725 Port Malabar Blvd NE #200 · Palm Bay, FL 32905

$135,000

2 bd · 2.0 ba · 1,184 sqft · Condo public records · 34 Days on market

Built 1973 $475/mo HOA · 26% of rent ↓ 57% since listing

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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 +20.3/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +2.2/10.0

Listing remarks MLS

Welcome to Fairways of Brevard, a well-maintained 55+ active community! This 2 bedroom, 2 bath corner unit condo offers 1,184 sqft with lots of natural light. Master bedroom with ensuite and large closet, big 2nd bedroom with double closets. Tile and carpet throughout. This condo has lots of storage, and free laundry conveniently located on the second floor. The HOA covers trash, sewer, water, and the large swimming pool. The unit comes with one assigned parking space and plenty of guest parking. No dogs are allowed but cats are welcome. Comes with hurricane shutters, roof replaced in 2022 and AC replaced in 2020. Conveniently located in NE Palm Bay, close to great restaurants, beautiful beaches, lovely parks, healthcare and shopping. Easy access to I-95.

Key facts

• Large windows
• Ample cabinetry
• Open flow

Tags

• GENEROUS NATURAL LIGHT
• LARGE WINDOWS
• OPEN FLOW
• AMPLE CABINETRY
• WORKSPACE
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• Other: Unfurnished unit; Senior community
• HOA & community: Community has an association (Fairways of Brevard); Association amenities include cable TV, elevator(s), laundry, grounds maintenance, trash service and water; Association fee $475 monthly (includes cable TV, insurance, internet, grounds & structure maintenance, sewer, trash and water)

Exterior

• Parking: Assigned parking in parking lot; Additional parking available
• Utilities: Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; Property is attached; Entry on level 2; Faces west; One level (unit) within a 3-story building
• Construction: Block, concrete and stucco construction; Membrane roof; Built as part of a 3-story building
• Exterior features: Glass-enclosed patio/porch; In-ground private pool; Few trees on lot; City street frontage; Paved road surface

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Entrance foyer; Open floor plan; Pantry; Primary bathroom with tub and shower; Walk-in closet(s)
• Laundry & utility: Laundry on lower level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.

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: 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 66% FRL vs 43% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 55% district-wide (-22 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); 321 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 39% 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 $933 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

• It's been on market 34 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $55k; list at $135k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.36% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 6.1

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: -12.2%
• Equity multiple: 0.58×
• Total profit: $-15,990
• Equity at exit: $20,129

10-year hold

• IRR: -10.3%
• Equity multiple: 0.48×
• Total profit: $-19,523
• Equity at exit: $11,672

Cash invested: $37,800 (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 32905

• Home prices YoY: -1.8%
• Rents YoY: -0.5%
• Active inventory: 321
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$708
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$56
• HOA: −$475
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $173

Break-even live

Break-even rent $1,613

Max offer price $135,000

Occupancy floor 86%

Sensitivity live

Price	-10% $249	-5% $211	+0% $173	+5% $135	+10% $97
Rent	-10% $28	-5% $101	+0% $173	+5% $245	+10% $318
Rate	-1.0pp $241	-0.5pp $207	base $173	+0.5pp $138	+1.0pp $102

