157 Eton Cir · Merritt Island, FL 32940

$255,000

2 bd · 2.0 ba · 1,487 sqft · SingleFamily public records · 143 Days on market

Built 1983 2,614 sqft lot $395/mo HOA · 19% of rent

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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).

• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

TAKE ADVANTAGE of a $5,000 SELLER CREDIT at Closing! Perfect for covering closing costs or buying down your interest rate! Enjoy this beautiful end-unit townhome in a prime Suntree location just 10 minutes from the beaches, shops, restaurants, and the Brevard Zoo. Conveniently located in a golf course community near Suntree Country Club, with easy access to golf, tennis, walking trails, and A+ schools. This light-filled 2-bedroom, 2-bath home features an open layout designed for both comfort and style. Highlights include a 1-car garage plus a storage room, spacious owner's suite, ample kitchen cabinetry, and an extra room perfect for a home office or potential third room conversion. Experience the perfect blend of comfort, convenience, and the Florida lifestyle!

Key facts

• End-unit townhome
• Easy access to golf
• A schools

Tags

• END-UNIT TOWNHOME
• PRIME SUNTREE LOCATION
• GOLF COURSE COMMUNITY
• EASY ACCESS TO GOLF
• TENNIS WALKING TRAILS
• A SCHOOLS

Property features AI

Finance

• HOA & community: Part of Regents Walk association; Monthly association fee of $375 (includes grounds maintenance); Additional annual fee of $245

Exterior

• Parking: Attached garage; Additional parking; Guest parking; 1-car garage
• Utilities: Public sewer; Cable available; Electricity available and connected; Sewer available
• Home design: Townhouse; One story; Faces southeast
• Construction: Frame and stucco construction; Shingle roof; Pets allowed
• Exterior features: Courtyard; Front porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Eat-in kitchen
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (16.9% below list).
• Recommended offer: $209k (17.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#441 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: amenities F, commute 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: Suntree Elementary School (math 80% / reading 80%, grade A+, #110 of 2,144 statewide, top 5%, 600 students, 23% FRL); Delaura Middle School (math 74% / reading 70%, grade A, #52 of 571 statewide, top 10%, 843 students, 21% FRL); Viera High School (math 58% / reading 71%, grade B-, #78 of 667 statewide, top 13%, 2,289 students, 15% FRL) — zoned schools average 19% FRL vs 43% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 72% at this address vs 55% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Brevard average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.0%/yr); 593 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.4% local appreciation)).
• Brevard County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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 $137k; list at $255k implies a 86% 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 $209,236 (17.9% 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 143 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.35%
• DSCR: 0.81
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.4% appreciation · 1.96% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.70×
• Total profit: $-21,146
• Equity at exit: $79,227

10-year hold

• IRR: -1.1%
• Equity multiple: 0.88×
• Total profit: $-8,872
• Equity at exit: $99,475

Cash invested: $71,400 (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 32940

• Home prices YoY: 0.1%
• Rents YoY: 2.0%
• Active inventory: 593
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,120 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$96 /mo · $1,147/yr
• Insurance: −$106
• HOA: −$395
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-259

Break-even live

Break-even rent $2,448

Max offer price $209,236

Occupancy floor —

Sensitivity live

Price	-10% $-115	-5% $-187	+0% $-259	+5% $-331	+10% $-403
Rent	-10% $-427	-5% $-343	+0% $-259	+5% $-175	+10% $-92
Rate	-1.0pp $-131	-0.5pp $-194	base $-259	+0.5pp $-325	+1.0pp $-392

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Country Club Dr Melbourne, FL	3.0	2.0	1749	$2,295	$1.31	22d	1	0.17mi
640 Casa Grande Dr Melbourne, FL	3.0	2.0	1160	$2,200	$1.90	25d	1	0.70mi
201 Plantation Club Dr Melbourne, FL	1.0–2.0	1.0–2.0	1025	$1,870	$1.82	15d	10	0.96mi
7667 N Wickham Rd Melbourne, FL	1.0–2.0	1.0–2.0	915	$1,750	$1.91	16d	2	1.04mi
300 Tuscany Way Melbourne, FL	1.0–3.0	1.0–2.0	1097	$1,984	$1.81	25d	12	1.14mi
2705 Bosque Cir Melbourne, FL	1.0–3.0	1.0–2.0	1044	$1,998	$1.91	16d	18	1.33mi
1306 Hampton Park Ln Melbourne, FL	2.0	3.0	1110	$1,700	$1.53	16d	1	1.34mi
1311 Hampton Park Ln Melbourne, FL	2.0	3.0	1110	$1,850	$1.67	25d	1	1.34mi
2745 Bosque Cir Unit 307 Melbourne, FL	3.0	2.0	1305	$2,245	$1.72	25d	1	1.39mi
2750 Bosque Cir Unit 304 Melbourne, FL	2.0	2.0	1046	$1,825	$1.74	25d	1	1.44mi
531 Steeplechase Ln Melbourne, FL	2.0	1.5	1110	$1,875	$1.69	25d	1	1.45mi
1390 Hampton Park Ln Melbourne, FL	2.0	2.5	1110	$1,900	$1.71	25d	1	1.45mi
2760 Bosque Cir Unit 307 Melbourne, FL	3.0	2.0	1305	$2,225	$1.70	25d	1	1.47mi

