618 Reading St SE · Palm Bay, FL 32909

$327,990

4 bd · 2.0 ba · 1,673 sqft · Land · 74 Days on market

Built 2026 10,018 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 +7.0/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Unveil a world of comfort in Palm Bay! Don't miss out on this stunning new Quail Ridge Plan, designed for modern living and packed with features for comfort and style. The home's centerpiece is the impressive kitchen, featuring elegant shaker cabinets, sleek quartz countertops and stainless steel appliances, including a smooth-top range, dishwasher, and over-the-range microwave. The serene primary suite offers a retreat with its private bath, dual vanity sinks, and a spacious walk-in closet. Three additional well-sized bedrooms share a stylish full bathroom, providing ample space for family and guests. With energy-efficient Low-E insulated dual-pane vinyl windows and a two-car garage, this home blends practicality with elegance. Enjoy peace of mind with a one-year limited warranty included.

Key facts

• Private bath
• Dual vanity sinks
• Impressive kitchen

Tags

• IMPRESSIVE KITCHEN
• ELEGANT SHAKER CABINETS
• SLEEK QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE BATH
• DUAL VANITY SINKS

Property features AI

Finance

• Other: Lot about 0.23 acres (approx. 0 to less than 1/4 acre); Asphalt road; Projected completion date: July 20, 2026; Builder license number CGC1517458; Permit number BL25-04132
• Financial info: No lease restrictions indicated
• HOA & community: Not in a development; Pets allowed

Exterior

• Parking: Driveway; Attached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One story; New construction (completed); Faces northwest
• Construction: Block and stucco construction; Shingle roof; Built by Century Complete (model: QUAIL RIDGE); Slab foundation; New construction
• Exterior features: Covered patio; Patio; Exterior lighting; Sidewalk; Sliding doors; Other exterior features

Interior

• Kitchen: Dishwasher; Microwave; Range; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heat pump; Central air conditioning
• Interior features: Open floorplan; Stone counters; Thermostat; Walk-in closets; Insulated / thermal windows; Smoke detector(s)
• Laundry & utility: Inside laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $328k.

Deal economics

• At list price, monthly cash flow is $-486 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (31.3% below list).
• Recommended offer: $225k (31.3% 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: schools C-, employment 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.
• Market conditions: Rents rising (+3.7%/yr); 1111 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $35k of equity ($2k loan paydown + $33k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 5 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 $80k; list at $328k implies a 310% 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 $225,433 (31.3% 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 74 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.35%
• DSCR: 0.72
• GRM: 12.1

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: 20.0%
• Equity multiple: 2.63×
• Total profit: $149,259
• Equity at exit: $295,479

10-year hold

• IRR: 18.4%
• Equity multiple: 6.09×
• Total profit: $467,129
• Equity at exit: $637,212

Cash invested: $91,837 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,254 high
• Mortgage (P&I): −$1,720
• Tax est. 1.5%: −$410 /mo · $4,920/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-486

Break-even live

Break-even rent $2,869

Max offer price $257,702

Occupancy floor —

Sensitivity live

Price	-10% $-259	-5% $-372	+0% $-486	+5% $-599	+10% $-712
Rent	-10% $-664	-5% $-575	+0% $-486	+5% $-397	+10% $-308
Rate	-1.0pp $-321	-0.5pp $-402	base $-486	+0.5pp $-571	+1.0pp $-657

