1485 Tidewell St SE · Palm Bay, FL 32909

$311,900

4 bd · 2.0 ba · 2,052 sqft · Land · 32 Days on market

Built 2026 10,454 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
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Listing remarks MLS

Situated in the heart of Port Malabar, this residential corner lot measures 83 by 125 feet. Seller financing available, $4,290 Down Payment and $715.28 Monthly Payments for 72 months. Quick approval with no banks. Located outside the flood zone, with no protected species and no wetlands on site, this lot is shovel-ready and primed for development.

Key facts

• Split-bedroom layout
• Flex space
• Large walk-in closet

Tags

• FLEX SPACE
• WALK-IN PANTRY
• CENTER ISLAND
• OPEN-CONCEPT GREAT ROOM
• SPLIT-BEDROOM LAYOUT
• LARGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $312k.

Deal economics

• At list price, monthly cash flow is $-365 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (27.4% below list).
• Recommended offer: $227k (27.4% 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: Columbia Elementary School (math 52% / reading 47%, grade D, #1,088 of 2,144 statewide, top 53%, 506 students, 68% 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 schools average 59% FRL vs 43% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 41% at this address vs 55% district-wide (-14 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); 1123 active listings in the ZIP; 16 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).
• 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 $33k of equity ($2k loan paydown + $31k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($303k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago 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 $43k; list at $312k implies a 621% 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,584 (27.4% 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 32 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.73% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.02%
• DSCR: 0.78
• GRM: 11.5

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: 20.9%
• Equity multiple: 2.70×
• Total profit: $148,165
• Equity at exit: $280,984

10-year hold

• IRR: 19.1%
• Equity multiple: 6.24×
• Total profit: $457,900
• Equity at exit: $605,953

Cash invested: $87,332 (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: 1123
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,266 high
• Mortgage (P&I): −$1,636
• Tax est. 1.5%: −$390 /mo · $4,678/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-365

Break-even live

Break-even rent $2,728

Max offer price $259,018

Occupancy floor —

Sensitivity live

Price	-10% $-150	-5% $-258	+0% $-365	+5% $-473	+10% $-581
Rent	-10% $-544	-5% $-455	+0% $-365	+5% $-276	+10% $-186
Rate	-1.0pp $-208	-0.5pp $-286	base $-365	+0.5pp $-446	+1.0pp $-529

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: $77,975
• Closing costs: $9,357
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	23d	1	0.41mi
1454 Graves St SE Palm Bay, FL	3.0	2.0	1621	$2,100	$1.30	16d	1	0.53mi
1677 Lizette St SE Unit A Palm Bay, FL	3.0	2.0	2080	$1,900	$0.91	16d	1	0.58mi
1660 Lizette St SE Unit 1 Palm Bay, FL	4.0	2.0	1736	$2,199	$1.27	25d	1	0.60mi
1416 Martinez St SE Palm Bay, FL	3.0	2.0	1747	$2,000	$1.14	16d	1	0.72mi
1406 Martinez St SE Palm Bay, FL	4.0	2.0	2083	$2,100	$1.01	25d	1	0.72mi
1165 Rabbit St SE Palm Bay, FL	3.0	2.0	1994	$1,895	$0.95	21d	1	0.85mi
1625 Waneta St SE Palm Bay, FL	3.0	2.0	1631	$2,100	$1.29	21d	1	0.89mi
1150 Tiger St SE Palm Bay, FL	3.0	2.0	1690	$1,950	$1.15	16d	1	1.07mi
1530 Paley Cir SE Palm Bay, FL	4.0	2.0	1842	$2,095	$1.14	16d	1	1.09mi
978 Remington Green Dr SE Palm Bay, FL	4.0	2.0	1830	$2,200	$1.20	25d	1	1.16mi
1150 Raoul St SE Palm Bay, FL	4.0	2.0	1787	$2,300	$1.29	25d	1	1.22mi
1198 Venus St SE Palm Bay, FL	3.0	2.0	1535	$1,961	$1.28	23d	1	1.30mi
1517 Wacker Ave SE Palm Bay, FL	4.0	2.0	1775	$2,200	$1.24	25d	1	1.30mi
830 Painesville St SE Palm Bay, FL	3.0	2.0	2029	$2,220	$1.09	16d	1	1.42mi
2250 Chinaberry Cir SE Palm Bay, FL	3.0	2.0	1669	$1,995	$1.20	25d	1	1.45mi

Listing history 28 events

1. 2026-04-07
   soldstatus $43,288
2. 2026-03-17
   status Pending
3. 2026-03-06
   price $311,900
4. 2026-02-13
   listed $317,900 Active
5. 2026-01-14
   soldstatus $42,900 Closed 350-char remark

   Show marketing remark (350 chars)

   Situated in the heart of Port Malabar, this residential corner lot measures 83 by 125 feet. Seller financing available, $4,290 Down Payment and $715.28 Monthly Payments for 72 months. Quick approval with no banks. Located outside the flood zone, with no protected species and no wetlands on site, this lot is shovel-ready and primed for development.

