425 Sabal Ave · Merritt Island, FL 32953

$312,500

3 bd · 2.0 ba · 936 sqft · SingleFamily public records · 135 Days on market

Built 1962 7,405 sqft lot ↓ 14% since listing

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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 +5.9/30.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW 3 bedroom POOL home in Merritt Island under 300K!!!!BRAND NEW ROOF just installed !! AC just over 5 years old!!! This house has the perfect setup whether you're looking to set up for just yourself or looking to start a family, this house can suit any lifestyle! With a fenced in backyard, the roomy covered back patio leads out to a gorgeous OVERSIZED POOL great for cookouts or just relaxing poolside. With a spacious shady yard, you can have your own backyard oasis! Would you imagine that you can watch ROCKET launches from your own yard? You can! Speaking of convenience, this location is walking distance from canals and the highly rated EDGEWOODJR/SR High school. The home has accordion-style hurricane shutters to be safe for any scenario. Seller MOTIVATED!!!

Key facts

• 7,405 sq ft lot
• Garage
• Pool

Property features AI

Exterior

• Parking: 1-car garage; Garage with opener; RV access/parking
• Security: Storm shutters
• Utilities: Public sewer; Water connected; Electricity connected; Cable available; Sewer connected
• Home design: Single-family residence; One level; North-facing
• Construction: Block, concrete and stucco construction; Membrane roof
• Exterior features: Private heated in-ground pool with electric heat; Covered rear porch; Wood privacy fence; Cleared lot with few trees; City street frontage with asphalt road

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Kitchen island; Storm shutters
• Laundry & utility: Unfurnished (no built-in laundry listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $312k.

Deal economics

• At list price, monthly cash flow is $-677 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (38.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (42.4% below list).
• Recommended offer: $180k (42.4% below list) — sets the bar for 1% rule.

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: Mila Elementary School (math 37% / reading 46%, grade F, #1,437 of 2,144 statewide, top 68%, 433 students, 70% FRL); Thomas Jefferson Middle School (math 63% / reading 55%, grade B, #144 of 571 statewide, top 26%, 608 students, 43% FRL); Merritt Island High School (math 32% / reading 55%, grade F, #248 of 667 statewide, top 38%, 1,546 students, 35% FRL).
• Market conditions: Rents rising (+2.1%/yr); 221 active listings in the ZIP; 11 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 135 days — a 12% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $179,887 (42.4% 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 135 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.58% ✗
• Cap rate: 3.95%
• Cash-on-cash: -8.38%
• DSCR: 0.63
• GRM: 14.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.12% rent growth · sell at horizon

5-year hold

• IRR: -33.8%
• Equity multiple: -0.09×
• Total profit: $-95,375
• Equity at exit: $46,595

10-year hold

• IRR: -47.7%
• Equity multiple: -0.66×
• Total profit: $-145,018
• Equity at exit: $27,019

Cash invested: $87,500 (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 32953

• Home prices YoY: -34.5%
• Rents YoY: 2.1%
• Active inventory: 221
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$1,639
• Tax from tax record: −$263 /mo · $3,157/yr
• Insurance: −$130
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-677

Break-even live

Break-even rent $2,656

Max offer price $192,825

Occupancy floor —

Sensitivity live

Price	-10% $-501	-5% $-589	+0% $-677	+5% $-766	+10% $-854
Rent	-10% $-820	-5% $-749	+0% $-677	+5% $-606	+10% $-535
Rate	-1.0pp $-520	-0.5pp $-598	base $-677	+0.5pp $-758	+1.0pp $-841

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: $78,125
• Closing costs: $9,375
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Needle Blvd Merritt Island, FL	2.0	1.5	900	$1,525	$1.69	25d	2	0.50mi
55 Needle Blvd Merritt Island, FL	2.0	1.5	900	$1,545	$1.72	16d	2	0.50mi
50 Needle Blvd #28 Merritt Island, FL	2.0	1.5	900	$1,550	$1.72	25d	1	0.50mi
205 Palmetto Ave Merritt Island, FL	2.0	2.0	1033	$1,625	$1.57	25d	2	0.51mi
140 Minna Ln Merritt Island, FL	2.0	1.0	775	$1,250	$1.61	16d	1	0.74mi
388 Hibiscus Ave Merritt Island, FL	2.0	1.0	720	$1,650	$2.29	25d	1	0.96mi
225 Ligustrum Ln Merritt Island, FL	1.0–2.0	1.0	640	$1,275	$1.99	21d	1	1.10mi
1155 N Courtenay Pkwy Merritt Island, FL	2.0	1.0	750	$1,434	$1.91	25d	1	1.13mi
225 S Tropical Trl Merritt Island, FL	1.0–2.0	1.0–2.0	779	$2,800	$3.59	16d	4	1.23mi
225 S Tropical Trl Merritt Island, FL	1.0–2.0	1.0–2.0	779	$2,800	$3.59	25d	4	1.23mi
480 Nancie Ave Merritt Island, FL	3.0	2.0	888	$2,100	$2.36	25d	1	1.28mi

