1734 Morning Glory Dr · Viera East, FL 32940

$360,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 14 Days on market

Built 1996 5,227 sqft lot $54/mo HOA · 2% 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 +8.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.0/10.0

Listing remarks MLS

BRAND NEW ROOF JUNE 2024!! This beautifully maintained home in the heart of Viera is ready for its next owner! As you enter this 3 bedroom, 2 bathroom concrete block house you're greeted by high ceilings and a spacious sitting room. The living space is separated by a large archway to provide an open feel while still providing purpose to each area. You'll love the oversized kitchen, which has been updated with granite countertops & stainless steel appliances. In the primary suite, you'll find a walk-in closet, a double vanity, and a corner shower. Outdoors there is a large porch overlooking the fenced in backyard. If you're looking for a move-in ready home zoned for Quest Elementary, Viera Middle School, and Viera High School, then you've found the one!

Key facts

• Oversized kitchen
• New cabinets
• Granite countertops

Tags

• CONCRETE BLOCK CONSTRUCTION
• NEW ROOF
• OVERSIZED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• NEW CABINETS

Property features AI

Finance

• HOA & community: Homeowners association: Hammock Trace; HOA fee $650 annually

Exterior

• Parking: Attached, secured garage; 2-car garage
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable connected
• Home design: Single-family residence; One story; Entry level: 1; Southeast-facing
• Construction: Block, concrete and stucco construction; Shingle roof; Pets allowed
• Exterior features: Covered rear porch; Screened porch; Porch; Patio; Wood privacy fencing enclosing backyard; Asphalt-paved road access

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Freezer; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast nook; Built-in features; Ceiling fans; Entrance foyer; Pantry; Primary bathroom with shower (no tub); Walk-in closets
• Laundry & utility: Washer and dryer included; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-306 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (30.1% below list).
• Recommended offer: $252k (30.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#141 in FL, #1,964 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: commute 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: Quest Elementary School (math 83% / reading 80%, grade A+, #90 of 2,144 statewide, top 4%, 691 students, 20% FRL); Viera High School (math 58% / reading 71%, grade B-, #78 of 667 statewide, top 13%, 2,289 students, 15% FRL) — zoned schools average 17% FRL vs 43% district-wide (26 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 73% at this address vs 55% district-wide (+18 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 (+2.0%/yr); 583 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $1k appreciation (0.4% local appreciation)).
• Brevard County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 22y 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 $160k; list at $360k implies a 125% 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 $251,683 (30.1% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.70% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.64%
• DSCR: 0.84
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.4% appreciation · 1.96% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.74×
• Total profit: $-25,834
• Equity at exit: $111,849

10-year hold

• IRR: -0.3%
• Equity multiple: 0.97×
• Total profit: $-3,266
• Equity at exit: $140,435

Cash invested: $100,800 (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 32940

• Home prices YoY: 0.1%
• Rents YoY: 2.0%
• Active inventory: 583
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,517 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$202 /mo · $2,430/yr
• Insurance: −$150
• HOA: −$54
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-306

