919 Quail St SE · Palm Bay, FL 32909

$274,932

2 bd · 2.0 ba · 993 sqft · SingleFamily public records · 246 Days on market

Built 1996 10,019 sqft lot

---

Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.5/10.0

Listing remarks

Bright, practical, and already handled where it counts--this home is easy to step into and easy to keep. Sun pours through the wide front window into the living/dining space, and the kitchen--stone counters, stainless appliances, pantry, and a breakfast bar--keeps everyday life simple. The enclosed porch off the kitchen lives like a true third space for a desk, hobby zone, or quiet room overlooking the wood-fenced backyard for pets, gardening, and weekend dinners. Concrete/stucco construction, tile flooring, all-new windows (a costly upgrade most renovations skip), 2024 shingle roof, newer A/C, 2 bedrooms, 1.5 baths with a smart bath layout, plus a 1-car garage with in-garage laundry. If yo

Key facts

• Open floor plan
• Stone countertops
• Large picture window

Tags

• OPEN FLOOR PLAN
• LARGE PICTURE WINDOW
• STONE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BAR AREA
• ENCLOSED PORCH

Property features AI

Exterior

• Parking: Garage; 1 garage space
• Utilities: Septic tank; Electricity connected; Water connected
• Home design: Single family residence; One story; Faces south
• Construction: Concrete and stucco construction; Shingle roof; Pets allowed
• Exterior features: Rear porch; Fenced yard (wood); Few trees on lot; Asphalt road access

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Ceiling fan(s); Jack and Jill bathroom; Pantry; Primary bathroom with tub and shower
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-355 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (22.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (32.4% below list).
• Recommended offer: $186k (32.4% 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: Columbia Elementary School (math 52% / reading 47%, grade D, #1,088 of 2,144 statewide, top 53%, 506 students, 68% 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 schools average 59% FRL vs 43% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 41% at this address vs 55% district-wide (-14 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); 1123 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Brevard County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $160k; list at $275k implies a 72% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,988 (32.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.68% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.54%
• DSCR: 0.75
• GRM: 12.3

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: 20.5%
• Equity multiple: 2.67×
• Total profit: $128,340
• Equity at exit: $247,681

10-year hold

• IRR: 18.8%
• Equity multiple: 6.17×
• Total profit: $398,341
• Equity at exit: $534,132

Cash invested: $76,981 (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: 1123
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$268 /mo · $3,221/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-355

Break-even live

Break-even rent $2,310

Max offer price $212,140

Occupancy floor —

Sensitivity live

Price	-10% $-200	-5% $-278	+0% $-355	+5% $-433	+10% $-511
Rent	-10% $-502	-5% $-429	+0% $-355	+5% $-282	+10% $-209
Rate	-1.0pp $-217	-0.5pp $-286	base $-355	+0.5pp $-427	+1.0pp $-499

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: $68,733
• Closing costs: $8,248
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Starland St SE Palm Bay, FL	2.0	1.0	904	$1,650	$1.83	25d	1	0.81mi
1490 Van Buren Ave SE Palm Bay, FL	2.0	1.0	900	$1,600	$1.78	25d	1	1.07mi
1430 Valerius St SE Palm Bay, FL	2.0	1.0	904	$1,750	$1.94	25d	1	1.13mi
1072 Genesee Ave SE Palm Bay, FL	3.0	2.0	1004	$1,855	$1.85	25d	1	1.23mi
1205 Jaslo St SE Palm Bay, FL	1.0–3.0	1.0–2.0	992	$1,888	$1.90	16d	8	1.25mi
931 Commerce Rd SE Palm Bay, FL	3.0	2.0	1068	$2,300	$2.15	25d	1	1.26mi
1630 Agnes Ave SE Palm Bay, FL	3.0	2.0	924	$1,749	$1.89	20d	1	1.28mi

Listing history 22 events

1. 2026-06-22
   days on market $274,932 Active 246 DOM
2. 2026-06-18
   days on market $274,932 Active 243 DOM
3. 2026-06-17
   days on market $274,932 Active 242 DOM
4. 2026-06-16
   days on market $274,932 Active 241 DOM
5. 2026-06-15
   days on market $274,932 Active 240 DOM
6. 2026-06-14
   days on market $274,932 Active 238 DOM
7. 2026-06-10
   days on market $274,932 Active 235 DOM
8. 2026-06-08
   days on market $274,932 Active 233 DOM
9. 2026-06-07
   days on market $274,932 Active 232 DOM
10. 2026-06-05
    days on market $274,932 Active 229 DOM
11. 2026-06-03
    days on market $274,932 Active 228 DOM
12. 2026-06-02
    days on market $274,932 Active 227 DOM
13. 2026-06-01
    days on market $274,932 Active 226 DOM
14. 2026-05-31
    days on market $274,932 Active 225 DOM
15. 2026-05-31
    days on market $274,932 Active 224 DOM
16. 2026-04-13
    status Active
17. 2026-04-11
    historical
18. 2026-03-30
    price $274,932
19. 2025-10-13
    listed $284,932 Active
20. 2024-12-20
    soldstatus $160,000
21. 1996-03-23
    soldstatus $56,500
22. 1990-08-01
    soldstatus $6,000

ⓘ 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: $3,221 · $268/mo
• Projected year-2 tax: $3,221 · $268/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 9/10 Extreme 7 d/yr ≥106°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: $22,319
• − Mortgage interest: −$15,400
• − Property taxes: −$3,221
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$7,998
• Taxable loss: −$9,247
• Est. tax savings @ 24.0%: +$2,219
• After-tax cash flow: $-2,046/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

+4482.2% since first listed

7 events — show timeline

• 2026-04-13 Relisted — SCMLS
• 2026-04-11 Listing Removed — SCMLS
• 2026-03-30 Price Changed $274,932 SCMLS
• 2025-10-13 Listed $284,932 SCMLS
• 2024-12-20 Sold (Public Records) $160,000 Public Records
• 1996-03-23 Sold (Public Records) $56,500 Public Records
• 1990-08-01 Sold (Public Records) $6,000 Public Records

Property tax history

+19.9%/yr

Latest (2025): $3,221 · +5.5% YoY. Source: county tax records.