6. 2026-01-13
   soldstatus $121,900
7. 2025-12-04
   status Pending 350-char remark

   Show marketing remark (350 chars)

   Situated in the heart of Port Malabar, this residential corner lot measures 83 by 125 feet. Seller financing available, $4,290 Down Payment and $715.28 Monthly Payments for 72 months. Quick approval with no banks. Located outside the flood zone, with no protected species and no wetlands on site, this lot is shovel-ready and primed for development.

8. 2025-11-13
   price $42,900 350-char remark

   Show marketing remark (350 chars)

   Situated in the heart of Port Malabar, this residential corner lot measures 83 by 125 feet. Seller financing available, $4,290 Down Payment and $715.28 Monthly Payments for 72 months. Quick approval with no banks. Located outside the flood zone, with no protected species and no wetlands on site, this lot is shovel-ready and primed for development.

9. 2025-09-18
   listed $43,900 Active 350-char remark

   Show marketing remark (350 chars)

   Situated in the heart of Port Malabar, this residential corner lot measures 83 by 125 feet. Seller financing available, $4,290 Down Payment and $715.28 Monthly Payments for 72 months. Quick approval with no banks. Located outside the flood zone, with no protected species and no wetlands on site, this lot is shovel-ready and primed for development.

10. 2025-06-13
    price $39,450
11. 2025-04-24
    price $40,450
12. 2025-04-16
    price $41,450
13. 2025-04-11
    status Active
14. 2025-03-25
    status Pending
15. 2025-03-25
    historical
16. 2025-03-18
    price $42,490
17. 2025-02-14
    price $45,400
18. 2025-01-16
    soldstatus $40,000 Closed
19. 2025-01-16
    listed $47,400 Active
20. 2025-01-15
    soldstatus $40,000
21. 2024-12-03
    status Pending
22. 2024-07-27
    status Active
23. 2024-07-24
    status Pending
24. 2022-02-01
    listed $48,000 Active
25. 2005-08-10
    soldstatus $48,000
26. 2005-08-05
    soldstatus $48,000
27. 2005-06-14
    listed $50,000
28. 2004-03-15
    soldstatus $8,500

ⓘ 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 5/10 Major FEMA zone X (shaded) · 67% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $27,190
• − Mortgage interest: −$17,471
• − Property taxes: −$4,678
• − Insurance: −$1,560
• − Repairs & maintenance: −$2,175
• − Management: −$2,175
• − Depreciation: −$9,073
• Taxable loss: −$9,943
• Est. tax savings @ 24.0%: +$2,386
• After-tax cash flow: $-1,999/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

+409.3% since first listed

28 events — show timeline

• 2026-04-07 Sold (Public Records) $43,288 Public Records
• 2026-03-17 Pending — SCMLS
• 2026-03-06 Price Changed $311,900 SCMLS
• 2026-02-13 Listed $317,900 SCMLS
• 2026-01-14 Sold (MLS) $42,900 SCMLS
• 2026-01-13 Sold (Public Records) $121,900 Public Records
• 2025-12-04 Pending — SCMLS
• 2025-11-13 Price Changed $42,900 SCMLS
• 2025-09-18 Listed $43,900 SCMLS
• 2025-06-13 Price Changed $39,450 SCMLS
• 2025-04-24 Price Changed $40,450 SCMLS
• 2025-04-16 Price Changed $41,450 SCMLS
• 2025-04-11 Relisted — SCMLS
• 2025-03-25 Pending — SCMLS
• 2025-03-25 Listing Removed — SCMLS
• 2025-03-18 Price Changed $42,490 SCMLS
• 2025-02-14 Price Changed $45,400 SCMLS
• 2025-01-16 Listed $47,400 SCMLS
• 2025-01-16 Sold (MLS) $40,000 SCMLS
• 2025-01-15 Sold (Public Records) $40,000 Public Records
• 2024-12-03 Pending — SCMLS
• 2024-07-27 Relisted — SCMLS
• 2024-07-24 Pending — SCMLS
• 2022-02-01 Listed $48,000 SCMLS
• 2005-08-10 Sold (Public Records) $48,000 Public Records
• 2005-08-05 Sold (MLS) $48,000 SCMLS
• 2005-06-14 Listed $50,000 SCMLS
• 2004-03-15 Sold (Public Records) $8,500 Public Records

Property tax history

+11.9%/yr

Latest (2025): $330 · +9.0% YoY. Source: county tax records.