1814 Kaileen Cir NE · Palm Bay, FL 32905

$130,000

3 bd · 2.0 ba · 1,236 sqft · Townhouse public records · 9 Days on market

Built 1980 1,307 sqft lot $435/mo HOA · 25% of rent

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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 +14.6/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +4.5/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +2.2/10.0

Listing remarks

Welcome to this charming 2-bedroom, 1.5-bath townhome in desirable Vista Oaks West! This home features an open-concept kitchen, dining, and family room layout, creating a spacious and inviting atmosphere perfect for everyday living and entertaining. Sliding glass doors lead to your own private fenced patio, ideal for relaxing outdoors or enjoying morning coffee. Additional features include in-unit washer and dryer hook-ups, convenient under-stair storage, tile and vinyl flooring throughout for easy maintenance, and two assigned parking spaces. The HOA fee includes water, sewer, trash, cable, and internet, offering added value and convenience. Conveniently located near shopping, dining, scho

Key facts

• $435 HOA
• 2 parking spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $32 ($380/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).

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: University Park Elementary School (math 22% / reading 32%, grade F, #1,969 of 2,144 statewide, top 94%, 484 students, 76% FRL); Stone Magnet Middle School (math 33% / reading 35%, grade F, #426 of 571 statewide, top 75%, 670 students, 69% FRL); Palm Bay Magnet Senior High School (math 25% / reading 37%, grade F, #429 of 667 statewide, top 65%, 1,486 students, 63% FRL) — zoned schools average 69% FRL vs 43% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 55% district-wide (-24 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.5%/yr); 324 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 37% of the median local income ($56k/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 $899 of loan paydown is wiped out by about $4k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• 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 $130,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.33% ✓
• Cap rate: 6.59%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.35×
• Total profit: $-23,818
• Equity at exit: $19,383

10-year hold

• IRR: -26.3%
• Equity multiple: -0.00×
• Total profit: $-36,522
• Equity at exit: $11,240

Cash invested: $36,400 (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 32905

• Home prices YoY: -1.8%
• Rents YoY: -0.5%
• Active inventory: 324
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$682
• Tax from tax record: −$163 /mo · $1,952/yr
• Insurance: −$54
• HOA: −$435
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $32

Break-even live

Break-even rent $1,688

Max offer price $130,000

Occupancy floor 93%

Sensitivity live

Price	-10% $105	-5% $68	+0% $32	+5% $-5	+10% $-42
Rent	-10% $-105	-5% $-37	+0% $32	+5% $100	+10% $168
Rate	-1.0pp $97	-0.5pp $65	base $32	+0.5pp $-2	+1.0pp $-36

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1630 Bottlebrush Dr Palm Bay, FL	2.0	1.0	600	$1,495	$2.49	25d	1	0.16mi
1700 Woodlake Dr NE Palm Bay, FL	1.0–2.0	1.0–2.0	875	$1,500	$1.71	25d	12	0.23mi
3711 Vista Oaks Cir NE Palm Bay, FL	2.0	1.5	1236	$1,500	$1.21	23d	1	0.26mi
4001 Pinewood Dr NE Palm Bay, FL	2.0	2.0	1036	$1,269	$1.22	25d	5	0.26mi
520 Benton Dr Melbourne, FL	3.0	2.0	1281	$1,850	$1.44	25d	1	0.34mi
3016 Pinewood Dr NE Palm Bay, FL	1.0–2.0	1.0	800	$1,103	$1.38	25d	1	0.34mi
1880 Mogra Cir NE Palm Bay, FL	2.0–3.0	2.0	1090	$1,899	$1.74	16d	6	0.41mi
1300 Arlington Ln NE #125 Palm Bay, FL	2.0	2.5	1140	$1,500	$1.32	21d	1	0.48mi
342 Crown Blvd Melbourne, FL	3.0	2.0	1224	$1,900	$1.55	25d	1	0.52mi
2106 Tarrytown Ln NE Palm Bay, FL	3.0	2.0	1281	$1,900	$1.48	16d	1	0.66mi
2168 Tarrytown Ln NE Palm Bay, FL	3.0	2.0	1281	$1,775	$1.39	16d	1	0.67mi
1894 Coco Plum St NE Palm Bay, FL	2.0	2.0	1188	$1,200	$1.01	21d	1	0.67mi
4315 S Babcock St Melbourne, FL	1.0–3.0	1.0–2.0	996	$2,026	$2.03	15d	15	0.69mi
1924 Seagrape St NE Palm Bay, FL	2.0	2.0	1206	$1,575	$1.31	16d	1	0.81mi
2399 Coconut Palm Dr NE Palm Bay, FL	2.0	2.0	968	$1,795	$1.85	25d	1	0.87mi
1000 Palm Place Dr NE Palm Bay, FL	1.0–2.0	1.0–2.0	884	$2,185	$2.47	23d	8	0.92mi
2331 Commerce Park Dr NE Palm Bay, FL	1.0–3.0	1.0–2.0	1094	$2,024	$1.85	16d	33	0.95mi
2361 Commerce Park Dr NE Palm Bay, FL	1.0–3.0	1.0–2.0	1106	$2,255	$2.04	16d	47	0.98mi
1265 Ethel Cir NE Palm Bay, FL	3.0	2.0	1346	$1,750	$1.30	16d	1	1.09mi
2152 Spring Creek Cir NE Palm Bay, FL	3.0	2.0	1465	$2,249	$1.54	25d	1	1.19mi
1264 Dawn St NE Palm Bay, FL	3.0	2.0	1176	$1,950	$1.66	16d	1	1.19mi
2155 Robert J Conlan Blvd NE Palm Bay, FL	1.0–3.0	1.0–2.0	1093	$2,022	$1.85	16d	20	1.20mi
2154 Henry St NE Palm Bay, FL	4.0	1.5	1020	$1,850	$1.81	25d	1	1.20mi
2190 Forest Knoll Dr NE Unit 90-202 Palm Bay, FL	2.0	2.0	1069	$1,400	$1.31	25d	1	1.20mi
2160 Forest Knoll Dr NE Unit 60-102 Palm Bay, FL	2.0	2.0	1069	$1,350	$1.26	25d	1	1.22mi
3595 Misty Oak Dr Melbourne, FL	1.0–2.0	1.0–2.0	747	$1,550	$2.07	15d	6	1.26mi
2130 Forest Knoll Dr NE #202 Palm Bay, FL	2.0	2.0	1069	$1,450	$1.36	25d	1	1.27mi
1701 Forest Knoll Dr NE Palm Bay, FL	2.0–3.0	2.0	1200	$2,050	$1.71	16d	5	1.27mi
1123 Tree Ridge Ln NE Palm Bay, FL	2.0	1.0	870	$1,350	$1.55	25d	1	1.27mi
2100 Forest Knoll Dr NE #202 Palm Bay, FL	2.0	2.0	1069	$1,600	$1.50	16d	1	1.28mi
310 Fitness Cir Melbourne, FL	1.0–3.0	1.0–2.0	843	$1,750	$2.08	15d	12	1.30mi
1501 Harvard Cir Melbourne, FL	1.0–3.0	1.0–2.0	1075	$2,000	$1.86	25d	3	1.30mi
1625 Sunny Brook Ln NE Unit G103 Palm Bay, FL	3.0	2.0	914	$1,700	$1.86	25d	1	1.32mi
1641 Sunny Brook Ln NE Palm Bay, FL	2.0	2.0	862	$1,500	$1.74	16d	3	1.32mi
1649 Sunny Brook Ln NE Palm Bay, FL	1.0–2.0	1.0–2.0	760	$1,950	$2.57	16d	2	1.32mi
1601 Sunny Brook Ln NE Unit D101 Palm Bay, FL	2.0	2.0	846	$1,550	$1.83	25d	1	1.32mi
1051 Clearmont St NE Unit 202 Palm Bay, FL	2.0	2.0	993	$1,480	$1.49	21d	1	1.35mi
3814 Tree Ridge Ln NE Palm Bay, FL	2.0	2.5	1170	$1,500	$1.28	25d	1	1.36mi
890 Luminary Cir #103 Melbourne, FL	3.0	2.0	1277	$1,800	$1.41	16d	1	1.36mi
790 Luminary Cir #104 Melbourne, FL	2.0	2.0	1008	$1,850	$1.84	25d	1	1.39mi