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1625 Par St NE Unit 1205 Palm Bay, FL	3.0	2.0	1208	$2,300	$1.90	24d	1	0.25mi
1625 Par St NE Unit 1203 Palm Bay, FL	3.0	2.0	1208	$2,075	$1.72	24d	1	0.25mi
1605 Par St NE Unit 3204 Palm Bay, FL	3.0	2.0	1208	$2,000	$1.66	24d	1	0.26mi
1605 Par St NE Unit 3202 Palm Bay, FL	3.0	2.0	1208	$2,300	$1.90	24d	1	0.26mi
1605 Par St NE Unit 3102 Palm Bay, FL	2.0	2.0	1025	$2,100	$2.05	24d	1	0.26mi
1635 Par St NE Unit 2203 Palm Bay, FL	3.0	2.0	1208	$2,300	$1.90	24d	1	0.26mi
1635 Par St NE Unit 2103 Palm Bay, FL	2.0	2.0	1025	$2,100	$2.05	24d	1	0.26mi
1625 Par St NE Unit 1206 Palm Bay, FL	3.0	2.0	1208	$2,050	$1.70	24d	1	0.27mi
1625 Par St NE Unit 1107 Palm Bay, FL	2.0	2.0	1025	$1,875	$1.83	24d	1	0.27mi
1625 Par St NE Unit 1104 Palm Bay, FL	2.0	2.0	1025	$2,100	$2.05	24d	1	0.27mi
1625 Par St NE Unit 1207 Palm Bay, FL	3.0	2.0	1208	$2,025	$1.68	24d	1	0.27mi
1656 Sunny Brook Ln NE Unit L102 Palm Bay, FL	3.0	2.0	914	$1,690	$1.85	22d	1	0.39mi
1608 Sunny Brook Ln Palm Bay, FL	1.0–3.0	1.0–2.0	1040	$1,412	$1.36	24d	6	0.42mi
3513 Tree Ridge Ln NE Palm Bay, FL	2.0	2.5	1170	$2,000	$1.71	24d	1	0.43mi
1687 Avery Rd NE Palm Bay, FL	2.0	2.0	876	$1,800	$2.05	24d	1	0.43mi
3814 Tree Ridge Ln NE Palm Bay, FL	2.0	2.5	1170	$1,500	$1.28	24d	1	0.49mi
1641 Sunny Brook Ln NE Palm Bay, FL	2.0	2.0	862	$1,500	$1.74	15d	3	0.53mi
1649 Sunny Brook Ln NE Palm Bay, FL	1.0–2.0	1.0–2.0	760	$1,950	$2.57	15d	2	0.53mi
1601 Sunny Brook Ln NE Unit D101 Palm Bay, FL	2.0	2.0	846	$1,550	$1.83	24d	1	0.53mi
1625 Sunny Brook Ln NE Unit G103 Palm Bay, FL	3.0	2.0	914	$1,700	$1.86	24d	1	0.53mi
2100 Forest Knoll Dr NE #202 Palm Bay, FL	2.0	2.0	1069	$1,600	$1.50	15d	1	0.56mi
1555 Omega St NE Palm Bay, FL	2.0	2.0	1176	$1,795	$1.53	24d	1	0.57mi
1123 Tree Ridge Ln NE Palm Bay, FL	2.0	1.0	870	$1,350	$1.55	24d	1	0.57mi
2130 Forest Knoll Dr NE #202 Palm Bay, FL	2.0	2.0	1069	$1,450	$1.36	24d	1	0.58mi
1701 Forest Knoll Dr NE Palm Bay, FL	2.0–3.0	2.0	1200	$1,499	$1.25	15d	5	0.59mi
2160 Forest Knoll Dr NE Unit 60-102 Palm Bay, FL	2.0	2.0	1069	$1,350	$1.26	24d	1	0.62mi
2190 Forest Knoll Dr NE Unit 90-202 Palm Bay, FL	2.0	2.0	1069	$1,400	$1.31	24d	1	0.64mi
1264 Dawn St NE Palm Bay, FL	3.0	2.0	1176	$1,950	$1.66	15d	1	0.72mi
1265 Ethel Cir NE Palm Bay, FL	3.0	2.0	1346	$1,750	$1.30	15d	1	0.79mi
1311 Cindy Cir NE Palm Bay, FL	2.0	2.0	865	$1,700	$1.97	24d	1	0.85mi
1099 Dania Cir NE Palm Bay, FL	3.0	2.0	1314	$2,300	$1.75	24d	1	0.86mi
1907 Cleveland St NE Palm Bay, FL	3.0	2.0	1320	$1,985	$1.50	24d	1	0.88mi
1000 Palm Place Dr NE Palm Bay, FL	1.0–2.0	1.0–2.0	884	$2,185	$2.47	22d	8	0.93mi
331 Holiday Park Blvd NE Palm Bay, FL	2.0	2.0	920	$1,350	$1.47	24d	1	0.93mi
453 Ralwood Ln NE Palm Bay, FL	3.0	2.0	1160	$1,900	$1.64	24d	1	0.95mi
1030 Abada Ct NE #110 Palm Bay, FL	3.0	2.0	1163	$1,800	$1.55	24d	1	1.01mi
1411 Sheafe Ave NE #102 Palm Bay, FL	2.0	1.0	1156	$1,550	$1.34	24d	1	1.03mi
1706 Apache St NE Palm Bay, FL	3.0	2.0	1395	$1,800	$1.29	24d	1	1.04mi
1431 Sheafe Ave NE #104 Palm Bay, FL	3.0	2.0	1163	$1,500	$1.29	24d	1	1.06mi
1440 Sheafe Ave NE Palm Bay, FL	2.0	2.0	793	$1,500	$1.89	22d	1	1.11mi

HOA detail condo

• Monthly dues: $475 · $5,700/yr
• Likely covers: watersewertrashpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-10
   days on market $135,000 Active 34 DOM
2. 2026-06-08
   days on market $135,000 Active 32 DOM
3. 2026-06-07
   days on market $135,000 Active 31 DOM
4. 2026-06-05
   days on market $135,000 Active 28 DOM
5. 2026-06-03
   days on market $135,000 Active 27 DOM
6. 2026-06-02
   days on market $135,000 Active 26 DOM
7. 2026-06-01
   days on market $135,000 Active 25 DOM
8. 2026-05-31
   days on market $135,000 Active 24 DOM
9. 2026-05-31
   days on market $135,000 Active 23 DOM
10. 2026-05-07
    listed $135,000 Active
11. 2026-01-05
    historical 766-char remark

