2016 Manor Dr NE · Palm Bay, FL 32905

$150,000

3 bd · 2.0 ba · 1,496 sqft · Townhouse public records · 109 Days on market

Built 1987 871 sqft lot $343/mo HOA · 19% of rent

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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 +16.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +5.1/10.0
• 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

Don't miss this fantastic opportunity to own a 3-bedroom, 2.5-bath townhome in a quiet, centrally located community. The first floor offers a spacious living area, an open-concept kitchen, a convenient half bath, and a laundry area. Step out onto the large screened-in porch—perfect for unwinding in the shade—and take advantage of the utility closet for extra storage. Just a short stroll away, you'll find the sparkling community pool. HOA dues are only $315/month and cover water, trash, pest control, and maintenance of common areas—making for easy, low-maintenance living. Ideally located near Hammock Landings, L3 Harris, I-95, and only 15 minutes from the beach. Bring your personal touches and make this space your own. Schedule your showing today!

Key facts

• Open concept kitchen
• Community pool
• Spacious living area

Tags

• SPACIOUS LIVING AREA
• OPEN CONCEPT KITCHEN
• LARGE SCREENED IN PORCH
• UTILITY CLOSET
• COMMUNITY POOL
• CENTRALLY LOCATED COMMUNITY

Property features AI

Finance

• HOA & community: Windsor Park Townhomes association; Monthly association fee ($343); Association covers maintenance of grounds, sewer, trash and water; Off-site management

Exterior

• Parking: Assigned parking; Guest parking; Parking lot
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Townhouse; Two levels; Faces east; Residential use
• Construction: Frame construction; Vinyl siding; Shingle roof
• Exterior features: Rear screened porch; Other exterior features

Interior

• Kitchen: Dishwasher; Electric oven; Electric range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; In-unit laundry (lower level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% 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: University Park Elementary School (math 22% / reading 32%, grade F, #1,969 of 2,144 statewide, top 94%, 484 students, 76% FRL); 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 69% FRL vs 43% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 55% district-wide (-24 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); 324 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 38% 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 $1k 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 109 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $150k implies a 173% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 7.0

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: -16.6%
• Equity multiple: 0.43×
• Total profit: $-23,843
• Equity at exit: $22,365

10-year hold

• IRR: -17.2%
• Equity multiple: 0.21×
• Total profit: $-33,043
• Equity at exit: $12,969

Cash invested: $42,000 (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: 324
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,779 high
• Mortgage (P&I): −$787
• Tax from tax record: −$127 /mo · $1,526/yr
• Insurance: −$62
• HOA: −$343
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $86

Break-even live

Break-even rent $1,670

Max offer price $150,000

Occupancy floor 90%

Sensitivity live

Price	-10% $171	-5% $128	+0% $86	+5% $44	+10% $1
Rent	-10% $-55	-5% $16	+0% $86	+5% $156	+10% $227
Rate	-1.0pp $162	-0.5pp $124	base $86	+0.5pp $47	+1.0pp $8

