Victoria Plan · Palm Bay, FL 32907

$299,900

3 bd · 2.0 ba · 1,492 sqft · SingleFamily · 228 Days on market

Good condition 2-car garage

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

• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Efficient and Thoughtfully Designed Living in The Victoria Though compact in size, The Victoria offers a smart and efficient floor plan designed for modern family living. A charming front porch leads into a practical entryway with convenient access to the mudroom and up to three-car garage. At the heart of the home, a spacious family room serves as the central gathering space. The breakfast room, located at the rear, features a large sliding glass door that opens to the patio, bringing in natural light and easy outdoor access.

Key facts

• Breakfast room
• Front porch
• Sliding glass door

Tags

• FRONT PORCH
• MUDROOM
• SPACIOUS FAMILY ROOM
• BREAKFAST ROOM
• SLIDING GLASS DOOR
• PATIO

🏗️ New construction. The $299,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $360,315.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (30.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (21.0% below list).
• Recommended offer: $209k (30.3% below list) — sets the bar for cash-flow.

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: Jupiter Elementary School (math 41% / reading 42%, grade F, #1,437 of 2,144 statewide, top 68%, 732 students, 68% FRL); Central Middle School (math 50% / reading 48%, grade C-, #265 of 571 statewide, top 48%, 1,127 students, 53% FRL); Heritage High School (math 30% / reading 44%, grade F, #340 of 667 statewide, top 52%, 2,007 students, 62% FRL) — zoned schools average 61% FRL vs 43% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 flat; 1262 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($75k/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 $2k of loan paydown is wiped out by about $11k 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

• It's been on market 228 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,992 (30.3% 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 228 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 4.23%
• Cash-on-cash: -7.37%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (median comp): $360,315
• List price: $299,900
• Delta: -16.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4894 Madras Dr NW	0.37mi	3/2.0	1,607 (+8%)	3mo	$321,790	$200	68
425 Kylar Dr NW	0.57mi	3/2.0	1,507 (+1%)	6mo	$320,000	$212	67
5124 Madras Dr NW	0.50mi	3/2.0	1,680 (+13%)	0mo	$314,900	$187	55
1155 Kylar Dr NW	0.41mi	4/2.0 (+1)	1,635 (+10%)	10mo	$341,490	$209	52
636 Veridian Cir NW	0.65mi	3/2.0	1,598 (+7%)	15mo	$354,000	$222	45
405 Kylar Dr NW	0.56mi	3/2.0	1,713 (+15%)	11mo	$340,000	$198	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -42.1%
• Equity multiple: -0.28×
• Total profit: $-129,527
• Equity at exit: $53,724

10-year hold

• IRR: -89.7%
• Equity multiple: -1.14×
• Total profit: $-216,368
• Equity at exit: $31,153

Cash invested: $100,888 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 30 active · 10 under contract
• Months of supply: 25.7 mo (4%/mo absorbed)
• Median asking: $357,330 ($200/sqft)
• Median days on market: 96 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +20.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32907

• Home prices YoY: -10.1%
• Rents YoY: 0.9%
• Active inventory: 1262
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,368 high
• Mortgage (P&I): −$1,890
• Tax est. 1.5%: −$450 /mo · $5,405/yr
• Insurance: −$150
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-1,046

Break-even live

Break-even rent $3,692

Max offer price $208,992

Occupancy floor —

Sensitivity live

Price	-10% $-797	-5% $-921	+0% $-1,046	+5% $-1,170	+10% $-1,295
Rent	-10% $-1,233	-5% $-1,139	+0% $-1,046	+5% $-952	+10% $-859
Rate	-1.0pp $-864	-0.5pp $-954	base $-1,046	+0.5pp $-1,139	+1.0pp $-1,234

