527 Lamkin St SW · Palm Bay, FL 32909

$315,900

4 bd · 2.0 ba · 1,876 sqft · SingleFamily · 121 Days on market

Built 2026 Good condition 2-car garage $168/sqft · 10% below area Est $352k · 10% under

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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).

• ARV discount +12.2/15.0
• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0

Listing remarks

Welcome to The Marigold - Elegant, Spacious Living Discover The Marigold in Melbourne, a charming and practical four-bedroom home designed with your family's comfort in mind. Enter through the modest front porch into a welcoming foyer that leads you past the bedrooms and into the impressive great room-a perfect space for relaxing and entertaining. The large eat-in kitchen features a convenient island ideal for cooking, dining, or hosting guests. Just off the kitchen, a spacious flex area provides endless possibilities-whether you choose a cozy breakfast nook or an informal seating space. Extend your living outdoors with an optional concrete patio off the flex space.

Key facts

• Large eat-in kitchen
• Modest front porch
• Welcoming foyer

Tags

• MODEST FRONT PORCH
• WELCOMING FOYER
• IMPRESSIVE GREAT ROOM
• LARGE EAT-IN KITCHEN
• CONVENIENT ISLAND
• SPACIOUS FLEX AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $316k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-381 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (27.8% below list).
• Recommended offer: $228k (27.8% 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: Westside Elementary School (math 51% / reading 58%, grade C, #892 of 2,144 statewide, top 44%, 798 students, 52% FRL); Southwest Middle School (math 40% / reading 39%, grade F, #373 of 571 statewide, top 66%, 920 students, 58% FRL); Bayside High School (math 27% / reading 40%, grade F, #400 of 667 statewide, top 61%, 1,854 students, 51% FRL).
• 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 rising (+3.7%/yr); 1866 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 42% 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 34% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Brevard County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($278k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,059 (27.8% 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 121 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.17%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $352,435
• List price: $315,900
• Delta: -10.37%
• 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
502 Fountain St SW	0.24mi	4/2.0	1,810 (-4%)	0mo	$329,990	$182	83
598 Olney St SW	0.24mi	4/2.0	1,828 (-3%)	2mo	$366,875	$201	83
509 Forrest Hills St SW	0.43mi	4/2.0	1,876 (0%)	2mo	$307,900	$164	78
498 Lambright St SW	0.35mi	4/2.0	1,806 (-4%)	1mo	$312,990	$173	77
475 Forrest Hills St SW	0.44mi	4/2.0	1,828 (-3%)	1mo	$330,510	$181	74
467 Forrest Hills St SW	0.45mi	4/2.0	1,828 (-3%)	1mo	$332,020	$182	74
598 Forrest Hills St SW	0.49mi	4/2.0	1,810 (-4%)	2mo	$324,990	$180	70
526 Lagrange St SW	0.52mi	4/2.0	1,810 (-4%)	1mo	$329,990	$182	69
392 Ocarina St SW	0.60mi	4/2.0	1,830 (-2%)	0mo	$345,000	$189	68
2941 Anjar Ave SW	0.47mi	4/3.0	1,990 (+6%)	2mo	$340,000	$171	63
2459 O Hara Ave SW	0.43mi	4/2.0	2,083 (+11%)	1mo	$379,900	$182	60
357 SW Galicia St St SW	0.74mi	3/2.0 (-1)	1,851 (-1%)	2mo	$365,000	$197	57

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

Projected returns pro-forma

10.0% appreciation · 3.67% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.69×
• Total profit: $149,335
• Equity at exit: $284,588

10-year hold

• IRR: 19.0%
• Equity multiple: 6.23×
• Total profit: $462,168
• Equity at exit: $613,724

Cash invested: $88,452 (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: 78 active · 68 under contract
• Months of supply: 10.6 mo (9%/mo absorbed)
• Median asking: $365,000 ($196/sqft)
• Median days on market: 95 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: -4.4% vs current asking $/sqft

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

ZIP-level market 32909

• Home prices YoY: 6.0%
• Rents YoY: 3.7%
• Active inventory: 1866
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,281 high
• Mortgage (P&I): −$1,657
• Tax est. 1.5%: −$395 /mo · $4,738/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-381

