6820 S Highway A1a · Melbourne Beach, FL 32951

$559,000

3 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 10 Days on market

Built 1986 0.30 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).

• Cash flow +10.4/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This two-story beachside home offers 1,600 square feet under air with a manageable layout and low-maintenance Florida-friendly native landscaping. Resting on . 30 acres, the property provides a rare sense of privacy and a natural buffer from surrounding homes. The first floor holds a 1 bedroom 1 bath with an oversized garage at 680 square feet as well as plentiful storage & potential galore (make it a 2 bed/1 bath, in-law quarters, a rental)! Experience treetop living on the second floor with a 3-bedroom, 2-bath, complete with a comfortable living area and laundry upstairs. The HOA is voluntary, offering a club house on the beach, BBQ area, shuffle board, playground and 3 private beac

Key facts

• Plentiful storage
• Natural buffer
• Oversized garage

Tags

• RARE SENSE OF PRIVACY
• NATURAL BUFFER
• OVERSIZED GARAGE
• PLENTIFUL STORAGE
• PRIVATE BEACH ACCESSES

Property features AI

Exterior

• Parking: Attached garage; Detached garage; 2 garage spaces; 1 carport space
• Utilities: Aerobic septic system; Electricity connected; Water connected
• Home design: Single family residence; Two levels; Entry level: 1; East-facing
• Construction: Built with block, fiber cement and frame materials; Shingle roof
• Exterior features: Covered patio/porch; Deck; Front porch; Rear porch; Many trees; Highway frontage

Interior

• Kitchen: Dishwasher; Electric oven; Induction cooktop; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Stone; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Wall/window unit(s)
• Interior features: Ceiling fans; Entrance foyer; Guest suite; In-law floorplan; Primary bathroom with shower (no tub); Vaulted ceilings
• Laundry & utility: In-unit laundry; Upper-level laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $559k.

Deal economics

• At list price, monthly cash flow is $-298 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $506k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $396k (29.1% below list).
• Recommended offer: $396k (29.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#249 in FL, #3,935 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, employment B+; Watch: amenities F, commute F, cost of living F.
• 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: Gemini Elementary School (math 80% / reading 79%, grade A, #116 of 2,144 statewide, top 6%, 468 students, 20% FRL); Herbert C. Hoover Middle School (math 67% / reading 64%, grade A-, #95 of 571 statewide, top 17%, 506 students, 38% FRL); Melbourne Senior High School (math 43% / reading 57%, grade D+, #175 of 667 statewide, top 27%, 2,249 students, 31% FRL).
• Market conditions: 218 active listings in the ZIP; 8 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).
• At $3,961/mo this rent would consume 48% of the median local household income ($98k/yr) (locally 196% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $25k; list at $559k implies a 2118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $396,053 (29.1% 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. Schools are A-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?
4. 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?
5. 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.
6. 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.
7. 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: 5.65%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 11.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -20.1%
• Equity multiple: 0.30×
• Total profit: $-109,757
• Equity at exit: $83,349

10-year hold

• IRR: -13.3%
• Equity multiple: 0.23×
• Total profit: $-120,844
• Equity at exit: $48,332

Cash invested: $156,520 (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 32951

• Active inventory: 218
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $3,961 high
• Mortgage (P&I): −$2,931
• Tax from tax record: −$262 /mo · $3,147/yr
• Insurance: −$233
• HOA: −$0
• Vacancy / Maint / Mgmt: −$832
• Net cashflow: $-298

Break-even live

Break-even rent $4,337

Max offer price $506,394

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-140	+0% $-298	+5% $-456	+10% $-614
Rent	-10% $-611	-5% $-454	+0% $-298	+5% $-141	+10% $15
Rate	-1.0pp $-16	-0.5pp $-156	base $-298	+0.5pp $-443	+1.0pp $-590

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: $139,750
• Closing costs: $16,770
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Margarita Rd Unit 1546210P Melbourne Beach, FL	3.0	2.0	1689	$5,076	$3.01	16d	1	0.18mi
108 Delvalle St Melbourne Beach, FL	3.0	2.0	1372	$3,000	$2.19	25d	1	0.55mi
180 Duval St Melbourne Beach, FL	2.0	2.0	1294	$2,300	$1.78	25d	1	0.75mi
6307 South Highway A1A Unit 252 Melbourne Beach, FL	2.0	2.0	1442	$2,750	$1.91	25d	1	0.97mi
6305 South Highway A1A Unit 142 Melbourne Beach, FL	2.0	2.0	1442	$4,300	$2.98	25d	1	1.00mi
6305 Highway A1A #161 Melbourne Beach, FL	3.0	2.0	1658	$5,000	$3.02	25d	1	1.00mi
6201 Treetop Dr Melbourne Beach, FL	2.0	2.0	1332	$2,300	$1.73	25d	1	1.27mi
6301 Treetop Dr Melbourne Beach, FL	2.0	2.0	1383	$2,500	$1.81	21d	1	1.27mi

Listing history 7 events

1. 2026-06-22
   days on market $559,000 Active 10 DOM
2. 2026-06-18
   days on market $559,000 Active 7 DOM
3. 2026-06-17
   days on market $559,000 Active 6 DOM
4. 2026-06-16
   days on market $559,000 Active 5 DOM
5. 2026-06-15
   days on market $559,000 Active 4 DOM
6. 2026-06-14
   remarks 695-char remark
7. 2026-06-14
   listed $559,000 Active 2 DOM

ⓘ 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: $3,147 · $262/mo
• Projected year-2 tax: $4,640 · $387/mo
• Expected delta: +$1,493/yr (+$124/mo · 47.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 8 d/yr ≥105°F today · 27 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: $47,526
• − Mortgage interest: −$31,313
• − Property taxes: −$3,147
• − Insurance: −$2,795
• − Repairs & maintenance: −$3,802
• − Management: −$3,802
• − Depreciation: −$16,262
• Taxable loss: −$13,594
• Est. tax savings @ 24.0%: +$3,263
• After-tax cash flow: $-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 — Melbourne Beach

• Score: 75/100
• State rank: #249
• US rank: #3935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brevard County · 602,871 people
• City population: 11,299
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 11,299
• Household income: $98,420
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 196.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -209.56%
• Current HPI: 379.9073
• Rent YoY: —
• 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

+4200.0% since first listed

3 events — show timeline

• 2026-06-12 Listed $559,000 SCMLS
• 1985-04-01 Sold (Public Records) $25,200 Public Records
• 1979-01-01 Sold (Public Records) $13,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $3,147 · +7.2% YoY. Source: county tax records.