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: $90,079
• Closing costs: $10,809
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2585 Roygaris St NW Palm Bay, FL	4.0	2.0	1845	$2,650	$1.44	143d	1	0.11mi
938 Soleway Ave NW Palm Bay, FL	3.0	2.0	1867	$2,300	$1.23	153d	1	0.14mi
2166 Kylar Dr NW Palm Bay, FL	3.0	2.0	1713	$2,200	$1.28	0d	1	0.32mi
2166 Kylar Dr NW Palm Bay, FL	3.0	2.0	1713	$2,350	$1.37	87d	1	0.32mi
2562 Pinwherry St NW Palm Bay, FL	3.0	2.0	1762	$2,200	$1.25	0d	1	0.36mi
1146 Kylar Dr NW Palm Bay, FL	4.0	2.0	1635	$2,200	$1.35	9d	1	0.42mi
1146 Kylar Dr NW Palm Bay, FL	4.0	2.0	1635	$2,200	$1.35	10d	1	0.42mi
616 Kylar Dr NW Palm Bay, FL	4.0	2.0	1866	$2,350	$1.26	87d	1	0.42mi
2600 Snapdragon Dr NW Palm Bay, FL	4.0	2.0	1873	$2,000	$1.07	125d	1	0.67mi
2115 Imperia Ct NW Palm Bay, FL	3.0	2.0	1600	$2,400	$1.50	10d	1	0.85mi
103 Stellar Cir SW Palm Bay, FL	1.0–3.0	1.0–2.0	1036	$2,672	$2.58	0d	15	0.93mi
1866 Delki St NW Palm Bay, FL	3.0	2.0	1481	$2,150	$1.45	10d	1	1.17mi
1738 Loquat Ct NW Palm Bay, FL	3.0	2.0	1615	$2,185	$1.35	10d	1	1.29mi
1812 Glenridge St NW Palm Bay, FL	3.0	2.0	1212	$1,950	$1.61	46d	1	1.33mi
1812 Glenridge St NW Palm Bay, FL	3.0	2.0	1536	$2,200	$1.43	108d	1	1.33mi
1837 Heartwellville St NW Palm Bay, FL	3.0	2.0	1344	$1,699	$1.26	37d	1	1.35mi
1154 Blessed Isles Dr NW Palm Bay, FL	3.0	2.0	1789	$1,606	$0.90	51d	1	1.37mi
308 Tamarind Cir NW Palm Bay, FL	3.0	2.0	1350	$2,100	$1.56	164d	1	1.45mi

Property features AI

Finance

• Other: Address: 2735 Madras Dr NW, Palm Bay, FL 32907
• Financial info: List price $299,900

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: New construction plan (Victoria)Single-family home
• Exterior features: Living area approximately 1,492

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan: Victoria)

