779 Geddes St SW · Palm Bay, FL 32908

$355,250

4 bd · 3.0 ba · 2,265 sqft · Land · 15 Days on market

Built 2026 10,019 sqft lot

---

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 +7.4/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

$1.000 deposit is required for escrow! Builder pay all Closing Costs Paid (excluding escrow accounts) with builder preferred lender. This is the ''everything you need'' home. With 2265sf, 4 bedrooms, 3 full baths, featuring an open split floor plan with upgraded wood look flooring, a large kitchen with handled cabinets and crown molding, and Stainless-Steel appliances. The private lanai and backyard space is perfect for entertaining with NO HOA! The spacious Owners Suite is designed with dual vanity sinks and two walk in closets. Other features in this home include double pane, tilt in windows, 5 1/4'' baseboards, Pest Prevention system, and so much more! Full Builder warranties apply. Phot

Key facts

• Large kitchen
• Handled cabinets
• Crown molding

Tags

• OPEN SPLIT FLOOR PLAN
• UPGRADED WOOD LOOK FLOORING
• LARGE KITCHEN
• HANDLED CABINETS
• CROWN MOLDING
• STAINLESS-STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $355k.

Deal economics

• At list price, monthly cash flow is $-463 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (29.0% below list).
• Recommended offer: $252k (29.0% 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: 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 rising (+1.3%/yr); 1020 active listings in the ZIP; 14 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).
• 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

• 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 15 days — a 2% lower offer ($350k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $17k; list at $355k implies a 1990% 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; moderate 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 $252,114 (29.0% 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: 0.71% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.59%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.29% rent growth · sell at horizon

5-year hold

• IRR: -27.8%
• Equity multiple: 0.08×
• Total profit: $-91,304
• Equity at exit: $52,969

10-year hold

• IRR: -34.0%
• Equity multiple: -0.35×
• Total profit: $-134,263
• Equity at exit: $30,716

Cash invested: $99,470 (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 32908

• Home prices YoY: -10.4%
• Rents YoY: 1.3%
• Active inventory: 1020
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,521 high
• Mortgage (P&I): −$1,863
• Tax est. 1.5%: −$444 /mo · $5,329/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-463

Break-even live

Break-even rent $3,108

Max offer price $288,202

Occupancy floor —

Sensitivity live

Price	-10% $-218	-5% $-341	+0% $-463	+5% $-586	+10% $-709
Rent	-10% $-663	-5% $-563	+0% $-463	+5% $-364	+10% $-264
Rate	-1.0pp $-284	-0.5pp $-373	base $-463	+0.5pp $-555	+1.0pp $-649

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: $88,812
• Closing costs: $10,658
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
746 Harriet Ave SW Palm Bay, FL	4.0	3.0	2155	$2,550	$1.18	24d	1	0.17mi
1037 Garvey Rd SW Palm Bay, FL	4.0	3.0	1850	$2,516	$1.36	15d	1	0.50mi
1023 Garvey Rd SW Palm Bay, FL	4.0	2.0	1750	$2,296	$1.31	15d	1	0.52mi
Town Rd SW Palm Bay, FL	3.0	2.0	1600	$1,995	$1.25	24d	1	0.55mi
497 Schenley St SW Palm Bay, FL	4.0	2.0	1833	$1,995	$1.09	24d	1	0.64mi
436 Wimpole Ln SW Palm Bay, FL	4.0	2.0	1806	$2,300	$1.27	24d	1	0.73mi
1133 Hanover Ave SW Palm Bay, FL	4.0	2.0	1804	$2,250	$1.25	22d	1	0.75mi
356 Garbelmann St SW Palm Bay, FL	4.0	3.0	1850	$2,121	$1.15	15d	1	1.01mi
263 Trilby Rd SW Palm Bay, FL	4.0	3.0	2000	$2,500	$1.25	24d	1	1.03mi
1850 Jupiter Blvd SW Unit 20 Palm Bay, FL	4.0	3.0	2203	$2,200	$1.00	24d	1	1.04mi
591 Darien Ave SW Palm Bay, FL	4.0	2.0	2076	$2,750	$1.32	24d	1	1.10mi
340 Wendover Rd SW Palm Bay, FL	4.0	2.0	2052	$2,200	$1.07	24d	1	1.15mi
191 Turk Rd SW Palm Bay, FL	4.0	2.0	1604	$2,485	$1.55	24d	1	1.16mi
1091 Wing Rd SW Palm Bay, FL	4.0	3.0	2000	$2,500	$1.25	24d	1	1.37mi

Listing history 6 events

1. 2026-03-13
   status Pending
2. 2026-02-02
   listed $355,250 Active
3. 2021-03-19
   soldstatus $17,000 Closed
4. 2021-01-20
   status Pending
5. 2021-01-17
   listed $19,000 Active
6. 2003-10-13
   soldstatus $7,301,800

ⓘ 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 5/10 Major
• 🌡 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: $30,254
• − Mortgage interest: −$19,900
• − Property taxes: −$5,329
• − Insurance: −$1,776
• − Repairs & maintenance: −$2,420
• − Management: −$2,420
• − Depreciation: −$10,335
• Taxable loss: −$11,926
• Est. tax savings @ 24.0%: +$2,862
• After-tax cash flow: $-2,698/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): 16,535
• Household income: $79,596
• Rent vs Own: 10.2% rent · 89.8% own
• Severe rent burden: 112.0

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 0.69)
• Race & ethnicity: White 48% Hispanic / Latino 20% Black 20% Two or more races 19%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8% Cuban 6% Dominican 3%
• Common ancestry: Hispanic 3% Estonian 2% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica, South Korea
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% 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: ▼ -38.22%
• Current HPI: 330.0399
• Rent YoY: ▲ 1.29%
• 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

-95.1% since first listed

6 events — show timeline

• 2026-03-13 Pending — SCMLS
• 2026-02-02 Listed $355,250 SCMLS
• 2021-03-19 Sold (MLS) $17,000 SCMLS
• 2021-01-20 Pending — SCMLS
• 2021-01-17 Listed $19,000 SCMLS
• 2003-10-13 Sold (Public Records) $7,301,800 Public Records

Property tax history

+17.0%/yr

Latest (2025): $508 · +10.5% YoY. Source: county tax records.