Break-even live

Break-even rent $2,763

Max offer price $260,704

Occupancy floor —

Sensitivity live

Price	-10% $-163	-5% $-272	+0% $-381	+5% $-491	+10% $-600
Rent	-10% $-562	-5% $-472	+0% $-381	+5% $-291	+10% $-201
Rate	-1.0pp $-222	-0.5pp $-301	base $-381	+0.5pp $-463	+1.0pp $-547

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: $78,975
• Closing costs: $9,477
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2790 Hague Ave SW Palm Bay, FL	4.0	2.0	1821	$1,900	$1.04	1d	1	0.16mi
2790 Hague Ave SW Palm Bay, FL	4.0	2.0	1809	$1,900	$1.05	38d	1	0.16mi
2790 Hague Ave SW Palm Bay, FL	4.0	2.0	1809	$1,900	$1.05	10d	1	0.16mi
401 J T Sancho St SW Palm Bay, FL	3.0	2.0	1813	$1,900	$1.05	46d	1	0.30mi
2862 Pomello Ave SW Palm Bay, FL	4.0	2.0	1850	$2,300	$1.24	10d	1	0.31mi
2862 Pomello Ave SW Palm Bay, FL	4.0	2.0	1850	$2,300	$1.24	20d	1	0.31mi
573 Lambright St SW Palm Bay, FL	4.0	2.0	1883	$2,095	$1.11	51d	1	0.34mi
2601 Hagoplan Ave SW Palm Bay, FL	4.0	2.0	1801	$1,945	$1.08	10d	1	0.35mi
2681 Madden Ave SW Palm Bay, FL	3.0	2.0	1518	$1,850	$1.22	49d	1	0.46mi
407 Ocala St SW Palm Bay, FL	4.0	2.0	1810	$1,749	$0.97	0d	1	0.51mi
293 Lafleur St SW Palm Bay, FL	4.0	2.0	2134	$2,400	$1.12	10d	1	0.52mi
2650 De Groodt Rd SW Palm Bay, FL	4.0	2.0	1874	$2,350	$1.25	155d	1	0.55mi
458 Fitzsimmons St SW Palm Bay, FL	3.0	2.0	1814	$1,875	$1.03	10d	1	0.55mi
458 Fitzsimmons St SW Palm Bay, FL	3.0	2.0	1814	$1,875	$1.03	0d	1	0.55mi
392 Ocarina St SW Palm Bay, FL	4.0	2.0	1830	$2,350	$1.28	10d	1	0.59mi
2437 Hagoplan Ave SW Palm Bay, FL	3.0	2.0	1840	$2,150	$1.17	164d	1	0.59mi
593 Haleybury St SW Palm Bay, FL	4.0	2.0	1824	$2,200	$1.21	2d	1	0.64mi
593 Haleybury St SW Palm Bay, FL	4.0	2.0	1824	$2,200	$1.21	48d	1	0.64mi
2388 Hagoplan Ave SW Palm Bay, FL	3.0	2.0	1260	$1,795	$1.42	10d	1	0.67mi
482 Fredericksburg St SW Palm Bay, FL	4.0	2.0	1796	$2,395	$1.33	6d	1	0.71mi
448 Saint Andre Blvd SW Palm Bay, FL	4.0	2.0	2088	$4,000	$1.92	164d	1	0.72mi
2328 Bimini Ave SW Palm Bay, FL	4.0	2.0	1876	$2,100	$1.12	10d	1	0.80mi
2328 Bimini Ave SW Palm Bay, FL	4.0	2.0	1876	$2,100	$1.12	11d	1	0.80mi
2328 Bimini Ave SW Palm Bay, FL	4.0	2.0	1876	$2,100	$1.12	41d	1	0.80mi
3195 Fitzpatrick Ave Unit 3195 Palm Bay, FL	4.0	2.0	1800	$2,399	$1.33	0d	1	0.91mi
160 Dailey St SE Palm Bay, FL	4.0	2.0	1795	$2,275	$1.27	164d	1	0.93mi
160 Dailey St SE Palm Bay, FL	4.0	2.0	1795	$2,275	$1.27	1d	1	0.93mi
583 Halifax St SW Palm Bay, FL	4.0	2.0	1833	$2,075	$1.13	154d	1	1.02mi
2750 Felix Rd SE Palm Bay, FL	3.0	2.0	1395	$1,660	$1.19	0d	1	1.02mi
3258 Lakeland Ave SW Palm Bay, FL	4.0	2.0	1828	$2,300	$1.26	38d	1	1.02mi
3258 Lakeland Ave SW Palm Bay, FL	4.0	2.0	1828	$2,300	$1.26	10d	1	1.02mi
3270 Framingham Ave SW Palm Bay, FL	4.0	2.0	1856	$2,400	$1.29	164d	1	1.09mi
142 Ferguson St SW Palm Bay, FL	4.0	3.0	1850	$1,781	$0.96	7d	1	1.13mi
2743 Fling Ave SE Palm Bay, FL	4.0	2.0	1833	$1,995	$1.09	10d	1	1.18mi
3351 Lakeland Ave SW Palm Bay, FL	4.0	3.0	1995	$2,750	$1.38	10d	1	1.20mi
2981 Gaffney Ave SE Unit Mh Palm Bay, FL	3.0	2.0	1800	$2,200	$1.22	36d	1	1.21mi
117 Fayetteville St SW Palm Bay, FL	3.0	2.0	1808	$1,845	$1.02	107d	1	1.23mi
133 Finkle St SW Palm Bay, FL	4.0	2.0	1919	$2,000	$1.04	10d	1	1.25mi
216 Titan Rd SE Palm Bay, FL	4.0	2.0	1750	$1,971	$1.13	45d	1	1.29mi
328 Hammonton St SW Palm Bay, FL	3.0	2.0	1942	$2,500	$1.29	164d	1	1.31mi