Listing history 50 events

1. 2026-11-08
   days on market $299,900 Active 228 DOM
2. 2026-11-07
   days on market $299,900 Active 227 DOM
3. 2026-11-06
   days on market $299,900 Active 226 DOM
4. 2026-11-05
   days on market $299,900 Active 225 DOM
5. 2026-11-04
   days on market $299,900 Active 224 DOM
6. 2026-11-02
   days on market $299,900 Active 222 DOM
7. 2026-11-01
   days on market $299,900 Active 221 DOM
8. 2026-11-01
   price $299,900 Active 220 DOM
9. 2026-10-31
   days on market $299,600 Active 220 DOM
10. 2026-10-30
    days on market $299,600 Active 219 DOM
11. 2026-10-29
    days on market $299,600 Active 218 DOM
12. 2026-10-28
    days on market $299,600 Active 217 DOM
13. 2026-10-27
    days on market $299,600 Active 216 DOM
14. 2026-10-26
    days on market $299,600 Active 215 DOM
15. 2026-10-25
    days on market $299,600 Active 214 DOM
16. 2026-10-24
    days on market $299,600 Active 213 DOM
17. 2026-10-23
    days on market $299,600 Active 212 DOM
18. 2026-10-22
    days on market $299,600 Active 211 DOM
19. 2026-10-21
    days on market $299,600 Active 210 DOM
20. 2026-10-20
    days on market $299,600 Active 209 DOM
21. 2026-10-19
    days on market $299,600 Active 208 DOM
22. 2026-10-18
    days on market $299,600 Active 207 DOM
23. 2026-10-17
    days on market $299,600 Active 206 DOM
24. 2026-10-16
    days on market $299,600 Active 205 DOM
25. 2026-10-15
    pricedays on market $299,600 Active 204 DOM
26. 2026-10-14
    days on market $299,900 Active 203 DOM
27. 2026-10-13
    days on market $299,900 Active 202 DOM
28. 2026-10-12
    days on market $299,900 Active 201 DOM
29. 2026-10-11
    days on market $299,900 Active 200 DOM
30. 2026-10-10
    days on market $299,900 Active 199 DOM
31. 2026-10-09
    days on market $299,900 Active 198 DOM
32. 2026-10-08
    days on market $299,900 Active 197 DOM
33. 2026-10-07
    days on market $299,900 Active 196 DOM
34. 2026-10-05
    days on market $299,900 Active 194 DOM
35. 2026-10-04
    days on market $299,900 Active 193 DOM
36. 2026-10-02
    days on market $299,900 Active 191 DOM
37. 2026-10-01
    days on market $299,900 Active 190 DOM
38. 2026-09-30
    days on market $299,900 Active 189 DOM
39. 2026-09-29
    days on market $299,900 Active 188 DOM
40. 2026-09-28
    days on market $299,900 Active 187 DOM
41. 2026-09-27
    days on market $299,900 Active 186 DOM
42. 2026-09-25
    days on market $299,900 Active 184 DOM
43. 2026-09-24
    days on market $299,900 Active 183 DOM
44. 2026-09-22
    days on market $299,900 Active 181 DOM
45. 2026-09-21
    days on market $299,900 Active 180 DOM
46. 2026-09-20
    days on market $299,900 Active 179 DOM
47. 2026-09-19
    days on market $299,900 Active 178 DOM
48. 2026-09-18
    days on market $299,900 Active 177 DOM
49. 2026-09-17
    days on market $299,900 Active 176 DOM
50. 2026-09-16
    days on market $299,900 Active 175 DOM

ⓘ 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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $28,418
• − Mortgage interest: −$20,183
• − Property taxes: −$5,405
• − Insurance: −$6,920
• − Repairs & maintenance: −$2,273
• − Management: −$2,273
• − Depreciation: −$10,482
• Taxable loss: −$19,119
• Est. tax savings @ 24.0%: +$4,589
• After-tax cash flow: $-7,961/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab Est. rehab $7,460–$22,380 screening

The home presents as a well-maintained and move-in-ready property with good curb appeal and no visible major repairs or renovations needed. Potential value can be further increased through exterior painting and interior updates.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance the curb appeal and increase both resale and rental value. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and attract more potential buyers or renters. ↑
• Both Interior updates — Updating the interior can increase the home's value by making it more modern and appealing to a wider range of buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Jupiter Elementary School F FL #1,437/2,144 Nat'l #18,859/41,679 Middle Central Middle School C- FL #265/571 Nat'l #3,736/14,009 High Heritage High School F FL #340/667 Nat'l #9,001/17,239

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

B Composite livability gradescore 72/100

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 · 623,254 people
• City population: 132,211
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 49,080
• Household income: $75,311
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 21% Black 15% Two or more races 14% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Cuban 2% Dominican 3%
• Languages at home: 77% English-only · Spanish 17% French/Haitian/Cajun 2% Other Indo-European 1%

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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: ▼ -34.79%
• Current HPI: 308.9719
• Rent YoY: ▲ 0.93%
• Metro: Palm Bay-Melbourne-Titusville, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Address: 2735 Madras Dr NW, Palm Bay, FL 32907
• Financial info: List price $299,900

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: New construction plan (Victoria)Single-family home
• Exterior features: Living area approximately 1,492

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan: Victoria)