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: $81,998
• Closing costs: $9,840
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
543 Reading St SE Palm Bay, FL	4.0	2.0	1833	$2,010	$1.10	21d	1	0.13mi
2691 Tepee Ave SE Palm Bay, FL	4.0	2.0	1833	$2,040	$1.11	21d	1	0.32mi
486 Dadeville St SE Palm Bay, FL	4.0	2.0	1833	$1,995	$1.09	14d	1	0.37mi
1224 Dillard Dr SE Palm Bay, FL	3.0	2.0	1770	$2,336	$1.32	14d	1	0.46mi
2749 Freehold Ave SE Palm Bay, FL	3.0	2.0	1386	$1,800	$1.30	24d	1	0.47mi
590 Trymore Dr SE Palm Bay, FL	4.0	2.0	1873	$2,250	$1.20	14d	1	0.48mi
2785 Gabboys Ave SE Palm Bay, FL	3.0	2.0	1475	$1,849	$1.25	24d	1	0.50mi
830 Painesville St SE Palm Bay, FL	3.0	2.0	2029	$2,220	$1.09	14d	1	0.60mi
496 Vanguard St SE Palm Bay, FL	3.0	2.0	1666	$2,150	$1.29	24d	1	0.72mi
820 Tedder Rd SE Palm Bay, FL	3.0	2.0	1808	$2,000	$1.11	24d	1	0.81mi
3219 Hainsworth Ave SE Palm Bay, FL	3.0	2.0	1219	$2,100	$1.72	14d	1	0.81mi
160 Dailey St SE Palm Bay, FL	4.0	2.0	1795	$2,275	$1.27	24d	1	0.94mi
3247 Halblum Ave SE Palm Bay, FL	4.0	3.0	1820	$2,516	$1.38	13d	1	0.99mi
1198 Venus St SE Palm Bay, FL	3.0	2.0	1535	$1,961	$1.28	21d	1	1.00mi
291 Foley St SE Palm Bay, FL	4.0	2.0	1833	$2,025	$1.10	13d	1	1.00mi
286 Silver Frost St SE Palm Bay, FL	4.0	2.0	1833	$1,925	$1.05	14d	1	1.05mi
238 Silver Frost St SE Palm Bay, FL	3.0	2.0	1475	$1,849	$1.25	24d	1	1.09mi
2250 Chinaberry Cir SE Palm Bay, FL	3.0	2.0	1669	$1,995	$1.20	24d	1	1.16mi
978 Remington Green Dr SE Palm Bay, FL	4.0	2.0	1830	$2,200	$1.20	24d	1	1.16mi
402 Breckenridge Cir SE Palm Bay, FL	3.0	2.0	1960	$2,200	$1.12	24d	1	1.17mi
1165 Rabbit St SE Palm Bay, FL	3.0	2.0	1994	$1,895	$0.95	19d	1	1.21mi
1213 Waterford St SE Palm Bay, FL	4.0	2.0	1695	$2,000	$1.18	24d	1	1.26mi
2877 Palisades Dr SE Palm Bay, FL	3.0	2.0	1974	$2,150	$1.09	19d	1	1.29mi
2650 De Groodt Rd SW Palm Bay, FL	4.0	2.0	1874	$2,350	$1.25	14d	1	1.34mi

Listing history 21 events

1. 2026-06-02
   pricestatus $327,990 Pending 74 DOM
2. 2026-06-01
   days on market $328,990 Active 74 DOM
3. 2026-05-31
   days on market $328,990 Active 73 DOM
4. 2026-05-31
   days on market $328,990 Active 72 DOM
5. 2026-05-08
   price $327,990

   Show marketing remark (34 chars)

   4 bed | 2 bath | 2-bay | 1665 sqft

6. 2026-05-08
   price $327,990 801-char remark

   Show marketing remark (34 chars)

   4 bed | 2 bath | 2-bay | 1665 sqft

7. 2026-05-08
   price $327,990 34-char remark

   Show marketing remark (34 chars)

   4 bed | 2 bath | 2-bay | 1665 sqft

8. 2026-05-07
   listed $327,888 Active 34-char remark

   Show marketing remark (34 chars)

   4 bed | 2 bath | 2-bay | 1665 sqft

9. 2026-04-04
   price $327,888

   Show marketing remark (801 chars)

   Unveil a world of comfort in Palm Bay! Don't miss out on this stunning new Quail Ridge Plan, designed for modern living and packed with features for comfort and style. The home's centerpiece is the impressive kitchen, featuring elegant shaker cabinets, sleek quartz countertops and stainless steel appliances, including a smooth-top range, dishwasher, and over-the-range microwave. The serene primary suite offers a retreat with its private bath, dual vanity sinks, and a spacious walk-in closet. Three additional well-sized bedrooms share a stylish full bathroom, providing ample space for family and guests. With energy-efficient Low-E insulated dual-pane vinyl windows and a two-car garage, this home blends practicality with elegance. Enjoy peace of mind with a one-year limited warranty included.

