111 Crosspoint St SE #12 · Palm Bay, FL 32909

$336,990

3 bd · 2.0 ba · 1,611 sqft · SingleFamily · 14 Days on market

Built 2026 0.27 ac lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0

Listing remarks

Move-in ready new home perfectly blends elegance, comfort, and modern convenience. Designed with durable block, stucco construction, open floor plan features 3 bedrooms, 2 baths, and 1,611 sq. ft. of designed living space. Soaring 9'4'' ceilings throughout home create airy, spacious feel. Enjoy Florida outdoors with 6' x12' covered porch. The stylish 36'' white Shaker-style cabinets are beautifully complemented by Ornamental White granite countertops, adding a touch of sophistication to the kitchen. Luxury vinyl plank flooring flows seamlessly throughout entire home, offering both durability and style. A stainless-steel appliance package is INCLUDED, featuring 24.3 cubic foot side-by-side r

Key facts

• Covered porch
• Open floor plan
• 9'4'' ceilings

Tags

• COVERED PORCH
• 36 WHITE SHAKER-STYLE CABINETS
• LUXURY VINYL PLANK FLOORING
• BLOCK STUCCO CONSTRUCTION
• OPEN FLOOR PLAN
• 9'4'' CEILINGS

Property features AI

Exterior

• Parking: Two-car garage with garage door opener
• Utilities: Aerobic septic; Cable available; Electricity available; Water available; Sewer listed as not available
• Home design: Single family residence; One story; Faces south; New construction
• Construction: Block and stucco construction
• Exterior features: Cleared lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Ice maker; Microwave; Refrigerator; Kitchen on first floor (approximately 15 x 11)
• Bedrooms: Three bedrooms, all on the first floor; Bedroom 2 approximately 11 x 12; Bedroom 3 approximately 11 x 12
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eight total rooms; Cleared lot (see exterior)
• Laundry & utility: Unfurnished (no built-in furnished items indicated)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $337k.

Deal economics

• At list price, monthly cash flow is $-600 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (25.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (35.0% below list).
• Recommended offer: $219k (35.0% 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: Discovery Elementary School (math 45% / reading 49%, grade D-, #1,191 of 2,144 statewide, top 57%, 641 students, 69% 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.
• Market conditions: Rents rising (+3.7%/yr); 1127 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 33% 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 $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

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 $218,887 (35.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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 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: 0.65% ✗
• Cap rate: 4.16%
• Cash-on-cash: -7.63%
• DSCR: 0.66
• GRM: 12.8

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: 19.1%
• Equity multiple: 2.56×
• Total profit: $146,860
• Equity at exit: $303,587

10-year hold

• IRR: 17.7%
• Equity multiple: 5.94×
• Total profit: $465,676
• Equity at exit: $654,697

Cash invested: $94,357 (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: 1127
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,189 high
• Mortgage (P&I): −$1,767
• Tax est. 1.5%: −$421 /mo · $5,055/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-600

Break-even live

Break-even rent $2,948

Max offer price $250,219

Occupancy floor —

Sensitivity live

Price	-10% $-367	-5% $-483	+0% $-600	+5% $-716	+10% $-833
Rent	-10% $-773	-5% $-686	+0% $-600	+5% $-513	+10% $-427
Rate	-1.0pp $-430	-0.5pp $-514	base $-600	+0.5pp $-687	+1.0pp $-776

