	$1,499	$1.25	15d	5	0.29mi
1635 Par St NE Unit 2103 Palm Bay, FL	2.0	2.0	1025	$2,100	$2.05	24d	1	0.30mi
1000 Palm Place Dr NE Palm Bay, FL	1.0–2.0	1.0–2.0	884	$2,185	$2.47	21d	8	0.45mi
1311 Cindy Cir NE Palm Bay, FL	2.0	2.0	865	$1,700	$1.97	24d	1	0.86mi
1635 Monterey Dr NE Palm Bay, FL	1.0	1.0	581	$1,276	$2.20	14d	22	0.92mi
1501 Harvard Cir Melbourne, FL	1.0–3.0	1.0–2.0	1075	$1,765	$1.64	24d	3	1.06mi
3016 Pinewood Dr NE Palm Bay, FL	1.0–2.0	1.0	800	$1,103	$1.38	24d	1	1.08mi
4001 Pinewood Dr NE Palm Bay, FL	2.0	2.0	1036	$1,269	$1.22	24d	5	1.15mi
1245 Palm Bay Rd Palm Bay, FL	1.0–2.0	1.0–2.0	807	$1,425	$1.76	24d	6	1.18mi
4881 Dairy Rd Melbourne, FL	1.0–2.0	1.0–2.0	954	$2,491	$2.61	15d	12	1.23mi
1630 Bottlebrush Dr Palm Bay, FL	2.0	1.0	600	$1,495	$2.49	24d	1	1.23mi
1880 Mogra Cir NE Palm Bay, FL	2.0–3.0	2.0	1090	$1,382	$1.27	15d	6	1.23mi
1440 Sheafe Ave NE Palm Bay, FL	2.0	2.0	793	$1,500	$1.89	21d	1	1.24mi
1440 Sheafe Ave NE #112 Palm Bay, FL	2.0	2.0	793	$1,500	$1.89	24d	1	1.24mi
1030 Luminary Cir Unit 106 Melbourne, FL	2.0	2.0	1008	$1,800	$1.79	21d	1	1.26mi
1070 Luminary Cir #104 Melbourne, FL	2.0	2.0	1008	$1,850	$1.84	24d	1	1.30mi
4315 S Babcock St Melbourne, FL	1.0–3.0	1.0–2.0	996	$1,738	$1.74	14d	15	1.37mi
1700 Woodlake Dr NE Palm Bay, FL	1.0–2.0	1.0–2.0	875	$1,500	$1.71	24d	12	1.37mi
790 Luminary Cir #104 Melbourne, FL	2.0	2.0	1008	$1,850	$1.84	24d	1	1.37mi
993 Sonesta Ave NE Unit A-103 Palm Bay, FL	2.0	2.0	825	$1,350	$1.64	24d	1	1.39mi
987 Sonesta Ave NE #207 Palm Bay, FL	1.0	1.0	644	$1,200	$1.86	15d	1	1.41mi
331 Holiday Park Blvd NE Palm Bay, FL	2.0	2.0	920	$1,350	$1.47	24d	1	1.44mi
969 Sonesta Ave NE #208 Palm Bay, FL	1.0	1.0	624	$1,475	$2.36	24d	1	1.47mi
915 Sonesta Ave NE Palm Bay, FL	2.0	2.0	825	$1,425	$1.73	21d	2	1.47mi

HOA detail condo

• Monthly dues: $385 · $4,620/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $119,900 Active 6 DOM
2. 2026-06-17
   days on market $119,900 Active 5 DOM
3. 2026-06-16
   days on market $119,900 Active 4 DOM
4. 2026-06-15
   days on market $119,900 Active 3 DOM
5. 2026-06-14
   remarks 374-char remark
6. 2026-06-14
   listed $119,900 Active 1 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: $1,782 · $148/mo
• Projected year-2 tax: $1,782 · $148/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 22 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: $19,409
• − Mortgage interest: −$6,716
• − Property taxes: −$1,782
• − Insurance: −$600
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − HOA: −$4,620
• − Depreciation: −$3,488
• Taxable loss: −$902
• Est. tax savings @ 24.0%: +$217
• After-tax cash flow: $1,003/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): 24,792
• Household income: $56,411
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 1962.0

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 0.57)
• Race & ethnicity: White 61% Hispanic / Latino 16% Black 16% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 4%
• Common ancestry: Romanian 2% Hispanic 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 12% French/Haitian/Cajun 2% Other Indo-European 2%

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: ▼ -5.59%
• Current HPI: 309.8748
• Rent YoY: ▼ -0.52%
• 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

+114.1% since first listed

7 events — show timeline

• 2026-06-11 Listed $119,900 SCMLS
• 2014-01-03 Sold (Public Records) $37,000 Public Records
• 2005-03-31 Sold (MLS) $100,000 SCMLS
• 2005-02-16 Listed $95,990 SCMLS
• 2004-03-03 Sold (Public Records) $41,500 Public Records
• 1996-11-02 Sold (Public Records) $31,500 Public Records
• 1984-07-01 Sold (Public Records) $56,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,782 · +0.8% YoY. Source: county tax records.