10. 2026-04-04
    price $327,888 801-char remark

    Show marketing remark (801 chars)

    Unveil a world of comfort in Palm Bay! Don't miss out on this stunning new Quail Ridge Plan, designed for modern living and packed with features for comfort and style. The home's centerpiece is the impressive kitchen, featuring elegant shaker cabinets, sleek quartz countertops and stainless steel appliances, including a smooth-top range, dishwasher, and over-the-range microwave. The serene primary suite offers a retreat with its private bath, dual vanity sinks, and a spacious walk-in closet. Three additional well-sized bedrooms share a stylish full bathroom, providing ample space for family and guests. With energy-efficient Low-E insulated dual-pane vinyl windows and a two-car garage, this home blends practicality with elegance. Enjoy peace of mind with a one-year limited warranty included.

11. 2026-03-19
    listed $327,990 Active

    Show marketing remark (801 chars)

    Unveil a world of comfort in Palm Bay! Don't miss out on this stunning new Quail Ridge Plan, designed for modern living and packed with features for comfort and style. The home's centerpiece is the impressive kitchen, featuring elegant shaker cabinets, sleek quartz countertops and stainless steel appliances, including a smooth-top range, dishwasher, and over-the-range microwave. The serene primary suite offers a retreat with its private bath, dual vanity sinks, and a spacious walk-in closet. Three additional well-sized bedrooms share a stylish full bathroom, providing ample space for family and guests. With energy-efficient Low-E insulated dual-pane vinyl windows and a two-car garage, this home blends practicality with elegance. Enjoy peace of mind with a one-year limited warranty included.

12. 2026-03-19
    listed $327,990 Active 801-char remark

    Show marketing remark (801 chars)

    Unveil a world of comfort in Palm Bay! Don't miss out on this stunning new Quail Ridge Plan, designed for modern living and packed with features for comfort and style. The home's centerpiece is the impressive kitchen, featuring elegant shaker cabinets, sleek quartz countertops and stainless steel appliances, including a smooth-top range, dishwasher, and over-the-range microwave. The serene primary suite offers a retreat with its private bath, dual vanity sinks, and a spacious walk-in closet. Three additional well-sized bedrooms share a stylish full bathroom, providing ample space for family and guests. With energy-efficient Low-E insulated dual-pane vinyl windows and a two-car garage, this home blends practicality with elegance. Enjoy peace of mind with a one-year limited warranty included.

13. 2024-11-14
    soldstatus $80,000
14. 2024-11-12
    soldstatus $80,000 Closed
15. 2024-09-20
    status Pending
16. 2024-07-26
    listed $79,900 Active
17. 2005-07-11
    soldstatus $110,000
18. 2005-07-05
    soldstatus $55,000
19. 2005-05-20
    listed $55,000
20. 2004-09-14
    soldstatus $34,000
21. 2004-09-14
    soldstatus $51,700

ⓘ 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 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: $27,052
• − Mortgage interest: −$18,373
• − Property taxes: −$4,920
• − Insurance: −$1,640
• − Repairs & maintenance: −$2,164
• − Management: −$2,164
• − Depreciation: −$9,542
• Taxable loss: −$11,750
• Est. tax savings @ 24.0%: +$2,820
• After-tax cash flow: $-3,009/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

+864.7% since first listed

17 events — show timeline

• 2026-05-08 Price Changed $327,990 Stellar MLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $327,990 SCMLS
• 2026-05-08 Price Changed $327,990 Zillow
• 2026-05-07 Listed $327,888 Zillow
• 2026-04-04 Price Changed $327,888 Stellar MLS as Distributed by MLS Grid
• 2026-04-04 Price Changed $327,888 SCMLS
• 2026-03-19 Listed $327,990 SCMLS
• 2026-03-19 Listed $327,990 Stellar MLS as Distributed by MLS Grid
• 2024-11-14 Sold (Public Records) $80,000 Public Records
• 2024-11-12 Sold (MLS) $80,000 SCMLS
• 2024-09-20 Pending — SCMLS
• 2024-07-26 Listed $79,900 SCMLS
• 2005-07-11 Sold (Public Records) $110,000 Public Records
• 2005-07-05 Sold (MLS) $55,000 SCMLS
• 2005-05-20 Listed $55,000 SCMLS
• 2004-09-14 Sold (Public Records) $51,700 Public Records
• 2004-09-14 Sold (Public Records) $34,000 Public Records

Property tax history

+19.2%/yr

Latest (2025): $585 · +107.0% YoY. Source: county tax records.