Break-even live

Break-even rent $2,904

Max offer price $305,934

Occupancy floor —

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1390 Hampton Park Ln Melbourne, FL	2.0	2.5	1110	$1,900	$1.71	23d	1	0.71mi
531 Steeplechase Ln Melbourne, FL	2.0	1.5	1110	$1,875	$1.69	23d	1	0.72mi
660 Wickham Lakes Dr Melbourne, FL	3.0	2.0	1521	$2,500	$1.64	23d	1	0.78mi
1092 Egret Lake Way Melbourne, FL	4.0	3.0	2218	$2,750	$1.24	23d	1	0.81mi
1311 Hampton Park Ln Melbourne, FL	2.0	3.0	1110	$1,850	$1.67	23d	1	0.82mi
1306 Hampton Park Ln Melbourne, FL	2.0	3.0	1110	$1,700	$1.53	14d	1	0.82mi
2439 Casona Ln Melbourne, FL	1.0–2.0	1.0–2.0	964	$2,251	$2.34	13d	14	0.83mi
8880 Napolo Dr Melbourne, FL	4.0	3.5	2250	$3,600	$1.60	23d	1	0.87mi
7578 Highsmith Rd Melbourne, FL	1.0–3.0	1.0–2.0	1155	$3,703	$3.20	13d	32	0.89mi
6705 Shadow Creek Trl Melbourne, FL	1.0–3.0	1.0–2.0	1123	$2,795	$2.49	13d	25	1.00mi
300 Tuscany Way Melbourne, FL	1.0–3.0	1.0–2.0	1097	$2,269	$2.07	23d	12	1.02mi
2992 Rodina Dr Melbourne, FL	1.0–2.0	1.0–2.0	963	$2,585	$2.68	14d	8	1.04mi
6431 Borasco Dr Melbourne, FL	1.0–2.0	1.0–2.0	869	$1,950	$2.24	19d	2	1.05mi
2185 Judge Fran Jamieson Way Melbourne, FL	1.0–3.0	1.0–2.0	1192	$2,365	$1.98	13d	17	1.09mi
6411 Borasco Dr Melbourne, FL	2.0–3.0	2.0	1258	$2,195	$1.74	23d	1	1.11mi
7667 N Wickham Rd Melbourne, FL	1.0–2.0	1.0–2.0	915	$1,750	$1.91	14d	2	1.23mi
2601 Trasona Dr Melbourne, FL	3.0	2.0	1656	$2,749	$1.66	23d	1	1.29mi
2560 Judge Fran Jamieson Way Melbourne, FL	1.0–3.0	1.0–2.0	1091	$2,660	$2.44	13d	14	1.34mi
201 Plantation Club Dr Melbourne, FL	1.0–2.0	1.0–2.0	1025	$1,870	$1.82	14d	10	1.37mi
1914 Jacques Dr Melbourne, FL	3.0	2.0	1575	$3,400	$2.16	23d	1	1.40mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 10 events

1. 2026-06-18
   days on market $360,000 Active 14 DOM
2. 2026-06-17
   days on market $360,000 Active 13 DOM
3. 2026-06-16
   days on market $360,000 Active 12 DOM
4. 2026-06-15
   days on market $360,000 Active 11 DOM
5. 2026-06-14
   days on market $360,000 Active 9 DOM
6. 2026-06-10
   days on market $360,000 Active 6 DOM
7. 2026-06-08
   days on market $360,000 Active 4 DOM
8. 2026-06-07
   days on market $360,000 Active 3 DOM
9. 2026-06-05
   remarks 699-char remark
10. 2026-06-05
    listed $360,000 Active 1 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: $2,430 · $202/mo
• Projected year-2 tax: $2,988 · $249/mo
• Expected delta: +$558/yr (+$47/mo · 23.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $30,202
• − Mortgage interest: −$20,166
• − Property taxes: −$2,430
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,416
• − Management: −$2,416
• − HOA: −$648
• − Depreciation: −$10,473
• Taxable loss: −$10,146
• Est. tax savings @ 24.0%: +$2,435
• After-tax cash flow: $-1,238/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 — Viera East

• Score: 79/100
• State rank: #141
• US rank: #1964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Viera East, FL
• County: Brevard County · 602,871 people
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 51,727
• Household income: $110,495
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 873.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 9% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% German/W. Germanic 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: ▲ 0.40%
• Current HPI: 298.1023
• Rent YoY: ▲ 1.96%
• 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

+34.8% since first listed

16 events — show timeline

• 2026-06-04 Listed $360,000 SCMLS
• 2026-05-03 Rental Removed $2,400 SCMLS
• 2026-04-30 Listed for Rent $2,400 SCMLS
• 2024-12-05 Rental Removed $2,300 SCMLS
• 2024-11-20 Listed for Rent $2,300 SCMLS
• 2024-06-27 Relisted — SCMLS
• 2024-06-23 Pending — SCMLS
• 2024-06-23 Listing Removed — SCMLS
• 2024-04-19 Listed $375,000 SCMLS
• 2024-04-17 Coming Soon $375,000 SCMLS
• 2015-10-29 Sold (MLS) $160,000 SCMLS
• 2015-06-26 Listed $165,000 SCMLS
• 2004-07-26 Sold (Public Records) $182,000 Public Records
• 2004-07-16 Sold (MLS) $182,000 SCMLS
• 2004-06-04 Listed $185,000 SCMLS
• 1994-08-26 Sold (Public Records) $267,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $2,430 · +7.7% YoY. Source: county tax records.