    Show marketing remark (766 chars)

    Welcome to Fairways of Brevard, a well-maintained 55+ active community! This 2 bedroom, 2 bath corner unit condo offers 1,184 sqft with lots of natural light. Master bedroom with ensuite and large closet, big 2nd bedroom with double closets. Tile and carpet throughout. This condo has lots of storage, and free laundry conveniently located on the second floor. The HOA covers trash, sewer, water, and the large swimming pool. The unit comes with one assigned parking space and plenty of guest parking. No dogs are allowed but cats are welcome. Comes with hurricane shutters, roof replaced in 2022 and AC replaced in 2020. Conveniently located in NE Palm Bay, close to great restaurants, beautiful beaches, lovely parks, healthcare and shopping. Easy access to I-95.

12. 2026-01-05
    historical

    Show marketing remark (766 chars)

    Welcome to Fairways of Brevard, a well-maintained 55+ active community! This 2 bedroom, 2 bath corner unit condo offers 1,184 sqft with lots of natural light. Master bedroom with ensuite and large closet, big 2nd bedroom with double closets. Tile and carpet throughout. This condo has lots of storage, and free laundry conveniently located on the second floor. The HOA covers trash, sewer, water, and the large swimming pool. The unit comes with one assigned parking space and plenty of guest parking. No dogs are allowed but cats are welcome. Comes with hurricane shutters, roof replaced in 2022 and AC replaced in 2020. Conveniently located in NE Palm Bay, close to great restaurants, beautiful beaches, lovely parks, healthcare and shopping. Easy access to I-95.

13. 2025-09-22
    listed $145,000 Active
14. 2025-08-06
    price $145,000 766-char remark

    Show marketing remark (766 chars)

    Welcome to Fairways of Brevard, a well-maintained 55+ active community! This 2 bedroom, 2 bath corner unit condo offers 1,184 sqft with lots of natural light. Master bedroom with ensuite and large closet, big 2nd bedroom with double closets. Tile and carpet throughout. This condo has lots of storage, and free laundry conveniently located on the second floor. The HOA covers trash, sewer, water, and the large swimming pool. The unit comes with one assigned parking space and plenty of guest parking. No dogs are allowed but cats are welcome. Comes with hurricane shutters, roof replaced in 2022 and AC replaced in 2020. Conveniently located in NE Palm Bay, close to great restaurants, beautiful beaches, lovely parks, healthcare and shopping. Easy access to I-95.

15. 2025-07-04
    listed $150,000 Active 766-char remark

    Show marketing remark (766 chars)

    Welcome to Fairways of Brevard, a well-maintained 55+ active community! This 2 bedroom, 2 bath corner unit condo offers 1,184 sqft with lots of natural light. Master bedroom with ensuite and large closet, big 2nd bedroom with double closets. Tile and carpet throughout. This condo has lots of storage, and free laundry conveniently located on the second floor. The HOA covers trash, sewer, water, and the large swimming pool. The unit comes with one assigned parking space and plenty of guest parking. No dogs are allowed but cats are welcome. Comes with hurricane shutters, roof replaced in 2022 and AC replaced in 2020. Conveniently located in NE Palm Bay, close to great restaurants, beautiful beaches, lovely parks, healthcare and shopping. Easy access to I-95.

16. 2001-11-06
    soldstatus $55,000
17. 1988-03-01
    soldstatus $51,000
18. 1983-12-01
    soldstatus $66,000
19. 1978-08-01
    soldstatus $36,000
20. 1974-02-28
    soldstatus $313,000

ⓘ 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: $422 · $35/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$698/yr (+$58/mo · 165.5%)

ⓘ 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 ≥106°F today · 23 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: $21,985
• − Mortgage interest: −$7,562
• − Property taxes: −$422
• − Insurance: −$675
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − HOA: −$5,700
• − Depreciation: −$3,927
• Taxable income: $181
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $2,032/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

-56.9% since first listed

11 events — show timeline

• 2026-05-07 Listed $135,000 SCMLS
• 2026-01-05 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-01-05 Listing Removed — SCMLS
• 2025-09-22 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-06 Price Changed $145,000 SCMLS
• 2025-07-04 Listed $150,000 SCMLS
• 2001-11-06 Sold (Public Records) $55,000 Public Records
• 1988-03-01 Sold (Public Records) $51,000 Public Records
• 1983-12-01 Sold (Public Records) $66,000 Public Records
• 1978-08-01 Sold (Public Records) $36,000 Public Records
• 1974-02-28 Sold (Public Records) $313,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $422 · +5.4% YoY. Source: county tax records.