766 Starland St SE · Palm Bay, FL 32909

$442,998

4 bd · 2.5 ba · 2,302 sqft · Land · 37 Days on market

Built 2026 10,454 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 +4.9/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Perfect lot to build in the heart of everything, schools, shopping, work. Quiet neighborhood. Feel free to drive by. ..

Key facts

• Impact rated doors
• New construction
• Ceramic tile showers

Tags

• NEW CONSTRUCTION
• IMPACT RATED DOORS
• LUXURY VINYL PLANK FLOORING
• CERAMIC TILE SHOWERS
• CUSTOM LIGHTING PACKAGE
• GOURMET INSPIRED KITCHEN

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Impact-resistant windows
• Utilities: Aerobic septic system; Cable available; Electricity connected; Water connected
• Home design: Single family residence; One level; Entry at level 1; Home faces north; New construction
• Construction: Concrete and stucco construction; New construction
• Exterior features: Impact windows; Covered patio; Front porch; Rear porch; Shingle roof; Lot mostly cleared with few trees; City street frontage with asphalt road

Interior

• Kitchen: Dishwasher; Electric oven; Ice maker; Microwave; Refrigerator
• Bedrooms: 4 bedrooms, all on the main level
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 3 bathrooms (2 full, 1 half)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Built-in features; Ceiling fans; His and hers closets; Kitchen island; Open floorplan; Pantry; Primary bathroom with tub and separate shower; Split bedrooms; Walk-in closets
• Laundry & utility: In-unit laundry hookups; Washer hookup; Electric dryer hookup; Laundry sink

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $443k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (35.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (43.2% below list).
• Recommended offer: $252k (43.2% 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: John F. Turner Senior Elementary School (math 38% / reading 43%, grade F, #1,471 of 2,144 statewide, top 69%, 543 students, 69% FRL); Southwest Middle School (math 40% / reading 39%, grade F, #373 of 571 statewide, top 66%, 920 students, 58% FRL); Heritage High School (math 30% / reading 44%, grade F, #340 of 667 statewide, top 52%, 2,007 students, 62% FRL) — zoned schools average 63% FRL vs 43% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 55% district-wide (-16 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 38% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $47k of equity ($3k loan paydown + $44k 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 ~$76k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($430k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $22k; list at $443k implies a 1869% 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 $251,782 (43.2% 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 37 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.57% ✗
• Cap rate: 3.39%
• Cash-on-cash: -10.37%
• DSCR: 0.54
• GRM: 14.7

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: 17.2%
• Equity multiple: 2.41×
• Total profit: $174,714
• Equity at exit: $399,088

10-year hold

• IRR: 16.4%
• Equity multiple: 5.61×
• Total profit: $571,856
• Equity at exit: $860,648

Cash invested: $124,039 (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: 14.7×

Monthly cashflow live

• Estimated rent: $2,518 high
• Mortgage (P&I): −$2,323
• Tax est. 1.5%: −$554 /mo · $6,645/yr
• Insurance: −$185
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-1,072

Break-even live

Break-even rent $3,875

Max offer price $287,823

Occupancy floor —

Sensitivity live

Price	-10% $-766	-5% $-919	+0% $-1,072	+5% $-1,225	+10% $-1,379
Rent	-10% $-1,271	-5% $-1,172	+0% $-1,072	+5% $-973	+10% $-873
Rate	-1.0pp $-849	-0.5pp $-960	base $-1,072	+0.5pp $-1,187	+1.0pp $-1,304

