2251 Angel Rd SE · Palm Bay, FL 32909

$375,000

4 bd · 2.0 ba · 2,160 sqft · SingleFamily public records · 129 Days on market

Built 2021 10,019 sqft 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 +5.9/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.3/10.0

Listing remarks MLS

Beautiful to be built Florence with stone-accented French Country elevation and many upgrades throughout! This popular open concept plan offers a Study, and has a beautiful kitchen with a center island and extended breakfast nook. Cabinets have been The Great Room has a tray ceiling, elegantly trimmed with crown molding, and boasts 12' wide sliding glass doors leading to the covered porch. The Master bath has double sinks, a tiled shower with enclosure, and a large walk-in closet. Don't miss this stunning home!

Key facts

• Gourmet kitchen
• Formal living room
• Private study

Tags

• STONE ACCENTED ELEVATION
• PRIVATE STUDY
• FORMAL LIVING ROOM
• GOURMET KITCHEN
• CENTER ISLAND
• EXTENDED BREAKFAST NOOK

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Aerobic septic system; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Single-family residence; One story; Faces southeast
• Construction: Stone veneer and stucco exterior; Shingle roof; Pets allowed
• Exterior features: Storm shutters; Porch; Wood fencing

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms (primary bedroom on the ground level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Breakfast nook; Ceiling fans; Open floor plan; Primary bathroom with shower (no tub); Split bedroom layout; Walk-in closets
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-735 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (34.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (39.0% below list).
• Recommended offer: $229k (39.0% 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: Sunrise Elementary School (math 52% / reading 57%, grade C, #892 of 2,144 statewide, top 44%, 759 students, 58% FRL); Southwest Middle School (math 40% / reading 39%, grade F, #373 of 571 statewide, top 66%, 920 students, 58% FRL); Bayside High School (math 27% / reading 40%, grade F, #400 of 667 statewide, top 61%, 1,854 students, 51% FRL).
• 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 (+3.7%/yr); 1111 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 34% 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 $40k of equity ($3k loan paydown + $38k 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 ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $280k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $228,708 (39.0% 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. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.61% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.39%
• DSCR: 0.63
• GRM: 13.7

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: 18.5%
• Equity multiple: 2.51×
• Total profit: $159,008
• Equity at exit: $337,830

10-year hold

• IRR: 17.3%
• Equity multiple: 5.84×
• Total profit: $508,286
• Equity at exit: $728,543

Cash invested: $105,000 (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: 1111
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $2,287 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$419 /mo · $5,022/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-735

Break-even live

Break-even rent $3,217

Max offer price $245,242

Occupancy floor —

Sensitivity live

Price	-10% $-522	-5% $-628	+0% $-735	+5% $-841	+10% $-947
Rent	-10% $-915	-5% $-825	+0% $-735	+5% $-644	+10% $-554
Rate	-1.0pp $-546	-0.5pp $-639	base $-735	+0.5pp $-832	+1.0pp $-931

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2242 Mantilla Ave SE Palm Bay, FL	5.0	2.0	2516	$2,176	$0.86	22d	1	0.07mi
1677 Lizette St SE Unit A Palm Bay, FL	3.0	2.0	2080	$1,900	$0.91	15d	1	0.27mi
1660 Lizette St SE Unit 1 Palm Bay, FL	4.0	2.0	1736	$2,199	$1.27	24d	1	0.27mi
1454 Graves St SE Palm Bay, FL	3.0	2.0	1621	$2,100	$1.30	15d	1	0.28mi
1416 Martinez St SE Palm Bay, FL	3.0	2.0	1747	$2,000	$1.14	15d	1	0.39mi
1406 Martinez St SE Palm Bay, FL	4.0	2.0	2083	$2,100	$1.01	24d	1	0.40mi
1165 Rabbit St SE Palm Bay, FL	3.0	2.0	1994	$1,895	$0.95	19d	1	0.70mi
1198 Venus St SE Palm Bay, FL	3.0	2.0	1535	$1,961	$1.28	22d	1	1.07mi
1625 Waneta St SE Palm Bay, FL	3.0	2.0	1631	$2,100	$1.29	19d	1	1.20mi
2877 Palisades Dr SE Palm Bay, FL	3.0	2.0	1974	$2,150	$1.09	19d	1	1.22mi
978 Remington Green Dr SE Palm Bay, FL	4.0	2.0	1830	$2,200	$1.20	24d	1	1.27mi
830 Painesville St SE Palm Bay, FL	3.0	2.0	2029	$2,220	$1.09	14d	1	1.36mi
1150 Tiger St SE Palm Bay, FL	3.0	2.0	1690	$1,950	$1.15	15d	1	1.42mi
1530 Paley Cir SE Palm Bay, FL	4.0	2.0	1842	$2,095	$1.14	15d	1	1.42mi
3004 Suntan Ct SE Palm Bay, FL	4.0	2.0	2388	$2,900	$1.21	24d	1	1.46mi