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: $84,248
• Closing costs: $10,110
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
914 Caligula Ave SE Palm Bay, FL	3.0	2.0	1371	$1,841	$1.34	16d	1	0.39mi
931 Commerce Rd SE Palm Bay, FL	3.0	2.0	1068	$2,300	$2.15	26d	1	0.54mi
857 Buchanan Ave SE Palm Bay, FL	3.0	2.0	1257	$1,950	$1.55	26d	1	0.57mi
356 Garbelmann St SW Palm Bay, FL	4.0	3.0	1850	$2,121	$1.15	16d	1	0.62mi
431 Brantley St SE Palm Bay, FL	3.0	2.0	1326	$2,050	$1.55	22d	1	0.71mi
726 Scotten Ave SW Palm Bay, FL	3.0	2.0	1443	$1,970	$1.37	16d	1	0.77mi
497 Schenley St SW Palm Bay, FL	4.0	2.0	1833	$1,995	$1.09	26d	1	0.81mi
1523 Elmhurst Cir SE Palm Bay, FL	3.0	2.0	2028	$2,325	$1.15	26d	1	0.90mi
1133 Hanover Ave SW Palm Bay, FL	4.0	2.0	1804	$2,250	$1.25	24d	1	0.91mi
1224 Buffing Cir SE Palm Bay, FL	4.0	2.0	2233	$2,395	$1.07	17d	1	0.96mi
1129 Colonial Ave SE Palm Bay, FL	4.0	3.0	2008	$2,500	$1.25	22d	1	0.96mi
171 Okeefe St SE Palm Bay, FL	3.0	2.0	1288	$1,855	$1.44	17d	1	0.97mi
1733 La Maderia Dr SW Palm Bay, FL	3.0	2.0	1865	$2,195	$1.18	24d	1	0.99mi
1736 La Maderia Dr SW Palm Bay, FL	3.0	2.0	1873	$2,000	$1.07	26d	1	1.00mi
309 Cactus St SE Palm Bay, FL	4.0	2.0	1846	$2,195	$1.19	17d	1	1.03mi
1023 Garvey Rd SW Palm Bay, FL	4.0	2.0	1750	$2,296	$1.31	16d	1	1.05mi
710 Avalon St SE Palm Bay, FL	3.0	2.0	1378	$1,995	$1.45	26d	1	1.13mi
1290 Sail Ct SE Palm Bay, FL	3.0	2.0	1509	$1,945	$1.29	26d	1	1.17mi
1718 Sawgrass Dr SW Palm Bay, FL	4.0	2.5	2248	$2,400	$1.07	26d	1	1.21mi
1037 Garvey Rd SW Palm Bay, FL	4.0	3.0	1850	$2,516	$1.36	16d	1	1.34mi
743 Andrew St SE Palm Bay, FL	3.0	2.0	1252	$1,895	$1.51	26d	1	1.37mi
1897 Gould Ave SW Palm Bay, FL	4.0	2.0	1555	$1,850	$1.19	26d	1	1.37mi
487 Wiltshire Ave SW Palm Bay, FL	3.0	2.0	1462	$2,300	$1.57	26d	1	1.38mi
511 Trumpet St SW Palm Bay, FL	3.0	2.0	1243	$2,200	$1.77	26d	1	1.39mi
844 Corbin Cir SW Palm Bay, FL	4.0	2.0	2118	$2,500	$1.18	26d	1	1.39mi
822 Seven Gables Cir SE Palm Bay, FL	3.0	2.0	1474	$1,835	$1.24	26d	1	1.42mi
818 Seven Gables Cir SE Palm Bay, FL	3.0	2.0	1490	$1,795	$1.20	26d	1	1.43mi

Listing history 10 events

1. 2026-06-23
   days on market $336,990 Active 14 DOM
2. 2026-06-22
   days on market $336,990 Active 13 DOM
3. 2026-06-18
   days on market $336,990 Active 10 DOM
4. 2026-06-17
   days on market $336,990 Active 9 DOM
5. 2026-06-16
   days on market $336,990 Active 8 DOM
6. 2026-06-15
   days on market $336,990 Active 7 DOM
7. 2026-06-14
   days on market $336,990 Active 5 DOM
8. 2026-06-10
   days on market $336,990 Active 2 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $336,990 Active 1 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $26,266
• − Mortgage interest: −$18,877
• − Property taxes: −$5,055
• − Insurance: −$1,685
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − Depreciation: −$9,803
• Taxable loss: −$13,356
• Est. tax savings @ 24.0%: +$3,205
• After-tax cash flow: $-3,990/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

1 event — show timeline

• 2026-06-08 Listed $336,990 SCMLS