4017 Meander Pl #207 · Rockledge, FL 32955

$210,000

3 bd · 2.0 ba · 1,346 sqft · Condo public records · 128 Days on market

Built 2018 $325/mo HOA · 15% of rent ↓ 7% since listing

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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 +11.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3% Seller Concession using Seller's Preferred Lender!! Fresh interior paint! New luxury vinyl plank floors! Second floor three bedroom two bath end unit at Jameson Place! Split floor plan. Primary bedroom off living room area with en-suite bathroom & huge walk-in closet. Primary bathroom has vanity and walk-in shower. Second bedroom w/ full bath off living room. Third bedroom sits back off dining area. Living room/dining room area. Roomy kitchen w/ pantry, stainless steel appliances, granite counter tops and plenty of cabinet space! Tile flooring in kitchen, bathrooms, downstairs entry area. Balcony off living room looking towards lake area! Laundry room on first floor w/ stackable

Key facts

• Huge walk-in closet
• Roomy kitchen
• Walk-in shower

Tags

• FRESH INTERIOR PAINT
• NEW LUXURY VINYL PLANK FLOORS
• EN-SUITE BATHROOM
• HUGE WALK-IN CLOSET
• WALK-IN SHOWER
• ROOMY KITCHEN

Property features AI

Finance

• Other: Unfurnished unit; Pets allowed with restrictions (cats and dogs OK, breed restrictions, limit on number)
• HOA & community: Association: Jameson Place (off-site management); Monthly association fee; Association covers insurance, grounds maintenance, structure maintenance, and trash; Community amenities include maintained grounds and building maintenance

Exterior

• Parking: Assigned parking; Garage (1 car); Parking lot
• Security: Gated community; Smoke detectors
• Utilities: Public sewer; Water available and connected; Electricity available and connected; Cable available; Sewer available and connected
• Home design: Condominium; Two levels; Entry on level 1; Faces west
• Construction: Frame and stucco construction; Shingle roof
• Exterior features: Patio; Storm shutters; Block fencing; Community in-ground spa

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Ice maker; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (primary and additional bedrooms on split layout)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Breakfast bar; Built-in features; Ceiling fans; Open floor plan; Pantry; Primary bathroom with shower (no tub); Split bedroom layout; Walk-in closets
• Laundry & utility: In-unit laundry (stacked washer/dryer) located on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (7.3% below list).
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#81 in FL, #1,315 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A, commute A-; Watch: 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: Manatee Elementary School (math 85% / reading 84%, grade A+, #43 of 2,144 statewide, top 2%, 897 students, 19% FRL); John F. Kennedy Middle School (math 67% / reading 59%, grade B+, #111 of 571 statewide, top 20%, 673 students, 41% FRL); Rockledge Senior High School (math 27% / reading 49%, grade F, #328 of 667 statewide, top 50%, 1,558 students, 50% FRL).
• Market conditions: Rents flat; 321 active listings in the ZIP; 12 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 128 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

Recommended offer $184,800 (12.0% 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 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -23.1%
• Equity multiple: 0.23×
• Total profit: $-45,290
• Equity at exit: $31,312

10-year hold

• IRR: -31.1%
• Equity multiple: -0.17×
• Total profit: $-68,731
• Equity at exit: $18,157

Cash invested: $58,800 (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 32955

• Home prices YoY: -20.7%
• Rents YoY: 0.1%
• Active inventory: 321
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$243 /mo · $2,921/yr
• Insurance: −$88
• HOA: −$325
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-87

Break-even live

Break-even rent $2,224

Max offer price $194,675

Occupancy floor 99%

Sensitivity live

Price	-10% $32	-5% $-27	+0% $-87	+5% $-146	+10% $-206
Rent	-10% $-254	-5% $-170	+0% $-87	+5% $-3	+10% $80
Rate	-1.0pp $19	-0.5pp $-33	base $-87	+0.5pp $-141	+1.0pp $-197

