1375 Mayflower Ave · Viera East, FL 32940

$330,000

3 bd · 2.0 ba · 2,010 sqft · SingleFamily public records · 52 Days on market

Built 1989 8,712 sqft lot

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Why this score? — see what drove the C 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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Appreciation +5.2/10.0
• Schools +4.7/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in a resort-style country club community, offering top-notch amenities for an exceptional Florida lifestyle. Step into the 3-bedroom, 2-bathroom Columbus model situated on the 11th hole offering golf and water views. Enjoy peace of mind and energy savings with impact windows and solar panels. Inside you will find a freshly painted interior that is filled with natural light. This split floorplan provides ample space and a screened patio where you can relax and enjoy the outdoor scenery. Home to over 600 Military Veterans, Indian River Colony Club is a Private 55+ Country Club community with an extensive maintenance program for each home. It includes an18-hole golf course, fine dining restaurant with an executive chef & the 19th Hole restaurant and bar, fitness center, heated swimming pool, tennis courts, croquet, bocce ball, shuffleboard, and more. Pet-friendly, gated community with over 60 activities groups that have you feeling like you are on vacation.

Key facts

• Screened patio
• Gated community
• Solar panels

Tags

• IMPACT WINDOWS
• SOLAR PANELS
• SCREENED PATIO
• GATED COMMUNITY

Property features AI

Finance

• Other: Unfurnished; Senior community
• HOA & community: Part of an association (Indian River Colony Club); Monthly association fees; Association amenities include clubhouse, fitness center, gated entrance, golf course, grounds maintenance, RV/boat storage, shuffleboard, tennis courts, and additional community facilities; Association fee includes cable TV, internet, grounds maintenance, and pest control

Exterior

• Parking: Attached garage; 2-car garage
• Security: Gated community with guard
• Utilities: Public sewer; Cable connected; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One story; Faces southwest
• Construction: Frame and stucco construction; Shingle roof; Pets allowed with number limit
• Exterior features: Covered, screened porch; Located on golf course; Private road frontage; Asphalt road surface

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Primary bathroom with shower (no tub); Split bedroom floor plan; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (10.5% below list).
• Recommended offer: $296k (10.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#141 in FL, #1,964 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: commute D+, amenities 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: Quest Elementary School (math 83% / reading 80%, grade A+, #90 of 2,144 statewide, top 4%, 691 students, 20% FRL); John F. Kennedy Middle School (math 67% / reading 59%, grade B+, #111 of 571 statewide, top 20%, 673 students, 41% FRL); Viera High School (math 58% / reading 71%, grade B-, #78 of 667 statewide, top 13%, 2,289 students, 15% FRL) — zoned schools average 25% FRL vs 43% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 70% at this address vs 55% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Brevard average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.0%/yr); 583 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $1k appreciation (0.4% local appreciation)).
• Brevard County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.4% appreciation + 2.0% rent growth), your $92k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $180k; list at $330k implies a 83% 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,506 (10.5% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.90% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.4% appreciation · 1.96% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.17×
• Total profit: $15,284
• Equity at exit: $102,529

10-year hold

• IRR: 7.7%
• Equity multiple: 1.86×
• Total profit: $79,116
• Equity at exit: $128,732

Cash invested: $92,400 (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 32940

• Home prices YoY: 0.1%
• Rents YoY: 2.0%
• Active inventory: 583
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,955 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$124 /mo · $1,485/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $343

Break-even live

Break-even rent $2,521

Max offer price $330,000

Occupancy floor 83%

Sensitivity live

Price	-10% $530	-5% $436	+0% $343	+5% $249	+10% $156
Rent	-10% $109	-5% $226	+0% $343	+5% $459	+10% $576
Rate	-1.0pp $509	-0.5pp $427	base $343	+0.5pp $257	+1.0pp $170

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 Starling Way Rockledge, FL	3.0	2.0	2202	$3,495	$1.59	19d	1	0.85mi
1914 Jacques Dr Melbourne, FL	3.0	2.0	1575	$3,400	$2.16	24d	1	0.89mi
1385 Fuji Dr Melbourne, FL	3.0	2.0	1770	$3,000	$1.69	24d	1	1.02mi
1092 Egret Lake Way Melbourne, FL	4.0	3.0	2218	$2,750	$1.24	24d	1	1.04mi
2061 Tiburon Ln Melbourne, FL	3.0	2.0	1506	$2,350	$1.56	24d	1	1.15mi
2185 Judge Fran Jamieson Way Melbourne, FL	1.0–3.0	1.0–2.0	1192	$2,365	$1.98	14d	17	1.23mi
2301 Willet Pl Melbourne, FL	1.0–3.0	1.0–2.0	1109	$3,420	$3.08	14d	27	1.37mi