Listing history 31 events

1. 2026-06-14
   statusdays on market $375,000 Pending 129 DOM
2. 2026-06-10
   days on market $375,000 Active Under Contract 126 DOM
3. 2026-06-08
   days on market $375,000 Active Under Contract 124 DOM
4. 2026-06-07
   days on market $375,000 Active Under Contract 123 DOM
5. 2026-06-05
   days on market $375,000 Active Under Contract 120 DOM
6. 2026-06-03
   days on market $375,000 Active Under Contract 119 DOM
7. 2026-06-02
   days on market $375,000 Active Under Contract 118 DOM
8. 2026-06-01
   days on market $375,000 Active Under Contract 117 DOM
9. 2026-05-31
   days on market $375,000 Active Under Contract 116 DOM
10. 2026-05-31
    days on market $375,000 Active Under Contract 115 DOM
11. 2026-04-14
    historical Active Under Contract
12. 2026-04-09
    price $375,000
13. 2026-03-30
    price $380,000
14. 2026-03-15
    price $385,000
15. 2026-02-05
    listed $395,000 Active
16. 2021-01-28
    soldstatus $280,324 Closed 516-char remark

    Show marketing remark (516 chars)

    Beautiful to be built Florence with stone-accented French Country elevation and many upgrades throughout! This popular open concept plan offers a Study, and has a beautiful kitchen with a center island and extended breakfast nook. Cabinets have been The Great Room has a tray ceiling, elegantly trimmed with crown molding, and boasts 12' wide sliding glass doors leading to the covered porch. The Master bath has double sinks, a tiled shower with enclosure, and a large walk-in closet. Don't miss this stunning home!

17. 2020-10-26
    historical Contingent 516-char remark

    Show marketing remark (516 chars)

    Beautiful to be built Florence with stone-accented French Country elevation and many upgrades throughout! This popular open concept plan offers a Study, and has a beautiful kitchen with a center island and extended breakfast nook. Cabinets have been The Great Room has a tray ceiling, elegantly trimmed with crown molding, and boasts 12' wide sliding glass doors leading to the covered porch. The Master bath has double sinks, a tiled shower with enclosure, and a large walk-in closet. Don't miss this stunning home!

18. 2020-10-23
    price $285,324 516-char remark

    Show marketing remark (516 chars)

    Beautiful to be built Florence with stone-accented French Country elevation and many upgrades throughout! This popular open concept plan offers a Study, and has a beautiful kitchen with a center island and extended breakfast nook. Cabinets have been The Great Room has a tray ceiling, elegantly trimmed with crown molding, and boasts 12' wide sliding glass doors leading to the covered porch. The Master bath has double sinks, a tiled shower with enclosure, and a large walk-in closet. Don't miss this stunning home!

19. 2020-10-14
    price $280,324 516-char remark

    Show marketing remark (516 chars)

    Beautiful to be built Florence with stone-accented French Country elevation and many upgrades throughout! This popular open concept plan offers a Study, and has a beautiful kitchen with a center island and extended breakfast nook. Cabinets have been The Great Room has a tray ceiling, elegantly trimmed with crown molding, and boasts 12' wide sliding glass doors leading to the covered porch. The Master bath has double sinks, a tiled shower with enclosure, and a large walk-in closet. Don't miss this stunning home!

20. 2020-10-12
    price $287,388 516-char remark

    Show marketing remark (516 chars)

    Beautiful to be built Florence with stone-accented French Country elevation and many upgrades throughout! This popular open concept plan offers a Study, and has a beautiful kitchen with a center island and extended breakfast nook. Cabinets have been The Great Room has a tray ceiling, elegantly trimmed with crown molding, and boasts 12' wide sliding glass doors leading to the covered porch. The Master bath has double sinks, a tiled shower with enclosure, and a large walk-in closet. Don't miss this stunning home!

21. 2020-10-12
    status Active 516-char remark

    Show marketing remark (516 chars)

    Beautiful to be built Florence with stone-accented French Country elevation and many upgrades throughout! This popular open concept plan offers a Study, and has a beautiful kitchen with a center island and extended breakfast nook. Cabinets have been The Great Room has a tray ceiling, elegantly trimmed with crown molding, and boasts 12' wide sliding glass doors leading to the covered porch. The Master bath has double sinks, a tiled shower with enclosure, and a large walk-in closet. Don't miss this stunning home!

22. 2020-09-23
    historical 516-char remark

    Show marketing remark (516 chars)

    Beautiful to be built Florence with stone-accented French Country elevation and many upgrades throughout! This popular open concept plan offers a Study, and has a beautiful kitchen with a center island and extended breakfast nook. Cabinets have been The Great Room has a tray ceiling, elegantly trimmed with crown molding, and boasts 12' wide sliding glass doors leading to the covered porch. The Master bath has double sinks, a tiled shower with enclosure, and a large walk-in closet. Don't miss this stunning home!

