1286 Seeley Cir NW · Palm Bay, FL 32907

$339,500

4 bd · 2.5 ba · 1,852 sqft · Land · 77 Days on market

Built 2025 10,019 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

0.23 acre buildable residential lot available in Port Malabar Unit 39 of Palm Bay. Located in the northwest section, this lot has a drainage canal in the rear allowing more privacy, and is just 2.2 miles - 5 minutes to Heritage High School, 3 miles - 7 minutes to the Winn Dixie Supermarket, 14.5 miles - 26 minutes to Melbourne Airport, and 15.4 miles - 33 minutes to the beaches of Indialantic. From exit #180 of I-95, go west on US-192 for . 5 miles, left on St Johns Heritage Parkway for 6.1 miles, left on Malabar Road for 1.3 miles, left on Krassner Drive for . 1 mile, and right on Seeley Circle. The lot will be on your right.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2025

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $340k.

Deal economics

• At list price, monthly cash flow is $-495 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (31.0% below list).
• Recommended offer: $234k (31.0% 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: Jupiter Elementary School (math 41% / reading 42%, grade F, #1,437 of 2,144 statewide, top 68%, 732 students, 68% FRL); Central Middle School (math 50% / reading 48%, grade C-, #265 of 571 statewide, top 48%, 1,127 students, 53% FRL); Heritage High School (math 30% / reading 44%, grade F, #340 of 667 statewide, top 52%, 2,007 students, 62% FRL) — zoned schools average 61% FRL vs 43% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 42% at this address vs 55% district-wide (-12 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 750 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 37% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $10k 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 77 days — a 6% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $202k; list at $340k implies a 68% 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 $234,298 (31.0% 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 77 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: 4.54%
• Cash-on-cash: -6.25%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -29.4%
• Equity multiple: 0.04×
• Total profit: $-91,303
• Equity at exit: $50,621

10-year hold

• IRR: -41.1%
• Equity multiple: -0.46×
• Total profit: $-138,799
• Equity at exit: $29,354

Cash invested: $95,060 (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 32907

• Home prices YoY: -10.1%
• Rents YoY: 0.9%
• Active inventory: 750
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,343 high
• Mortgage (P&I): −$1,780
• Tax est. 1.5%: −$424 /mo · $5,092/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-495

Break-even live

Break-even rent $2,970

Max offer price $267,836

Occupancy floor —

Sensitivity live

Price	-10% $-261	-5% $-378	+0% $-495	+5% $-613	+10% $-730
Rent	-10% $-680	-5% $-588	+0% $-495	+5% $-403	+10% $-310
Rate	-1.0pp $-324	-0.5pp $-409	base $-495	+0.5pp $-583	+1.0pp $-673

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: $84,875
• Closing costs: $10,185
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1388 Hazel St NW Palm Bay, FL	3.0	2.0	1475	$1,894	$1.28	16d	1	0.29mi
1357 Sequoia Rd NW Palm Bay, FL	3.0	2.0	1874	$2,200	$1.17	25d	1	0.31mi
1572 Holbrook Rd NW Palm Bay, FL	3.0	2.0	1256	$1,945	$1.55	25d	1	0.41mi
1357 Mineral Loop Dr NW Palm Bay, FL	3.0	2.0	1738	$2,150	$1.24	15d	1	0.47mi
308 Tamarind Cir NW Palm Bay, FL	3.0	2.0	1350	$2,100	$1.56	25d	1	0.51mi
1699 Givens Ct NW Palm Bay, FL	3.0	2.0	1458	$1,900	$1.30	16d	1	0.54mi
1830 Diablo Cir SW Palm Bay, FL	3.0	2.0	1451	$1,995	$1.37	16d	1	0.63mi
622 Papillon St SW Palm Bay, FL	5.0	2.5	2400	$2,450	$1.02	14d	1	0.73mi
1091 Wing Rd SW Palm Bay, FL	4.0	3.0	2000	$2,500	$1.25	25d	1	0.76mi
1975 Diablo Cir SW Palm Bay, FL	4.0	2.0	1801	$2,800	$1.55	14d	1	0.77mi
271 Wendover Rd SW Palm Bay, FL	3.0	2.0	1425	$1,900	$1.33	25d	1	0.78mi
340 Wendover Rd SW Palm Bay, FL	4.0	2.0	2052	$2,200	$1.07	25d	1	0.84mi
1405 Pace Dr NW Palm Bay, FL	4.0	2.0	1830	$2,500	$1.37	21d	1	1.04mi
1767 Delaware St NW Palm Bay, FL	3.0	2.0	2121	$2,250	$1.06	25d	1	1.04mi
1374 Jupiter Blvd NW Palm Bay, FL	3.0	2.0	1500	$1,895	$1.26	25d	1	1.10mi
983 Pyracantha St NW Palm Bay, FL	4.0	2.0	1659	$1,999	$1.20	25d	1	1.11mi
465 Birch Ave SW Palm Bay, FL	3.0	2.0	1252	$2,000	$1.60	25d	1	1.12mi
838 Gillen Ave NW Palm Bay, FL	3.0	2.0	1416	$1,900	$1.34	16d	1	1.13mi
1850 Jupiter Blvd SW Unit 20 Palm Bay, FL	4.0	3.0	2203	$2,200	$1.00	25d	1	1.14mi
591 Darien Ave SW Palm Bay, FL	4.0	2.0	2076	$2,750	$1.32	25d	1	1.18mi
191 Turk Rd SW Palm Bay, FL	4.0	2.0	1604	$2,485	$1.55	25d	1	1.37mi
1019 Early Dr NW Palm Bay, FL	4.0	2.0	2088	$2,000	$0.96	16d	1	1.39mi
263 Trilby Rd SW Palm Bay, FL	4.0	3.0	2000	$2,500	$1.25	25d	1	1.41mi
874 Altona St NW Palm Bay, FL	3.0	2.0	1488	$1,955	$1.31	25d	1	1.44mi
1215 Hastings Rd SW Palm Bay, FL	3.0	2.0	1294	$1,775	$1.37	21d	1	1.49mi

