Maple Plan · Palm Bay, FL 32907

$341,900

4 bd · 2.0 ba · 1,876 sqft · SingleFamily · 181 Days on market

Excellent condition 2-car garage

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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 +6.3/30.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to The Maple - Stylish and Spacious Living from Our Essential Series Introducing The Maple in Melbourne, a beautiful single-story home offering 1,876 square feet of modern living space with 4 bedrooms and 2 bathrooms. Designed to combine comfort and style, The Maple is the perfect choice for your next home. This thoughtfully crafted floor plan balances space and functionality with ease. Four bedrooms provide plenty of room for family, guests, or a home office, while the open-concept layout ensures smooth flow between the living room, dining area, and kitchen-ideal for both everyday life and entertaining. Make The Maple your new home and enjoy a lifestyle where comfort meets style.

Key facts

• 2 garage spots
• Listed 181 days

🏗️ New construction. The $341,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $387,014.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $342k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (33.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (26.2% below list).
• Recommended offer: $227k (33.7% below list) — sets the bar for cash-flow.

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; 1083 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 40% 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 $3k of loan paydown is wiped out by about $12k 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 181 days — a 12% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,808 (33.7% 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 181 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.65% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.54%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

• ARV (median comp): $387,014
• List price: $341,900
• Delta: -11.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1546 Kylar Dr NW	0.18mi	4/2.0	1,820 (-3%)	10mo	$327,200	$180	78
2096 NW Kylar Dr	0.25mi	4/2.0	1,822 (-3%)	8mo	$382,000	$210	77
1995 Kylar Dr NW	0.19mi	3/2.0 (-1)	1,789 (-5%)	8mo	$352,000	$197	72
928 Soleway Ave NW	0.11mi	3/2.0 (-1)	2,090 (+11%)	0mo	$380,000	$182	71
768 Soleway Ave NW	0.09mi	4/3.0	2,090 (+11%)	4mo	$420,000	$201	70
2563 Carrick St NW	0.14mi	3/2.0 (-1)	2,096 (+12%)	6mo	$408,000	$195	64
1166 Kylar Dr NW	0.38mi	3/2.0 (-1)	1,720 (-8%)	0mo	$367,000	$213	63
1776 Kylar Dr NW	0.33mi	4/3.0	2,090 (+11%)	1mo	$369,990	$177	60
4894 Madras Dr NW	0.37mi	3/2.0 (-1)	1,607 (-14%)	1mo	$321,790	$200	53
5145 Madras Dr NW	0.48mi	3/2.5 (-1)	2,080 (+11%)	0mo	$398,720	$192	52
1155 Kylar Dr NW	0.41mi	4/2.0	1,635 (-13%)	8mo	$341,490	$209	52
2462 Pinwherry St NW	0.49mi	3/2.0 (-1)	2,090 (+11%)	2mo	$375,000	$179	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -41.7%
• Equity multiple: -0.27×
• Total profit: $-138,078
• Equity at exit: $57,705

10-year hold

• IRR: -88.1%
• Equity multiple: -1.12×
• Total profit: $-230,091
• Equity at exit: $33,462

Cash invested: $108,364 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 70 active · 41 under contract
• Months of supply: 21.0 mo (5%/mo absorbed)
• Median asking: $369,900 ($189/sqft)
• Median days on market: 108 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: +9.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32907

• Home prices YoY: -10.1%
• Rents YoY: 0.9%
• Active inventory: 1083
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,524 high
• Mortgage (P&I): −$2,030
• Tax est. 1.5%: −$484 /mo · $5,805/yr
• Insurance: −$161
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-1,107

Break-even live

Break-even rent $3,925

Max offer price $226,808

Occupancy floor —

Sensitivity live

Price	-10% $-840	-5% $-973	+0% $-1,107	+5% $-1,241	+10% $-1,375
Rent	-10% $-1,307	-5% $-1,207	+0% $-1,107	+5% $-1,007	+10% $-908
Rate	-1.0pp $-912	-0.5pp $-1,009	base $-1,107	+0.5pp $-1,207	+1.0pp $-1,309