Listing history 24 events

1. 2026-06-18
   days on market $330,000 Active 52 DOM
2. 2026-06-17
   days on market $330,000 Active 51 DOM
3. 2026-06-16
   days on market $330,000 Active 50 DOM
4. 2026-06-15
   days on market $330,000 Active 49 DOM
5. 2026-06-14
   days on market $330,000 Active 47 DOM
6. 2026-06-10
   days on market $330,000 Active 44 DOM
7. 2026-06-08
   days on market $330,000 Active 42 DOM
8. 2026-06-07
   days on market $330,000 Active 41 DOM
9. 2026-06-05
   days on market $330,000 Active 38 DOM
10. 2026-06-03
    days on market $330,000 Active 37 DOM
11. 2026-06-02
    days on market $330,000 Active 36 DOM
12. 2026-06-01
    days on market $330,000 Active 35 DOM
13. 2026-05-31
    days on market $330,000 Active 34 DOM
14. 2026-05-31
    days on market $330,000 Active 33 DOM
15. 2026-04-27
    listed $330,000 Active
16. 2026-04-23
    historical 982-char remark

    Show marketing remark (982 chars)

    Located in a resort-style country club community, offering top-notch amenities for an exceptional Florida lifestyle. Step into the 3-bedroom, 2-bathroom Columbus model situated on the 11th hole offering golf and water views. Enjoy peace of mind and energy savings with impact windows and solar panels. Inside you will find a freshly painted interior that is filled with natural light. This split floorplan provides ample space and a screened patio where you can relax and enjoy the outdoor scenery. Home to over 600 Military Veterans, Indian River Colony Club is a Private 55+ Country Club community with an extensive maintenance program for each home. It includes an18-hole golf course, fine dining restaurant with an executive chef & the 19th Hole restaurant and bar, fitness center, heated swimming pool, tennis courts, croquet, bocce ball, shuffleboard, and more. Pet-friendly, gated community with over 60 activities groups that have you feeling like you are on vacation.

17. 2026-03-09
    price $330,000 982-char remark

    Show marketing remark (982 chars)

    Located in a resort-style country club community, offering top-notch amenities for an exceptional Florida lifestyle. Step into the 3-bedroom, 2-bathroom Columbus model situated on the 11th hole offering golf and water views. Enjoy peace of mind and energy savings with impact windows and solar panels. Inside you will find a freshly painted interior that is filled with natural light. This split floorplan provides ample space and a screened patio where you can relax and enjoy the outdoor scenery. Home to over 600 Military Veterans, Indian River Colony Club is a Private 55+ Country Club community with an extensive maintenance program for each home. It includes an18-hole golf course, fine dining restaurant with an executive chef & the 19th Hole restaurant and bar, fitness center, heated swimming pool, tennis courts, croquet, bocce ball, shuffleboard, and more. Pet-friendly, gated community with over 60 activities groups that have you feeling like you are on vacation.

18. 2025-12-08
    price $350,000 982-char remark

    Show marketing remark (982 chars)

    Located in a resort-style country club community, offering top-notch amenities for an exceptional Florida lifestyle. Step into the 3-bedroom, 2-bathroom Columbus model situated on the 11th hole offering golf and water views. Enjoy peace of mind and energy savings with impact windows and solar panels. Inside you will find a freshly painted interior that is filled with natural light. This split floorplan provides ample space and a screened patio where you can relax and enjoy the outdoor scenery. Home to over 600 Military Veterans, Indian River Colony Club is a Private 55+ Country Club community with an extensive maintenance program for each home. It includes an18-hole golf course, fine dining restaurant with an executive chef & the 19th Hole restaurant and bar, fitness center, heated swimming pool, tennis courts, croquet, bocce ball, shuffleboard, and more. Pet-friendly, gated community with over 60 activities groups that have you feeling like you are on vacation.