HOA detail

• Monthly dues: $395 · $4,740/yr

Listing history 29 events

1. 2026-06-09
   status $255,000 Pending 143 DOM
2. 2026-06-08
   days on market $255,000 Active 143 DOM
3. 2026-06-07
   days on market $255,000 Active 142 DOM
4. 2026-06-05
   days on market $255,000 Active 139 DOM
5. 2026-06-03
   days on market $255,000 Active 138 DOM
6. 2026-06-02
   days on market $255,000 Active 137 DOM
7. 2026-06-01
   days on market $255,000 Active 136 DOM
8. 2026-05-31
   days on market $255,000 Active 135 DOM
9. 2026-05-31
   days on market $255,000 Active 134 DOM
10. 2026-03-09
    price $255,000
11. 2026-01-16
    listed $265,000 Active
12. 2026-01-14
    historical 774-char remark

    Show marketing remark (774 chars)

    TAKE ADVANTAGE of a $5,000 SELLER CREDIT at Closing! Perfect for covering closing costs or buying down your interest rate! Enjoy this beautiful end-unit townhome in a prime Suntree location just 10 minutes from the beaches, shops, restaurants, and the Brevard Zoo. Conveniently located in a golf course community near Suntree Country Club, with easy access to golf, tennis, walking trails, and A+ schools. This light-filled 2-bedroom, 2-bath home features an open layout designed for both comfort and style. Highlights include a 1-car garage plus a storage room, spacious owner's suite, ample kitchen cabinetry, and an extra room perfect for a home office or potential third room conversion. Experience the perfect blend of comfort, convenience, and the Florida lifestyle!

13. 2025-08-14
    listed $270,000 Active 774-char remark

    Show marketing remark (774 chars)

    TAKE ADVANTAGE of a $5,000 SELLER CREDIT at Closing! Perfect for covering closing costs or buying down your interest rate! Enjoy this beautiful end-unit townhome in a prime Suntree location just 10 minutes from the beaches, shops, restaurants, and the Brevard Zoo. Conveniently located in a golf course community near Suntree Country Club, with easy access to golf, tennis, walking trails, and A+ schools. This light-filled 2-bedroom, 2-bath home features an open layout designed for both comfort and style. Highlights include a 1-car garage plus a storage room, spacious owner's suite, ample kitchen cabinetry, and an extra room perfect for a home office or potential third room conversion. Experience the perfect blend of comfort, convenience, and the Florida lifestyle!

14. 2025-07-29
    historical 768-char remark

    Show marketing remark (768 chars)

    Nestled in the heart of Suntree, this delightful 2-bed, 2-bath home offers easy living in a friendly golf course community. The bright, open layout is perfect for relaxing or hosting friends, with natural light flowing throughout. ROOF 2022, plus a spacious garage and bonus storage unit—ideal for your hobbies and extras. This warm, welcoming neighborhood is perfect for retirees seeking a sense of community or anyone wanting a maintenance free lifestyle (owner is responsible for roof maintenance). Friendly faces, quiet streets, and a relaxed pace of life make it easy to feel right at home. This community comes complete with a community pool. Don't miss this chance to enjoy comfort, connection, and convenience in one of Brevard's most sought-after areas!

15. 2025-05-17
    price $279,999 768-char remark

    Show marketing remark (768 chars)

    Nestled in the heart of Suntree, this delightful 2-bed, 2-bath home offers easy living in a friendly golf course community. The bright, open layout is perfect for relaxing or hosting friends, with natural light flowing throughout. ROOF 2022, plus a spacious garage and bonus storage unit—ideal for your hobbies and extras. This warm, welcoming neighborhood is perfect for retirees seeking a sense of community or anyone wanting a maintenance free lifestyle (owner is responsible for roof maintenance). Friendly faces, quiet streets, and a relaxed pace of life make it easy to feel right at home. This community comes complete with a community pool. Don't miss this chance to enjoy comfort, connection, and convenience in one of Brevard's most sought-after areas!