HOA detail

• Monthly dues: $435 · $5,220/yr
• Likely covers: watersewertrashinternetcableparking

Listing history 10 events

1. 2026-06-22
   days on market $130,000 Active 9 DOM
2. 2026-06-18
   days on market $130,000 Active 6 DOM
3. 2026-06-17
   days on market $130,000 Active 5 DOM
4. 2026-06-16
   days on market $130,000 Active 4 DOM
5. 2026-06-15
   days on market $130,000 Active 3 DOM
6. 2026-06-14
   statusdays on marketlisting id $130,000 Active 1 DOM
7. 2026-06-10
   days on market $130,000 Coming Soon 5 DOM
8. 2026-06-08
   days on market $130,000 Coming Soon 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $130,000 Coming Soon 2 DOM

ⓘ 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: $1,952 · $163/mo
• Projected year-2 tax: $1,952 · $163/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $20,738
• − Mortgage interest: −$7,282
• − Property taxes: −$1,952
• − Insurance: −$650
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − HOA: −$5,220
• − Depreciation: −$3,782
• Taxable loss: −$1,466
• Est. tax savings @ 24.0%: +$352
• After-tax cash flow: $732/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): 24,792
• Household income: $56,411
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 1962.0

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 0.57)
• Race & ethnicity: White 61% Hispanic / Latino 16% Black 16% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 4%
• Common ancestry: Romanian 2% Hispanic 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 12% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -5.59%
• Current HPI: 309.8748
• Rent YoY: ▼ -0.52%
• 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

+219.4% since first listed

20 events — show timeline

• 2026-06-05 Coming Soon $130,000 SCMLS
• 2023-11-15 Sold (Public Records) $95,000 Public Records
• 2021-08-16 Sold (MLS) $157,000 Beaches MLS
• 2021-08-16 Sold (MLS) $157,000 Stellar MLS as Distributed by MLS Grid
• 2021-07-13 Pending — Stellar MLS as Distributed by MLS Grid
• 2021-07-08 Listed $159,900 Beaches MLS
• 2021-07-08 Listed $159,900 Stellar MLS as Distributed by MLS Grid
• 2021-06-29 Listing Removed — SCMLS
• 2021-06-24 Contingent — SCMLS
• 2021-06-21 Relisted — SCMLS
• 2021-06-12 Contingent — SCMLS
• 2021-06-04 Listed $159,000 SCMLS
• 2021-01-25 Sold (MLS) $115,000 SCMLS
• 2021-01-02 Contingent — SCMLS
• 2020-11-07 Listed $127,000 SCMLS
• 2016-12-19 Sold (MLS) $60,200 SCMLS
• 2016-06-17 Listed $62,900 SCMLS
• 1997-05-02 Sold (Public Records) $45,400 Public Records
• 1987-11-01 Sold (Public Records) $44,000 Public Records
• 1980-04-01 Sold (Public Records) $40,700 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,952 · +2.8% YoY. Source: county tax records.