23. 2020-09-16
    price $282,388 516-char remark

    Show marketing remark (516 chars)

    Beautiful to be built Florence with stone-accented French Country elevation and many upgrades throughout! This popular open concept plan offers a Study, and has a beautiful kitchen with a center island and extended breakfast nook. Cabinets have been The Great Room has a tray ceiling, elegantly trimmed with crown molding, and boasts 12' wide sliding glass doors leading to the covered porch. The Master bath has double sinks, a tiled shower with enclosure, and a large walk-in closet. Don't miss this stunning home!

24. 2020-09-16
    status Active 516-char remark

    Show marketing remark (516 chars)

    Beautiful to be built Florence with stone-accented French Country elevation and many upgrades throughout! This popular open concept plan offers a Study, and has a beautiful kitchen with a center island and extended breakfast nook. Cabinets have been The Great Room has a tray ceiling, elegantly trimmed with crown molding, and boasts 12' wide sliding glass doors leading to the covered porch. The Master bath has double sinks, a tiled shower with enclosure, and a large walk-in closet. Don't miss this stunning home!

25. 2020-09-04
    historical Contingent 516-char remark

    Show marketing remark (516 chars)

    Beautiful to be built Florence with stone-accented French Country elevation and many upgrades throughout! This popular open concept plan offers a Study, and has a beautiful kitchen with a center island and extended breakfast nook. Cabinets have been The Great Room has a tray ceiling, elegantly trimmed with crown molding, and boasts 12' wide sliding glass doors leading to the covered porch. The Master bath has double sinks, a tiled shower with enclosure, and a large walk-in closet. Don't miss this stunning home!

26. 2020-07-30
    price $267,324 516-char remark

    Show marketing remark (516 chars)

    Beautiful to be built Florence with stone-accented French Country elevation and many upgrades throughout! This popular open concept plan offers a Study, and has a beautiful kitchen with a center island and extended breakfast nook. Cabinets have been The Great Room has a tray ceiling, elegantly trimmed with crown molding, and boasts 12' wide sliding glass doors leading to the covered porch. The Master bath has double sinks, a tiled shower with enclosure, and a large walk-in closet. Don't miss this stunning home!

27. 2020-07-23
    price $265,324 516-char remark

    Show marketing remark (516 chars)

    Beautiful to be built Florence with stone-accented French Country elevation and many upgrades throughout! This popular open concept plan offers a Study, and has a beautiful kitchen with a center island and extended breakfast nook. Cabinets have been The Great Room has a tray ceiling, elegantly trimmed with crown molding, and boasts 12' wide sliding glass doors leading to the covered porch. The Master bath has double sinks, a tiled shower with enclosure, and a large walk-in closet. Don't miss this stunning home!

28. 2020-05-12
    listed $267,260 Active 516-char remark

    Show marketing remark (516 chars)

    Beautiful to be built Florence with stone-accented French Country elevation and many upgrades throughout! This popular open concept plan offers a Study, and has a beautiful kitchen with a center island and extended breakfast nook. Cabinets have been The Great Room has a tray ceiling, elegantly trimmed with crown molding, and boasts 12' wide sliding glass doors leading to the covered porch. The Master bath has double sinks, a tiled shower with enclosure, and a large walk-in closet. Don't miss this stunning home!

29. 2004-12-28
    soldstatus $28,000
30. 1998-11-03
    soldstatus $5,500
31. 1981-05-01
    soldstatus $10,500

ⓘ 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: $5,022 · $419/mo
• Projected year-2 tax: $5,022 · $419/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $27,445
• − Mortgage interest: −$21,006
• − Property taxes: −$5,022
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$10,909
• Taxable loss: −$15,759
• Est. tax savings @ 24.0%: +$3,782
• After-tax cash flow: $-5,032/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

+3471.4% since first listed

21 events — show timeline

• 2026-04-14 Contingent — SCMLS
• 2026-04-09 Price Changed $375,000 SCMLS
• 2026-03-30 Price Changed $380,000 SCMLS
• 2026-03-15 Price Changed $385,000 SCMLS
• 2026-02-05 Listed $395,000 SCMLS
• 2021-01-28 Sold (MLS) $280,324 SCMLS
• 2020-10-26 Contingent — SCMLS
• 2020-10-23 Price Changed $285,324 SCMLS
• 2020-10-14 Price Changed $280,324 SCMLS
• 2020-10-12 Price Changed $287,388 SCMLS
• 2020-10-12 Relisted — SCMLS
• 2020-09-23 Listing Removed — SCMLS
• 2020-09-16 Price Changed $282,388 SCMLS
• 2020-09-16 Relisted — SCMLS
• 2020-09-04 Contingent — SCMLS
• 2020-07-30 Price Changed $267,324 SCMLS
• 2020-07-23 Price Changed $265,324 SCMLS
• 2020-05-12 Listed $267,260 SCMLS
• 2004-12-28 Sold (Public Records) $28,000 Public Records
• 1998-11-03 Sold (Public Records) $5,500 Public Records
• 1981-05-01 Sold (Public Records) $10,500 Public Records

Property tax history

+42.6%/yr

Latest (2025): $5,022 · +2.3% YoY. Source: county tax records.