16. 2025-03-26
    price $299,000 768-char remark

    Show marketing remark (768 chars)

    Nestled in the heart of Suntree, this delightful 2-bed, 2-bath home offers easy living in a friendly golf course community. The bright, open layout is perfect for relaxing or hosting friends, with natural light flowing throughout. ROOF 2022, plus a spacious garage and bonus storage unit—ideal for your hobbies and extras. This warm, welcoming neighborhood is perfect for retirees seeking a sense of community or anyone wanting a maintenance free lifestyle (owner is responsible for roof maintenance). Friendly faces, quiet streets, and a relaxed pace of life make it easy to feel right at home. This community comes complete with a community pool. Don't miss this chance to enjoy comfort, connection, and convenience in one of Brevard's most sought-after areas!

17. 2025-03-17
    listed $305,000 Active 768-char remark

    Show marketing remark (768 chars)

    Nestled in the heart of Suntree, this delightful 2-bed, 2-bath home offers easy living in a friendly golf course community. The bright, open layout is perfect for relaxing or hosting friends, with natural light flowing throughout. ROOF 2022, plus a spacious garage and bonus storage unit—ideal for your hobbies and extras. This warm, welcoming neighborhood is perfect for retirees seeking a sense of community or anyone wanting a maintenance free lifestyle (owner is responsible for roof maintenance). Friendly faces, quiet streets, and a relaxed pace of life make it easy to feel right at home. This community comes complete with a community pool. Don't miss this chance to enjoy comfort, connection, and convenience in one of Brevard's most sought-after areas!

18. 2025-03-17
    historical

    Show marketing remark (768 chars)

    Nestled in the heart of Suntree, this delightful 2-bed, 2-bath home offers easy living in a friendly golf course community. The bright, open layout is perfect for relaxing or hosting friends, with natural light flowing throughout. ROOF 2022, plus a spacious garage and bonus storage unit—ideal for your hobbies and extras. This warm, welcoming neighborhood is perfect for retirees seeking a sense of community or anyone wanting a maintenance free lifestyle (owner is responsible for roof maintenance). Friendly faces, quiet streets, and a relaxed pace of life make it easy to feel right at home. This community comes complete with a community pool. Don't miss this chance to enjoy comfort, connection, and convenience in one of Brevard's most sought-after areas!

19. 2025-02-04
    price $305,000
20. 2024-12-30
    price $312,000
21. 2024-10-07
    listed $315,000 Active
22. 2016-08-16
    historical
23. 2004-06-17
    soldstatus $137,000
24. 2004-06-11
    soldstatus $137,000
25. 2004-04-28
    listed $136,500
26. 2003-10-29
    listed $132,000
27. 1991-07-01
    soldstatus $55,000
28. 1987-02-01
    soldstatus $72,500
29. 1983-08-01
    soldstatus $69,900

ⓘ 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: $1,147 · $96/mo
• Projected year-2 tax: $2,116 · $176/mo
• Expected delta: +$970/yr (+$81/mo · 84.6%)

ⓘ 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 ≥104°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: $25,443
• − Mortgage interest: −$14,284
• − Property taxes: −$1,147
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − HOA: −$4,740
• − Depreciation: −$7,418
• Taxable loss: −$7,492
• Est. tax savings @ 24.0%: +$1,798
• After-tax cash flow: $-1,311/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 — Merritt Island

• Score: 70/100
• State rank: #441
• US rank: #7878

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brevard County · 602,871 people
• City population: 46,372
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 51,727
• Household income: $110,495
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 873.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 9% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% German/W. Germanic 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: ▲ 0.40%
• Current HPI: 298.1023
• Rent YoY: ▲ 1.96%
• 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

+264.8% since first listed

20 events — show timeline

• 2026-03-09 Price Changed $255,000 SCMLS
• 2026-01-16 Listed $265,000 SCMLS
• 2026-01-14 Listing Removed — SCMLS
• 2025-08-14 Listed $270,000 SCMLS
• 2025-07-29 Listing Removed — SCMLS
• 2025-05-17 Price Changed $279,999 SCMLS
• 2025-03-26 Price Changed $299,000 SCMLS
• 2025-03-17 Listing Removed — SCMLS
• 2025-03-17 Listed $305,000 SCMLS
• 2025-02-04 Price Changed $305,000 SCMLS
• 2024-12-30 Price Changed $312,000 SCMLS
• 2024-10-07 Listed $315,000 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2004-06-17 Sold (Public Records) $137,000 Public Records
• 2004-06-11 Sold (MLS) $137,000 SCMLS
• 2004-04-28 Listed $136,500 SCMLS
• 2003-10-29 Listed $132,000 SCMLS
• 1991-07-01 Sold (Public Records) $55,000 Public Records
• 1987-02-01 Sold (Public Records) $72,500 Public Records
• 1983-08-01 Sold (Public Records) $69,900 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,147 · +11.2% YoY. Source: county tax records.