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: $110,750
• Closing costs: $13,290
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
647 Airoso Rd SE Palm Bay, FL	4.0	3.0	2365	$2,900	$1.23	15d	1	0.40mi
1129 Colonial Ave SE Palm Bay, FL	4.0	3.0	2008	$2,500	$1.25	21d	1	0.45mi
907 Algardi St SE Palm Bay, FL	4.0	2.0	1943	$2,330	$1.20	25d	1	0.70mi
1224 Buffing Cir SE Palm Bay, FL	4.0	2.0	2233	$2,395	$1.07	16d	1	0.76mi
885 Talmadge Ave SE Palm Bay, FL	3.0	2.0	1787	$2,300	$1.29	23d	1	0.96mi
309 Cactus St SE Palm Bay, FL	4.0	2.0	1846	$2,195	$1.19	16d	1	1.00mi
1255 Wadsworth St SE Unit 1255 Palm Bay, FL	3.0	3.0	1747	$2,350	$1.35	21d	1	1.04mi
490 Hatcher St SE Palm Bay, FL	4.0	2.0	1833	$2,150	$1.17	23d	1	1.13mi
2910 Emerson Dr SE Palm Bay, FL	3.0	2.0	1700	$1,950	$1.15	16d	1	1.20mi
1210 Vandalia Ave SE Palm Bay, FL	4.0	2.0	1833	$2,050	$1.12	16d	1	1.24mi
272 Aquarius Ave SE Palm Bay, FL	4.0	2.0	1650	$1,995	$1.21	25d	1	1.29mi
1517 Wacker Ave SE Palm Bay, FL	4.0	2.0	1775	$2,200	$1.24	25d	1	1.34mi
1150 Raoul St SE Palm Bay, FL	4.0	2.0	1787	$2,300	$1.29	25d	1	1.43mi

Listing history 21 events

1. 2026-06-22
   days on market $442,998 Active 37 DOM
2. 2026-06-18
   days on market $442,998 Active 34 DOM
3. 2026-06-17
   days on market $442,998 Active 33 DOM
4. 2026-06-16
   days on market $442,998 Active 32 DOM
5. 2026-06-15
   days on market $442,998 Active 31 DOM
6. 2026-06-14
   days on market $442,998 Active 29 DOM
7. 2026-06-10
   days on market $442,998 Active 26 DOM
8. 2026-06-08
   days on market $442,998 Active 24 DOM
9. 2026-06-07
   days on market $442,998 Active 23 DOM
10. 2026-06-05
    days on market $442,998 Active 20 DOM
11. 2026-06-03
    days on market $442,998 Active 19 DOM
12. 2026-06-02
    days on market $442,998 Active 18 DOM
13. 2026-06-01
    days on market $442,998 Active 17 DOM
14. 2026-05-31
    days on market $442,998 Active 16 DOM
15. 2026-05-31
    days on market $442,998 Active 15 DOM
16. 2026-05-15
    listed $442,998 Active
17. 2024-03-26
    historical 119-char remark

    Show marketing remark (119 chars)

    Perfect lot to build in the heart of everything, schools, shopping, work. Quiet neighborhood. Feel free to drive by. ..

18. 2024-03-25
    listed $45,000 Active 119-char remark

    Show marketing remark (119 chars)

    Perfect lot to build in the heart of everything, schools, shopping, work. Quiet neighborhood. Feel free to drive by. ..

19. 2006-02-06
    soldstatus $22,500
20. 2006-02-06
    soldstatus $22,500
21. 1973-01-01
    soldstatus $3,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $30,214
• − Mortgage interest: −$24,815
• − Property taxes: −$6,645
• − Insurance: −$2,215
• − Repairs & maintenance: −$2,417
• − Management: −$2,417
• − Depreciation: −$12,887
• Taxable loss: −$21,182
• Est. tax savings @ 24.0%: +$5,084
• After-tax cash flow: $-7,785/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

+14666.6% since first listed

6 events — show timeline

• 2026-05-15 Listed $442,998 SCMLS
• 2024-03-26 Listing Removed — SCMLS
• 2024-03-25 Listed $45,000 SCMLS
• 2006-02-06 Sold (Public Records) $22,500 Public Records
• 2006-02-06 Sold (Public Records) $22,500 Public Records
• 1973-01-01 Sold (Public Records) $3,000 Public Records

Property tax history

+13.9%/yr

Latest (2025): $403 · +14.0% YoY. Source: county tax records.