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: $96,753
• Closing costs: $11,610
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2585 Roygaris St NW Palm Bay, FL	4.0	2.0	1845	$2,650	$1.44	97d	1	0.11mi
938 Soleway Ave NW Palm Bay, FL	3.0	2.0	1867	$2,300	$1.23	108d	1	0.14mi
2701 Pinwherry St NW Palm Bay, FL	4.0	2.5	2100	$2,800	$1.33	108d	1	0.28mi
2166 Kylar Dr NW Palm Bay, FL	3.0	2.0	1713	$2,350	$1.37	42d	1	0.32mi
2166 Kylar Dr NW Palm Bay, FL	3.0	2.0	1713	$2,200	$1.28	2d	1	0.32mi
1146 Kylar Dr NW Palm Bay, FL	4.0	2.0	1635	$2,200	$1.35	6d	1	0.42mi
616 Kylar Dr NW Palm Bay, FL	4.0	2.0	1866	$2,350	$1.26	42d	1	0.42mi
2600 Snapdragon Dr NW Palm Bay, FL	4.0	2.0	1873	$2,000	$1.07	80d	1	0.67mi
2700 Malabar Rd Palm Bay, FL	1.0–3.0	1.0–2.0	1036	$2,694	$2.60	2d	15	0.69mi
2448 Snapdragon Dr NW Palm Bay, FL	4.0	2.0	2162	$2,500	$1.16	61d	1	0.81mi
2115 Imperia Ct NW Palm Bay, FL	3.0	2.0	1600	$2,500	$1.56	6d	1	0.85mi
1866 Delki St NW Palm Bay, FL	3.0	2.0	1481	$2,150	$1.45	6d	1	1.17mi
1738 Loquat Ct NW Palm Bay, FL	3.0	2.0	1615	$2,200	$1.36	0d	1	1.29mi
1812 Glenridge St NW Palm Bay, FL	3.0	2.0	1536	$2,200	$1.43	62d	1	1.33mi
1837 Heartwellville St NW Palm Bay, FL	3.0	2.0	1344	$1,700	$1.26	6d	1	1.35mi
1767 Delaware St NW Palm Bay, FL	3.0	2.0	2121	$2,250	$1.06	119d	1	1.36mi
1154 Blessed Isles Dr NW Palm Bay, FL	3.0	2.0	1789	$1,606	$0.90	6d	1	1.37mi
1767 Orchid Ct NW Palm Bay, FL	3.0	2.0	2000	$1,850	$0.93	6d	1	1.40mi
308 Tamarind Cir NW Palm Bay, FL	3.0	2.0	1350	$2,100	$1.56	119d	1	1.45mi

Property features AI

Finance

• Financial info: List price $317,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (Maple)Active listing
• Exterior features: Living area approximately 1,876 (listed)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan is named Maple (new construction plan)