Listing history 25 events

1. 2026-06-22
   days on market $312,500 Active 135 DOM
2. 2026-06-18
   days on market $312,500 Active 132 DOM
3. 2026-06-17
   days on market $312,500 Active 131 DOM
4. 2026-06-16
   days on market $312,500 Active 130 DOM
5. 2026-06-15
   days on market $312,500 Active 129 DOM
6. 2026-06-14
   days on market $312,500 Active 127 DOM
7. 2026-06-10
   days on market $312,500 Active 124 DOM
8. 2026-06-08
   days on market $312,500 Active 122 DOM
9. 2026-06-07
   pricedays on market $312,500 Active 121 DOM
10. 2026-06-05
    days on market $319,750 Active 118 DOM
11. 2026-06-03
    days on market $319,750 Active 117 DOM
12. 2026-06-02
    days on market $319,750 Active 116 DOM
13. 2026-06-01
    days on market $319,750 Active 115 DOM
14. 2026-05-31
    days on market $319,750 Active 114 DOM
15. 2026-05-31
    days on market $319,750 Active 113 DOM
16. 2026-02-06
    listed $319,750 Active
17. 2026-02-06
    historical $319,750
18. 2022-12-16
    soldstatus $305,000 Closed 773-char remark

    Show marketing remark (773 chars)

    WOW 3 bedroom POOL home in Merritt Island under 300K!!!!BRAND NEW ROOF just installed !! AC just over 5 years old!!! This house has the perfect setup whether you're looking to set up for just yourself or looking to start a family, this house can suit any lifestyle! With a fenced in backyard, the roomy covered back patio leads out to a gorgeous OVERSIZED POOL great for cookouts or just relaxing poolside. With a spacious shady yard, you can have your own backyard oasis! Would you imagine that you can watch ROCKET launches from your own yard? You can! Speaking of convenience, this location is walking distance from canals and the highly rated EDGEWOODJR/SR High school. The home has accordion-style hurricane shutters to be safe for any scenario. Seller MOTIVATED!!!

19. 2022-11-22
    historical Backups 773-char remark

    Show marketing remark (773 chars)

    WOW 3 bedroom POOL home in Merritt Island under 300K!!!!BRAND NEW ROOF just installed !! AC just over 5 years old!!! This house has the perfect setup whether you're looking to set up for just yourself or looking to start a family, this house can suit any lifestyle! With a fenced in backyard, the roomy covered back patio leads out to a gorgeous OVERSIZED POOL great for cookouts or just relaxing poolside. With a spacious shady yard, you can have your own backyard oasis! Would you imagine that you can watch ROCKET launches from your own yard? You can! Speaking of convenience, this location is walking distance from canals and the highly rated EDGEWOODJR/SR High school. The home has accordion-style hurricane shutters to be safe for any scenario. Seller MOTIVATED!!!

20. 2022-11-22
    status Active 773-char remark

    Show marketing remark (773 chars)

    WOW 3 bedroom POOL home in Merritt Island under 300K!!!!BRAND NEW ROOF just installed !! AC just over 5 years old!!! This house has the perfect setup whether you're looking to set up for just yourself or looking to start a family, this house can suit any lifestyle! With a fenced in backyard, the roomy covered back patio leads out to a gorgeous OVERSIZED POOL great for cookouts or just relaxing poolside. With a spacious shady yard, you can have your own backyard oasis! Would you imagine that you can watch ROCKET launches from your own yard? You can! Speaking of convenience, this location is walking distance from canals and the highly rated EDGEWOODJR/SR High school. The home has accordion-style hurricane shutters to be safe for any scenario. Seller MOTIVATED!!!

21. 2022-11-15
    historical Backups 773-char remark

    Show marketing remark (773 chars)

    WOW 3 bedroom POOL home in Merritt Island under 300K!!!!BRAND NEW ROOF just installed !! AC just over 5 years old!!! This house has the perfect setup whether you're looking to set up for just yourself or looking to start a family, this house can suit any lifestyle! With a fenced in backyard, the roomy covered back patio leads out to a gorgeous OVERSIZED POOL great for cookouts or just relaxing poolside. With a spacious shady yard, you can have your own backyard oasis! Would you imagine that you can watch ROCKET launches from your own yard? You can! Speaking of convenience, this location is walking distance from canals and the highly rated EDGEWOODJR/SR High school. The home has accordion-style hurricane shutters to be safe for any scenario. Seller MOTIVATED!!!