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4106 Meander Pl #104 Rockledge, FL	3.0	2.0	1354	$2,025	$1.50	25d	1	0.11mi
4047 Meander Pl #104 Rockledge, FL	3.0	2.0	1354	$1,925	$1.42	16d	1	0.12mi
1626 Peregrine Cir #408 Rockledge, FL	3.0	2.0	1247	$2,000	$1.60	16d	1	0.60mi
1626 Peregrine Cir Rockledge, FL	3.0	2.0	1329	$1,850	$1.39	23d	2	0.60mi
3868 Lexmark Ln #409 Rockledge, FL	3.0	2.0	1447	$2,200	$1.52	21d	1	0.65mi
3848 Lexmark Ln Unit 401 Rockledge, FL	3.0	2.0	1247	$1,850	$1.48	23d	1	0.68mi
3940 Playa del Sol Dr #203 Rockledge, FL	3.0	2.0	1794	$2,250	$1.25	25d	1	1.05mi
3930 Playa del Sol Dr Rockledge, FL	3.0	2.0	1787	$2,250	$1.26	15d	1	1.06mi
3843 DeQuattro Dr Rockledge, FL	1.0–2.0	1.0–2.0	1073	$2,409	$2.24	16d	17	1.21mi
1019 Fusion Ln Rockledge, FL	1.0–3.0	1.0–2.0	1149	$2,845	$2.47	23d	36	1.36mi
1851 Long Iron Dr #901 Rockledge, FL	2.0	2.0	1118	$1,700	$1.52	25d	1	1.37mi
1703 Mission Bay Cir Rockledge, FL	1.0–3.0	1.0–2.0	927	$1,466	$1.58	15d	12	1.46mi

HOA detail condo

• Monthly dues: $325 · $3,900/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-22
   days on market $210,000 Active 128 DOM
2. 2026-06-18
   days on market $210,000 Active 125 DOM
3. 2026-06-17
   days on market $210,000 Active 124 DOM
4. 2026-06-16
   days on market $210,000 Active 123 DOM
5. 2026-06-15
   days on market $210,000 Active 122 DOM
6. 2026-06-14
   days on market $210,000 Active 120 DOM
7. 2026-06-10
   pricedays on market $210,000 Active 117 DOM
8. 2026-06-08
   days on market $212,250 Active 115 DOM
9. 2026-06-07
   days on market $212,250 Active 114 DOM
10. 2026-06-05
    days on market $212,250 Active 111 DOM
11. 2026-06-03
    days on market $212,250 Active 110 DOM
12. 2026-06-02
    days on market $212,250 Active 109 DOM
13. 2026-06-01
    days on market $212,250 Active 108 DOM
14. 2026-05-31
    days on market $212,250 Active 107 DOM
15. 2026-05-31
    days on market $212,250 Active 106 DOM
16. 2026-04-15
    price $212,250
17. 2026-03-30
    price $215,500
18. 2026-03-30
    price $218,750
19. 2026-03-10
    price $222,100
20. 2026-02-27
    price $225,500
21. 2026-02-13
    listed $229,000 Active

ⓘ 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: $2,921 · $243/mo
• Projected year-2 tax: $2,921 · $243/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,374
• − Mortgage interest: −$11,763
• − Property taxes: −$2,921
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − HOA: −$3,900
• − Depreciation: −$6,109
• Taxable loss: −$4,430
• Est. tax savings @ 24.0%: +$1,063
• After-tax cash flow: $22/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 — Rockledge

• Score: 81/100
• State rank: #81
• US rank: #1315

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockledge, FL
• County: Brevard County · 602,871 people
• City population: 41,008
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 41,008
• Household income: $86,457
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1273.0

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 (69%)
• Race & ethnicity: White 69% Black 14% Hispanic / Latino 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Slovak 3% Romanian 2% Serbian 2%
• Foreign-born: 7% · Canada, Jamaica, Mexico
• Languages at home: 91% English-only · Spanish 5% 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: ▼ -81.70%
• Current HPI: 312.7435
• Rent YoY: ▲ 0.12%
• 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

-7.3% since first listed

6 events — show timeline

• 2026-04-15 Price Changed $212,250 SCMLS
• 2026-03-30 Price Changed $215,500 SCMLS
• 2026-03-30 Price Changed $218,750 SCMLS
• 2026-03-10 Price Changed $222,100 SCMLS
• 2026-02-27 Price Changed $225,500 SCMLS
• 2026-02-13 Listed $229,000 SCMLS

Property tax history

+1.3%/yr

Latest (2025): $2,921 · -14.1% YoY. Source: county tax records.