Listing history 50 events

1. 2026-09-22
   days on market $341,900 Active 181 DOM
2. 2026-09-21
   days on market $341,900 Active 180 DOM
3. 2026-09-20
   days on market $341,900 Active 179 DOM
4. 2026-09-19
   days on market $341,900 Active 178 DOM
5. 2026-09-18
   days on market $341,900 Active 177 DOM
6. 2026-09-17
   days on market $341,900 Active 176 DOM
7. 2026-09-16
   days on market $341,900 Active 175 DOM
8. 2026-09-15
   days on market $341,900 Active 174 DOM
9. 2026-09-15
   days on market $341,900 Active 173 DOM
10. 2026-09-13
    days on market $341,900 Active 172 DOM
11. 2026-09-12
    days on market $341,900 Active 171 DOM
12. 2026-09-11
    days on market $341,900 Active 170 DOM
13. 2026-09-05
    days on market $341,900 Active 164 DOM
14. 2026-09-04
    days on market $341,900 Active 163 DOM
15. 2026-09-03
    pricedays on market $341,900 Active 162 DOM
16. 2026-08-30
    days on market $339,900 Active 158 DOM
17. 2026-08-29
    days on market $339,900 Active 157 DOM
18. 2026-08-28
    days on market $339,900 Active 156 DOM
19. 2026-08-27
    days on market $339,900 Active 155 DOM
20. 2026-08-26
    days on market $339,900 Active 154 DOM
21. 2026-08-25
    days on market $339,900 Active 153 DOM
22. 2026-08-24
    days on market $339,900 Active 152 DOM
23. 2026-08-23
    days on market $339,900 Active 151 DOM
24. 2026-08-22
    days on market $339,900 Active 150 DOM
25. 2026-08-21
    days on market $339,900 Active 149 DOM
26. 2026-08-20
    days on market $339,900 Active 148 DOM
27. 2026-08-19
    days on market $339,900 Active 147 DOM
28. 2026-08-18
    days on market $339,900 Active 146 DOM
29. 2026-08-17
    days on market $339,900 Active 145 DOM
30. 2026-08-16
    days on market $339,900 Active 144 DOM
31. 2026-08-15
    days on market $339,900 Active 143 DOM
32. 2026-08-15
    days on market $339,900 Active 142 DOM
33. 2026-08-13
    days on market $339,900 Active 141 DOM
34. 2026-08-12
    days on market $339,900 Active 140 DOM
35. 2026-08-11
    days on market $339,900 Active 139 DOM
36. 2026-08-10
    days on market $339,900 Active 138 DOM
37. 2026-08-09
    days on market $339,900 Active 137 DOM
38. 2026-08-08
    days on market $339,900 Active 136 DOM
39. 2026-08-07
    days on market $339,900 Active 135 DOM
40. 2026-08-06
    days on market $339,900 Active 134 DOM
41. 2026-08-05
    days on market $339,900 Active 133 DOM
42. 2026-08-03
    pricedays on market $339,900 Active 131 DOM
43. 2026-07-31
    days on market $334,900 Active 128 DOM
44. 2026-07-29
    days on market $334,900 Active 126 DOM
45. 2026-07-25
    days on market $334,900 Active 122 DOM
46. 2026-07-23
    days on market $334,900 Active 120 DOM
47. 2026-07-22
    days on market $334,900 Active 119 DOM
48. 2026-07-21
    days on market $334,900 Active 118 DOM
49. 2026-07-18
    days on market $334,900 Active 115 DOM
50. 2026-07-16
    days on market $334,900 Active 112 DOM

ⓘ 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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $30,288
• − Mortgage interest: −$21,679
• − Property taxes: −$5,805
• − Insurance: −$7,054
• − Repairs & maintenance: −$2,423
• − Management: −$2,423
• − Depreciation: −$11,259
• Taxable loss: −$20,354
• Est. tax savings @ 24.0%: +$4,885
• After-tax cash flow: $-8,401/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This single-story home in Palm Bay, FL, is in excellent condition with no visible repairs needed. It offers a modern floor plan, fresh paint, and well-maintained landscaping, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both HVAC maintenance — Ensures comfort and energy efficiency, attracting buyers and renters. ↑
• Both Kitchen appliances maintenance — Keeps appliances in top condition, attracting buyers and renters. ↑
• Both Flooring cleaning — Maintains the appearance of the flooring and attracts buyers and renters. ↑
• Both Window cleaning — Keeps windows clear and enhances the home's curb appeal. ↑
• Both Landscaping maintenance — Keeps the property looking well-maintained and attractive to potential buyers and renters. ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Jupiter Elementary School F FL #1,437/2,144 Nat'l #18,859/41,679 Middle Central Middle School C- FL #265/571 Nat'l #3,736/14,009 High Heritage High School F FL #340/667 Nat'l #9,001/17,239

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

B Composite livability gradescore 72/100

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 · 623,254 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: 9% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: List price $317,900

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Single-family plan (Maple)Active listing
• Exterior features: Living area approximately 1,876 (listed)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan is named Maple (new construction plan)