22. 2022-11-01
    price $299,000 773-char remark

    Show marketing remark (773 chars)

    WOW 3 bedroom POOL home in Merritt Island under 300K!!!!BRAND NEW ROOF just installed !! AC just over 5 years old!!! This house has the perfect setup whether you're looking to set up for just yourself or looking to start a family, this house can suit any lifestyle! With a fenced in backyard, the roomy covered back patio leads out to a gorgeous OVERSIZED POOL great for cookouts or just relaxing poolside. With a spacious shady yard, you can have your own backyard oasis! Would you imagine that you can watch ROCKET launches from your own yard? You can! Speaking of convenience, this location is walking distance from canals and the highly rated EDGEWOODJR/SR High school. The home has accordion-style hurricane shutters to be safe for any scenario. Seller MOTIVATED!!!

23. 2022-10-10
    price $324,900 773-char remark

    Show marketing remark (773 chars)

    WOW 3 bedroom POOL home in Merritt Island under 300K!!!!BRAND NEW ROOF just installed !! AC just over 5 years old!!! This house has the perfect setup whether you're looking to set up for just yourself or looking to start a family, this house can suit any lifestyle! With a fenced in backyard, the roomy covered back patio leads out to a gorgeous OVERSIZED POOL great for cookouts or just relaxing poolside. With a spacious shady yard, you can have your own backyard oasis! Would you imagine that you can watch ROCKET launches from your own yard? You can! Speaking of convenience, this location is walking distance from canals and the highly rated EDGEWOODJR/SR High school. The home has accordion-style hurricane shutters to be safe for any scenario. Seller MOTIVATED!!!

24. 2022-09-10
    price $349,900 773-char remark

    Show marketing remark (773 chars)

    WOW 3 bedroom POOL home in Merritt Island under 300K!!!!BRAND NEW ROOF just installed !! AC just over 5 years old!!! This house has the perfect setup whether you're looking to set up for just yourself or looking to start a family, this house can suit any lifestyle! With a fenced in backyard, the roomy covered back patio leads out to a gorgeous OVERSIZED POOL great for cookouts or just relaxing poolside. With a spacious shady yard, you can have your own backyard oasis! Would you imagine that you can watch ROCKET launches from your own yard? You can! Speaking of convenience, this location is walking distance from canals and the highly rated EDGEWOODJR/SR High school. The home has accordion-style hurricane shutters to be safe for any scenario. Seller MOTIVATED!!!

25. 2022-08-26
    listed $369,900 Active 773-char remark

    Show marketing remark (773 chars)

    WOW 3 bedroom POOL home in Merritt Island under 300K!!!!BRAND NEW ROOF just installed !! AC just over 5 years old!!! This house has the perfect setup whether you're looking to set up for just yourself or looking to start a family, this house can suit any lifestyle! With a fenced in backyard, the roomy covered back patio leads out to a gorgeous OVERSIZED POOL great for cookouts or just relaxing poolside. With a spacious shady yard, you can have your own backyard oasis! Would you imagine that you can watch ROCKET launches from your own yard? You can! Speaking of convenience, this location is walking distance from canals and the highly rated EDGEWOODJR/SR High school. The home has accordion-style hurricane shutters to be safe for any scenario. Seller MOTIVATED!!!

ⓘ 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: $3,157 · $263/mo
• Projected year-2 tax: $3,157 · $263/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $21,586
• − Mortgage interest: −$17,505
• − Property taxes: −$3,157
• − Insurance: −$2,360
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$9,091
• Taxable loss: −$13,980
• Est. tax savings @ 24.0%: +$3,355
• After-tax cash flow: $-4,774/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

• Census place: Merritt Island, FL
• County: Brevard County · 602,871 people
• City population: 46,372
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 24,759
• Household income: $87,262
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 849.0

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 13% Two or more races 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 3%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 87% English-only · Spanish 8% Tagalog/Filipino 2% French/Haitian/Cajun 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: ▼ -168.76%
• Current HPI: 320.1966
• Rent YoY: ▲ 2.12%
• 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

-13.6% since first listed

10 events — show timeline

• 2026-02-06 Listed $319,750 SCMLS
• 2026-02-06 Coming Soon $319,750 SCMLS
• 2022-12-16 Sold (MLS) $305,000 SCMLS
• 2022-11-22 Contingent — SCMLS
• 2022-11-22 Relisted — SCMLS
• 2022-11-15 Contingent — SCMLS
• 2022-11-01 Price Changed $299,000 SCMLS
• 2022-10-10 Price Changed $324,900 SCMLS
• 2022-09-10 Price Changed $349,900 SCMLS
• 2022-08-26 Listed $369,900 SCMLS

Property tax history

+12.4%/yr

Latest (2025): $3,157 · +0.1% YoY. Source: county tax records.