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1630 Bottlebrush Dr Palm Bay, FL	2.0	1.0	600	$1,495	$2.49	25d	1	0.08mi
3711 Vista Oaks Cir NE Palm Bay, FL	2.0	1.5	1236	$1,500	$1.21	22d	1	0.21mi
4001 Pinewood Dr NE Palm Bay, FL	2.0	2.0	1036	$1,269	$1.22	25d	5	0.22mi
1700 Woodlake Dr NE Palm Bay, FL	1.0–2.0	1.0–2.0	875	$1,500	$1.71	25d	12	0.25mi
3016 Pinewood Dr NE Palm Bay, FL	1.0–2.0	1.0	800	$1,103	$1.38	25d	1	0.26mi
1300 Arlington Ln NE #125 Palm Bay, FL	2.0	2.5	1140	$1,500	$1.32	20d	1	0.26mi
1880 Mogra Cir NE Palm Bay, FL	2.0–3.0	2.0	1090	$1,899	$1.74	15d	6	0.44mi
2106 Tarrytown Ln NE Palm Bay, FL	3.0	2.0	1281	$1,900	$1.48	15d	1	0.46mi
2168 Tarrytown Ln NE Palm Bay, FL	3.0	2.0	1281	$1,775	$1.39	15d	1	0.49mi
3676 Mount Carmel Ln Melbourne, FL	4.0	2.0	1772	$2,000	$1.13	15d	1	0.51mi
520 Benton Dr Melbourne, FL	3.0	2.0	1281	$1,850	$1.44	25d	1	0.53mi
4317 Jetty Ln NE Palm Bay, FL	3.0	2.0	1699	$2,200	$1.29	22d	1	0.64mi
3506 Mount Carmel Ln Melbourne, FL	3.0	2.0	1815	$2,800	$1.54	25d	1	0.65mi
342 Crown Blvd Melbourne, FL	3.0	2.0	1224	$1,900	$1.55	25d	1	0.68mi
1000 Palm Place Dr NE Palm Bay, FL	1.0–2.0	1.0–2.0	884	$2,185	$2.47	22d	8	0.72mi
4315 S Babcock St Melbourne, FL	1.0–3.0	1.0–2.0	996	$2,026	$2.03	15d	15	0.74mi
1894 Coco Plum St NE Palm Bay, FL	2.0	2.0	1188	$1,200	$1.01	20d	1	0.86mi
188 Hidden Woods Pl Melbourne, FL	3.0	2.5	1648	$2,100	$1.27	25d	1	0.87mi
1265 Ethel Cir NE Palm Bay, FL	3.0	2.0	1346	$1,750	$1.30	15d	1	0.93mi
2152 Spring Creek Cir NE Palm Bay, FL	3.0	2.0	1465	$2,249	$1.54	25d	1	0.98mi
1924 Seagrape St NE Palm Bay, FL	2.0	2.0	1206	$1,575	$1.31	15d	1	0.99mi
2190 Forest Knoll Dr NE Unit 90-202 Palm Bay, FL	2.0	2.0	1069	$1,400	$1.31	25d	1	1.02mi
1264 Dawn St NE Palm Bay, FL	3.0	2.0	1176	$1,950	$1.66	15d	1	1.02mi
2160 Forest Knoll Dr NE Unit 60-102 Palm Bay, FL	2.0	2.0	1069	$1,350	$1.26	25d	1	1.03mi
2399 Coconut Palm Dr NE Palm Bay, FL	2.0	2.0	968	$1,795	$1.85	25d	1	1.07mi
2130 Forest Knoll Dr NE #202 Palm Bay, FL	2.0	2.0	1069	$1,450	$1.36	25d	1	1.08mi
2100 Forest Knoll Dr NE #202 Palm Bay, FL	2.0	2.0	1069	$1,600	$1.50	15d	1	1.09mi
1701 Forest Knoll Dr NE Palm Bay, FL	2.0–3.0	2.0	1200	$2,050	$1.71	15d	5	1.09mi
1625 Sunny Brook Ln NE Unit G103 Palm Bay, FL	3.0	2.0	914	$1,700	$1.86	25d	1	1.12mi
2331 Commerce Park Dr NE Palm Bay, FL	1.0–3.0	1.0–2.0	1094	$2,024	$1.85	15d	33	1.16mi
3814 Tree Ridge Ln NE Palm Bay, FL	2.0	2.5	1170	$1,500	$1.28	25d	1	1.17mi
2361 Commerce Park Dr NE Palm Bay, FL	1.0–3.0	1.0–2.0	1106	$2,255	$2.04	15d	47	1.18mi
1051 Clearmont St NE Unit 202 Palm Bay, FL	2.0	2.0	993	$1,480	$1.49	20d	1	1.21mi
3513 Tree Ridge Ln NE Palm Bay, FL	2.0	2.5	1170	$2,000	$1.71	25d	1	1.23mi
1501 Harvard Cir Melbourne, FL	1.0–3.0	1.0–2.0	1075	$2,000	$1.86	25d	3	1.23mi
1608 Sunny Brook Ln Palm Bay, FL	1.0–3.0	1.0–2.0	1040	$1,600	$1.54	25d	6	1.23mi
1656 Sunny Brook Ln NE Unit L102 Palm Bay, FL	3.0	2.0	914	$1,690	$1.85	22d	1	1.29mi
1497 Krin Ct NE Palm Bay, FL	3.0	2.0	1712	$2,400	$1.40	22d	1	1.30mi
1907 Cleveland St NE Palm Bay, FL	3.0	2.0	1320	$1,985	$1.50	25d	1	1.30mi
890 Luminary Cir #103 Melbourne, FL	3.0	2.0	1277	$1,800	$1.41	15d	1	1.31mi

HOA detail

• Monthly dues: $343 · $4,116/yr
• Likely covers: watertrashpool

Listing history 24 events

1. 2026-06-22
   days on market $150,000 Active 109 DOM
2. 2026-06-18
   days on market $150,000 Active 106 DOM
3. 2026-06-17
   days on market $150,000 Active 105 DOM
4. 2026-06-16
   days on market $150,000 Active 104 DOM
5. 2026-06-15
   days on market $150,000 Active 103 DOM
6. 2026-06-14
   days on market $150,000 Active 101 DOM
7. 2026-06-10
   days on market $150,000 Active 98 DOM
8. 2026-06-08
   days on market $150,000 Active 96 DOM
9. 2026-06-07
   pricedays on market $150,000 Active 95 DOM
10. 2026-06-05
    days on market $160,000 Active 92 DOM
11. 2026-06-03
    days on market $160,000 Active 91 DOM
12. 2026-06-02
    days on market $160,000 Active 90 DOM
13. 2026-06-01
    days on market $160,000 Active 89 DOM
14. 2026-05-31
    days on market $160,000 Active 88 DOM
15. 2026-05-31
    days on market $160,000 Active 87 DOM
16. 2026-04-01
    price $160,000
17. 2026-03-04
    listed $169,000 Active
18. 2025-06-14
    status Pending 774-char remark