Listing history 10 events

1. 2026-03-28
   status Pending
2. 2026-03-24
   soldstatus $202,000
3. 2026-03-23
   status Active
4. 2026-03-23
   price $339,500
5. 2026-03-03
   price $355,000
6. 2025-11-18
   listed $369,900 Active
7. 2024-04-26
   soldstatus $33,500
8. 2024-04-25
   soldstatus $33,500 Closed 634-char remark

   Show marketing remark (634 chars)

   0.23 acre buildable residential lot available in Port Malabar Unit 39 of Palm Bay. Located in the northwest section, this lot has a drainage canal in the rear allowing more privacy, and is just 2.2 miles - 5 minutes to Heritage High School, 3 miles - 7 minutes to the Winn Dixie Supermarket, 14.5 miles - 26 minutes to Melbourne Airport, and 15.4 miles - 33 minutes to the beaches of Indialantic. From exit #180 of I-95, go west on US-192 for . 5 miles, left on St Johns Heritage Parkway for 6.1 miles, left on Malabar Road for 1.3 miles, left on Krassner Drive for . 1 mile, and right on Seeley Circle. The lot will be on your right.

9. 2023-12-08
   historical Contingent 634-char remark

   Show marketing remark (634 chars)

   0.23 acre buildable residential lot available in Port Malabar Unit 39 of Palm Bay. Located in the northwest section, this lot has a drainage canal in the rear allowing more privacy, and is just 2.2 miles - 5 minutes to Heritage High School, 3 miles - 7 minutes to the Winn Dixie Supermarket, 14.5 miles - 26 minutes to Melbourne Airport, and 15.4 miles - 33 minutes to the beaches of Indialantic. From exit #180 of I-95, go west on US-192 for . 5 miles, left on St Johns Heritage Parkway for 6.1 miles, left on Malabar Road for 1.3 miles, left on Krassner Drive for . 1 mile, and right on Seeley Circle. The lot will be on your right.

10. 2023-11-28
    listed $37,500 Active 634-char remark

    Show marketing remark (634 chars)

    0.23 acre buildable residential lot available in Port Malabar Unit 39 of Palm Bay. Located in the northwest section, this lot has a drainage canal in the rear allowing more privacy, and is just 2.2 miles - 5 minutes to Heritage High School, 3 miles - 7 minutes to the Winn Dixie Supermarket, 14.5 miles - 26 minutes to Melbourne Airport, and 15.4 miles - 33 minutes to the beaches of Indialantic. From exit #180 of I-95, go west on US-192 for . 5 miles, left on St Johns Heritage Parkway for 6.1 miles, left on Malabar Road for 1.3 miles, left on Krassner Drive for . 1 mile, and right on Seeley Circle. The lot will be on your right.

ⓘ 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 4/10 Moderate
• 🌡 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: $28,116
• − Mortgage interest: −$19,017
• − Property taxes: −$5,092
• − Insurance: −$1,698
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$9,876
• Taxable loss: −$12,066
• Est. tax savings @ 24.0%: +$2,896
• After-tax cash flow: $-3,047/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): 49,080
• Household income: $75,311
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 702.0

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 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 21% Black 15% Two or more races 14% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Cuban 2% Dominican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Hispanic 2%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 77% English-only · Spanish 17% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -34.79%
• Current HPI: 308.9719
• Rent YoY: ▲ 0.93%
• 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

+438.7% since first listed

10 events — show timeline

• 2026-03-28 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Sold (Public Records) $202,000 Public Records
• 2026-03-23 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $339,500 Stellar MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $355,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-18 Listed $369,900 Stellar MLS as Distributed by MLS Grid
• 2024-04-26 Sold (Public Records) $33,500 Public Records
• 2024-04-25 Sold (MLS) $33,500 SCMLS
• 2023-12-08 Contingent — SCMLS
• 2023-11-28 Listed $37,500 SCMLS

Property tax history

+17.7%/yr

Latest (2025): $576 · +69.0% YoY. Source: county tax records.