19. 2025-11-19
    status Active 982-char remark

    Show marketing remark (982 chars)

    Located in a resort-style country club community, offering top-notch amenities for an exceptional Florida lifestyle. Step into the 3-bedroom, 2-bathroom Columbus model situated on the 11th hole offering golf and water views. Enjoy peace of mind and energy savings with impact windows and solar panels. Inside you will find a freshly painted interior that is filled with natural light. This split floorplan provides ample space and a screened patio where you can relax and enjoy the outdoor scenery. Home to over 600 Military Veterans, Indian River Colony Club is a Private 55+ Country Club community with an extensive maintenance program for each home. It includes an18-hole golf course, fine dining restaurant with an executive chef & the 19th Hole restaurant and bar, fitness center, heated swimming pool, tennis courts, croquet, bocce ball, shuffleboard, and more. Pet-friendly, gated community with over 60 activities groups that have you feeling like you are on vacation.

20. 2025-11-12
    historical Active Under Contract 982-char remark

    Show marketing remark (982 chars)

    Located in a resort-style country club community, offering top-notch amenities for an exceptional Florida lifestyle. Step into the 3-bedroom, 2-bathroom Columbus model situated on the 11th hole offering golf and water views. Enjoy peace of mind and energy savings with impact windows and solar panels. Inside you will find a freshly painted interior that is filled with natural light. This split floorplan provides ample space and a screened patio where you can relax and enjoy the outdoor scenery. Home to over 600 Military Veterans, Indian River Colony Club is a Private 55+ Country Club community with an extensive maintenance program for each home. It includes an18-hole golf course, fine dining restaurant with an executive chef & the 19th Hole restaurant and bar, fitness center, heated swimming pool, tennis courts, croquet, bocce ball, shuffleboard, and more. Pet-friendly, gated community with over 60 activities groups that have you feeling like you are on vacation.

21. 2025-04-23
    listed $360,000 Active 982-char remark

    Show marketing remark (982 chars)

    Located in a resort-style country club community, offering top-notch amenities for an exceptional Florida lifestyle. Step into the 3-bedroom, 2-bathroom Columbus model situated on the 11th hole offering golf and water views. Enjoy peace of mind and energy savings with impact windows and solar panels. Inside you will find a freshly painted interior that is filled with natural light. This split floorplan provides ample space and a screened patio where you can relax and enjoy the outdoor scenery. Home to over 600 Military Veterans, Indian River Colony Club is a Private 55+ Country Club community with an extensive maintenance program for each home. It includes an18-hole golf course, fine dining restaurant with an executive chef & the 19th Hole restaurant and bar, fitness center, heated swimming pool, tennis courts, croquet, bocce ball, shuffleboard, and more. Pet-friendly, gated community with over 60 activities groups that have you feeling like you are on vacation.

22. 2008-10-09
    soldstatus $180,000
23. 1991-03-01
    soldstatus $58,000
24. 1989-01-01
    soldstatus $117,800

ⓘ 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: $1,485 · $124/mo
• Projected year-2 tax: $2,739 · $228/mo
• Expected delta: +$1,254/yr (+$105/mo · 84.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $35,461
• − Mortgage interest: −$18,485
• − Property taxes: −$1,485
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,837
• − Management: −$2,837
• − Depreciation: −$9,600
• Taxable loss: −$1,433
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $4,456/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 — Viera East

• Score: 79/100
• State rank: #141
• US rank: #1964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Viera East, FL
• County: Brevard County · 602,871 people
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 51,727
• Household income: $110,495
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 873.0

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 10% Two or more races 9% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% German/W. Germanic 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: ▲ 0.40%
• Current HPI: 298.1023
• Rent YoY: ▲ 1.96%
• 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

+180.1% since first listed

10 events — show timeline

• 2026-04-27 Listed $330,000 SCMLS
• 2026-04-23 Listing Removed — SCMLS
• 2026-03-09 Price Changed $330,000 SCMLS
• 2025-12-08 Price Changed $350,000 SCMLS
• 2025-11-19 Relisted — SCMLS
• 2025-11-12 Contingent — SCMLS
• 2025-04-23 Listed $360,000 SCMLS
• 2008-10-09 Sold (Public Records) $180,000 Public Records
• 1991-03-01 Sold (Public Records) $58,000 Public Records
• 1989-01-01 Sold (Public Records) $117,800 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,485 · +13.3% YoY. Source: county tax records.