    Show marketing remark (774 chars)

    Don't miss this fantastic opportunity to own a 3-bedroom, 2.5-bath townhome in a quiet, centrally located community. The first floor offers a spacious living area, an open-concept kitchen, a convenient half bath, and a laundry area. Step out onto the large screened-in porch—perfect for unwinding in the shade—and take advantage of the utility closet for extra storage. Just a short stroll away, you'll find the sparkling community pool. HOA dues are only $315/month and cover water, trash, pest control, and maintenance of common areas—making for easy, low-maintenance living. Ideally located near Hammock Landings, L3 Harris, I-95, and only 15 minutes from the beach. Bring your personal touches and make this space your own. Schedule your showing today!

19. 2025-06-13
    historical 774-char remark

    Show marketing remark (774 chars)

    Don't miss this fantastic opportunity to own a 3-bedroom, 2.5-bath townhome in a quiet, centrally located community. The first floor offers a spacious living area, an open-concept kitchen, a convenient half bath, and a laundry area. Step out onto the large screened-in porch—perfect for unwinding in the shade—and take advantage of the utility closet for extra storage. Just a short stroll away, you'll find the sparkling community pool. HOA dues are only $315/month and cover water, trash, pest control, and maintenance of common areas—making for easy, low-maintenance living. Ideally located near Hammock Landings, L3 Harris, I-95, and only 15 minutes from the beach. Bring your personal touches and make this space your own. Schedule your showing today!

20. 2025-06-03
    price $169,000 774-char remark

    Show marketing remark (774 chars)

    Don't miss this fantastic opportunity to own a 3-bedroom, 2.5-bath townhome in a quiet, centrally located community. The first floor offers a spacious living area, an open-concept kitchen, a convenient half bath, and a laundry area. Step out onto the large screened-in porch—perfect for unwinding in the shade—and take advantage of the utility closet for extra storage. Just a short stroll away, you'll find the sparkling community pool. HOA dues are only $315/month and cover water, trash, pest control, and maintenance of common areas—making for easy, low-maintenance living. Ideally located near Hammock Landings, L3 Harris, I-95, and only 15 minutes from the beach. Bring your personal touches and make this space your own. Schedule your showing today!

21. 2025-04-25
    price $174,000 774-char remark

    Show marketing remark (774 chars)

    Don't miss this fantastic opportunity to own a 3-bedroom, 2.5-bath townhome in a quiet, centrally located community. The first floor offers a spacious living area, an open-concept kitchen, a convenient half bath, and a laundry area. Step out onto the large screened-in porch—perfect for unwinding in the shade—and take advantage of the utility closet for extra storage. Just a short stroll away, you'll find the sparkling community pool. HOA dues are only $315/month and cover water, trash, pest control, and maintenance of common areas—making for easy, low-maintenance living. Ideally located near Hammock Landings, L3 Harris, I-95, and only 15 minutes from the beach. Bring your personal touches and make this space your own. Schedule your showing today!

22. 2025-04-05
    listed $179,000 Active 774-char remark

    Show marketing remark (774 chars)

    Don't miss this fantastic opportunity to own a 3-bedroom, 2.5-bath townhome in a quiet, centrally located community. The first floor offers a spacious living area, an open-concept kitchen, a convenient half bath, and a laundry area. Step out onto the large screened-in porch—perfect for unwinding in the shade—and take advantage of the utility closet for extra storage. Just a short stroll away, you'll find the sparkling community pool. HOA dues are only $315/month and cover water, trash, pest control, and maintenance of common areas—making for easy, low-maintenance living. Ideally located near Hammock Landings, L3 Harris, I-95, and only 15 minutes from the beach. Bring your personal touches and make this space your own. Schedule your showing today!

23. 1995-04-03
    soldstatus $55,000
24. 1991-07-01
    soldstatus $44,200

ⓘ 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: $1,526 · $127/mo
• Projected year-2 tax: $1,526 · $127/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $21,346
• − Mortgage interest: −$8,402
• − Property taxes: −$1,526
• − Insurance: −$750
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − HOA: −$4,116
• − Depreciation: −$4,364
• Taxable loss: −$1,228
• Est. tax savings @ 24.0%: +$295
• After-tax cash flow: $1,326/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

+262.0% since first listed

9 events — show timeline

• 2026-04-01 Price Changed $160,000 SCMLS
• 2026-03-04 Listed $169,000 SCMLS
• 2025-06-14 Pending — SCMLS
• 2025-06-13 Listing Removed — SCMLS
• 2025-06-03 Price Changed $169,000 SCMLS
• 2025-04-25 Price Changed $174,000 SCMLS
• 2025-04-05 Listed $179,000 SCMLS
• 1995-04-03 Sold (Public Records) $55,000 Public Records
• 1991-07-01 Sold (Public Records) $44,200 Public Records

Property tax history

+18.8%/yr

Latest (2025): $1,526 · +4.5% YoY. Source: county tax records.