3551 D'Avinci Way · Melbourne, FL 32901

$160,000

2 bd · 2.0 ba · 857 sqft · SingleFamily · 16 Days on market

Built 2006 Good condition

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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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Schools +4.7/10.0
• Condition / age +3.8/5.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this clean, move-in-ready 2-bedroom, 2-bathroom condo nestled inside the sought-after gated community of The Village at Melbourne. Whether you& apos; re a first-time buyer, a savvy investor, or looking to downsize without giving up comfort, this one checks all the boxes. At 857 square feet, the layout is efficient and easy to live in, with two full bathrooms that make sharing the space a non-issue. Built in 2006, the unit has solid bones and sits inside a beautifully maintained community that offers resort-style living at an affordable price point. For just $160,000, you get access to everything the community has to offer and then some. Here& apos; s what comes with

Key facts

• Gated community
• Picnic pavilion
• Tennis courts

Tags

• GATED COMMUNITY
• IN-GROUND COMMUNITY POOL
• FULLY EQUIPPED FITNESS CENTER
• CLUBHOUSE FOR GATHERINGS
• TENNIS COURTS
• PICNIC PAVILION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $148 ($2k/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 $159k (0.8% below list).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents rising (+1.7%/yr); 202 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 35% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $5k 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 16 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $157,600 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.99% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.7% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.59×
• Total profit: $-18,530
• Equity at exit: $23,857

10-year hold

• IRR: -4.3%
• Equity multiple: 0.73×
• Total profit: $-12,097
• Equity at exit: $13,834

Cash invested: $44,800 (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 32901

• Home prices YoY: -31.0%
• Rents YoY: 1.7%
• Active inventory: 202
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $148

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 86%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3502 D'Avinci Way Melbourne, FL	2.0–3.0	2.0	998	$1,480	$1.48	14d	15	0.07mi
3522 D'Avinci Way Melbourne, FL	2.0	2.0	875	$1,625	$1.86	23d	1	0.08mi
3595 Misty Oak Dr Melbourne, FL	1.0–2.0	1.0–2.0	747	$1,550	$2.07	14d	6	0.13mi
310 Fitness Cir Melbourne, FL	1.0–3.0	1.0–2.0	843	$1,412	$1.68	14d	12	0.31mi
309 Rutgers Ave Melbourne, FL	3.0	1.0	912	$1,700	$1.86	21d	1	0.47mi
300 Rutgers Ave Melbourne, FL	3.0	1.0	912	$1,850	$2.03	23d	1	0.49mi
3151 S Babcock St Melbourne, FL	1.0–2.0	1.0–2.0	807	$1,595	$1.98	14d	10	0.55mi
3008 Hanson Ave Melbourne, FL	1.0	1.0	840	$1,125	$1.34	23d	1	0.67mi
100 E University Blvd Melbourne, FL	1.0–3.0	1.0–1.5	756	$1,437	$1.90	14d	16	0.75mi
4315 S Babcock St Melbourne, FL	1.0–3.0	1.0–2.0	996	$1,738	$1.74	14d	15	0.82mi
248 E University Blvd Melbourne, FL	1.0–2.0	1.0	720	$1,449	$2.01	14d	5	0.90mi
2700 Carlson Cir Melbourne, FL	1.0–2.0	1.0–2.0	879	$1,242	$1.41	23d	1	1.01mi
790 Luminary Cir #104 Melbourne, FL	2.0	2.0	1008	$1,850	$1.84	23d	1	1.01mi
1880 Mogra Cir NE Palm Bay, FL	2.0–3.0	2.0	1090	$1,382	$1.27	14d	6	1.09mi
3020 Mary St Melbourne, FL	3.0	1.0	1072	$2,095	$1.95	23d	1	1.23mi
1030 Luminary Cir Unit 106 Melbourne, FL	2.0	2.0	1008	$1,800	$1.79	21d	1	1.25mi
1501 Harvard Cir Melbourne, FL	1.0–3.0	1.0–2.0	1075	$1,765	$1.64	23d	3	1.25mi
1070 Luminary Cir #104 Melbourne, FL	2.0	2.0	1008	$1,850	$1.84	23d	1	1.29mi
4001 Pinewood Dr NE Palm Bay, FL	2.0	2.0	1036	$1,269	$1.22	23d	5	1.31mi
3016 Pinewood Dr NE Palm Bay, FL	1.0–2.0	1.0	800	$1,103	$1.38	23d	1	1.32mi
1635 Monterey Dr NE Palm Bay, FL	1.0	1.0	581	$1,276	$2.20	14d	22	1.32mi
1245 Palm Bay Rd Palm Bay, FL	1.0–2.0	1.0–2.0	807	$1,425	$1.76	23d	6	1.37mi
4714 Crosswind Ct Melbourne, FL	1.0–3.0	1.0–2.0	1071	$1,725	$1.61	14d	19	1.37mi
2331 Commerce Park Dr NE Palm Bay, FL	1.0–3.0	1.0–2.0	1094	$1,736	$1.59	14d	33	1.38mi
4881 Dairy Rd Melbourne, FL	1.0–2.0	1.0–2.0	954	$2,491	$2.61	14d	12	1.44mi

Listing history 11 events

1. 2026-06-18
   days on market $160,000 Active 16 DOM
2. 2026-06-17
   days on market $160,000 Active 15 DOM
3. 2026-06-16
   days on market $160,000 Active 14 DOM
4. 2026-06-15
   days on market $160,000 Active 13 DOM
5. 2026-06-14
   days on market $160,000 Active 11 DOM
6. 2026-06-10
   days on market $160,000 Active 8 DOM
7. 2026-06-08
   days on market $160,000 Active 6 DOM
8. 2026-06-07
   days on market $160,000 Active 5 DOM
9. 2026-06-05
   days on market $160,000 Active 2 DOM
10. 2026-06-03
    remarks 691-char remark
11. 2026-06-03
    listed $160,000 Active 1 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $19,043
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$4,655
• Taxable loss: −$821
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $1,972/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This move-in-ready 2-bedroom, 2-bathroom condo in a sought-after gated community offers a good condition with some cosmetic updates needed to maximize its value.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Moderate Kitchen countertops — Dated appearance
• Minor Flooring — Some wear

Value-add opportunities

• Both Painting throughout — Fresh paint enhances curb appeal and interior aesthetics
• Both New kitchen cabinets and countertops — Modernizes the kitchen and improves functionality
• Both Flooring replacement — Fresh flooring improves the overall look and feel of the home

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Moderate	$3,000–15,000
Kitchen countertops · Dated appearance	Moderate	$3,000–15,000
Flooring · Some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both Painting throughout — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both New kitchen cabinets and countertops — Modernizes the kitchen and improves functionality ↑
• Both Flooring replacement — Fresh flooring improves the overall look and feel of the home ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Melbourne, FL
• County: Brevard County · 602,871 people
• City population: 178,420
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 28,923
• Household income: $54,651
• Rent vs Own: 50.6% rent · 49.4% own
• Severe rent burden: 2018.0

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 0.56)
• Race & ethnicity: White 62% Black 18% Hispanic / Latino 11% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 1%
• Foreign-born: 14% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 2% Vietnamese 2%

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: ▼ -145.13%
• Current HPI: 322.934
• Rent YoY: ▲ 1.70%
• 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

1 event — show timeline

• 2026-05-21 Listed $160,000 FSBO.com