221 Prince William Ct · Satellite Beach, FL 32937

$449,900

4 bd · 3.0 ba · 2,046 sqft · SingleFamily public records · 3 Days on market

Built 2003 3,485 sqft lot $188/mo HOA · 5% of rent

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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 +11.6/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• 1% rule +3.9/10.0
• DSCR +3.4/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Big on space, low on maintenance, and just a short walk from the beach, this turnkey 4-bedroom + loft townhome delivers the coastal lifestyle you've been looking for at an incredible value under $450K. Designed for flexible living, the layout features a sought-after first-floor primary suite, offering privacy and convenience for both full-time residents and seasonal owners. The completely updated kitchen serves as the centerpiece of the home, while new carpeting and a fun, beach-inspired aesthetic create an inviting atmosphere throughout. Rare for a townhome, the attached 2-car garage provides exceptional storage and everyday convenience. Accordion shutters make storm preparation effortless

Key facts

• Community pool
• Accordion shutters
• Updated kitchen

Tags

• FIRST-FLOOR PRIMARY SUITE
• UPDATED KITCHEN
• ATTACHED 2-CAR GARAGE
• ACCORDION SHUTTERS
• COMMUNITY POOL
• SHORT WALK FROM THE BEACH

Property features AI

Exterior

• Home design: Single-family property
• Exterior features: Private patio

Interior

• Kitchen: Dishwasher
• Bedrooms: 4 bedrooms
• Bathrooms: 2.5 bathrooms
• Heating & cooling: Air conditioning
• Interior features: Fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $430k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $400k (11.2% below list).
• Recommended offer: $400k (11.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 83/100 on livability (#45 in FL, #856 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living 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: W. Melbourne Elementary School For Science (math 88% / reading 86%, grade A+, #24 of 2,144 statewide, top 1%, 549 students, 18% FRL); Delaura Middle School (math 74% / reading 70%, grade A, #52 of 571 statewide, top 10%, 843 students, 21% FRL); Satellite Senior High School (math 65% / reading 71%, grade B, #66 of 667 statewide, top 10%, 1,517 students, 20% FRL) — zoned schools average 20% FRL vs 43% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 76% at this address vs 55% district-wide (+21 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 (+1.6%/yr); 317 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $3,997/mo this rent would consume 47% of the median local household income ($101k/yr) (locally 534% 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 $3k of loan paydown is wiped out by about $13k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $399,730 (11.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.89% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.55% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.31×
• Total profit: $-87,348
• Equity at exit: $67,082

10-year hold

• IRR: -16.8%
• Equity multiple: 0.13×
• Total profit: $-109,683
• Equity at exit: $38,899

Cash invested: $125,972 (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 32937

• Rents YoY: 1.6%
• Active inventory: 317
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,997 high
• Mortgage (P&I): −$2,359
• Tax est. 1.5%: −$562 /mo · $6,748/yr
• Insurance: −$187
• HOA: −$188
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $-139

Break-even live

Break-even rent $4,174

Max offer price $429,744

Occupancy floor 98%

Sensitivity live

Price	-10% $172	-5% $16	+0% $-139	+5% $-295	+10% $-450
Rent	-10% $-455	-5% $-297	+0% $-139	+5% $19	+10% $176
Rate	-1.0pp $87	-0.5pp $-25	base $-139	+0.5pp $-256	+1.0pp $-374

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Glenwood Ave Satellite Beach, FL	3.0	2.0	1548	$3,200	$2.07	16d	1	0.69mi
1280 Jimmy Buffett Memorial Hwy Unit D Satellite Beach, FL	3.0	2.5	1800	$2,700	$1.50	25d	1	0.77mi
1045 Highway A1A #304 Satellite Beach, FL	3.0	2.0	1911	$4,800	$2.51	25d	1	0.86mi
145 Cinnamon Dr Melbourne, FL	1.0–3.0	1.0–2.0	1536	$2,079	$1.35	15d	18	0.90mi
571 Kale St Satellite Beach, FL	4.0	2.0	1976	$3,700	$1.87	25d	1	0.95mi
925 Jimmy Buffett Memorial Hwy Unit 203 Satellite Beach, FL	3.0	2.0	1970	$6,000	$3.05	16d	1	0.96mi
360 Desoto Pkwy Satellite Beach, FL	3.0	2.0	1679	$3,200	$1.91	25d	1	1.05mi
27 Gulfstream Way Satellite Beach, FL	4.0	3.0	2161	$5,000	$2.31	16d	1	1.13mi
726 Clearwater Ave Satellite Beach, FL	4.0	3.5	2797	$4,500	$1.61	25d	1	1.22mi
700 Ventura Dr Satellite Beach, FL	3.0	2.5	2022	$3,000	$1.48	23d	1	1.22mi
589 Coconut St Unit 1546106P Satellite Beach, FL	4.0	2.0	2142	$6,451	$3.01	16d	1	1.31mi
230 Robert Ct Satellite Beach, FL	3.0	2.0	2000	$4,000	$2.00	25d	1	1.33mi
82 Hubble Ln Satellite Beach, FL	4.0	3.0	2161	$4,500	$2.08	25d	1	1.35mi
101 E Dover St Satellite Beach, FL	3.0	2.5	1636	$2,700	$1.65	16d	1	1.43mi
705 3rd Ave Satellite Beach, FL	3.0	2.0	1616	$2,900	$1.79	16d	1	1.50mi

HOA detail

• Monthly dues: $188 · $2,256/yr

Listing history 4 events

1. 2026-06-22
   days on market $449,900 Active 3 DOM
2. 2026-06-18
   statuslisting id $449,900 Active 1 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $449,900 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $47,968
• − Mortgage interest: −$25,201
• − Property taxes: −$6,748
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,837
• − Management: −$3,837
• − HOA: −$2,256
• − Depreciation: −$13,088
• Taxable loss: −$9,251
• Est. tax savings @ 24.0%: +$2,220
• After-tax cash flow: $549/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 — Satellite Beach

• Score: 83/100
• State rank: #45
• US rank: #856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Satellite Beach, FL
• County: Brevard County · 602,871 people
• City population: 27,836
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 27,836
• Household income: $101,184
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 534.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 7% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -336.76%
• Current HPI: 361.3801
• Rent YoY: ▲ 1.55%
• 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