Property features AI

Exterior

• Parking: 2 parking spaces2-car garage
• Home design: Spec inventory, Marigold plan

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Living area approximately 1876

Listing history 50 events

1. 2026-08-22
   days on market $315,900 Active 121 DOM
2. 2026-08-21
   days on market $315,900 Active 120 DOM
3. 2026-08-20
   days on market $315,900 Active 119 DOM
4. 2026-08-19
   days on market $315,900 Active 118 DOM
5. 2026-08-18
   days on market $315,900 Active 117 DOM
6. 2026-08-17
   days on market $315,900 Active 116 DOM
7. 2026-08-16
   days on market $315,900 Active 115 DOM
8. 2026-08-15
   days on market $315,900 Active 114 DOM
9. 2026-08-15
   days on market $315,900 Active 113 DOM
10. 2026-08-13
    days on market $315,900 Active 112 DOM
11. 2026-08-12
    days on market $315,900 Active 111 DOM
12. 2026-08-11
    days on market $315,900 Active 110 DOM
13. 2026-08-10
    days on market $315,900 Active 109 DOM
14. 2026-08-09
    days on market $315,900 Active 108 DOM
15. 2026-08-08
    days on market $315,900 Active 107 DOM
16. 2026-08-07
    days on market $315,900 Active 106 DOM
17. 2026-08-06
    days on market $315,900 Active 105 DOM
18. 2026-08-05
    days on market $315,900 Active 104 DOM
19. 2026-08-03
    days on market $315,900 Active 102 DOM
20. 2026-07-31
    days on market $315,900 Active 99 DOM
21. 2026-07-29
    days on market $315,900 Active 97 DOM
22. 2026-07-25
    days on market $315,900 Active 93 DOM
23. 2026-07-23
    days on market $315,900 Active 91 DOM
24. 2026-07-22
    days on market $315,900 Active 90 DOM
25. 2026-07-21
    days on market $315,900 Active 89 DOM
26. 2026-07-18
    days on market $315,900 Active 86 DOM
27. 2026-07-16
    days on market $315,900 Active 83 DOM
28. 2026-07-14
    days on market $315,900 Active 82 DOM
29. 2026-07-12
    days on market $315,900 Active 80 DOM
30. 2026-07-11
    days on market $315,900 Active 79 DOM
31. 2026-07-10
    days on market $315,900 Active 78 DOM
32. 2026-07-09
    days on market $315,900 Active 77 DOM
33. 2026-07-07
    days on market $315,900 Active 75 DOM
34. 2026-07-05
    days on market $315,900 Active 73 DOM
35. 2026-07-04
    days on market $315,900 Active 72 DOM
36. 2026-07-03
    price $315,900 Active 71 DOM
37. 2026-07-03
    days on market $319,900 Active 71 DOM
38. 2026-07-02
    days on market $319,900 Active 70 DOM
39. 2026-07-01
    days on market $319,900 Active 69 DOM
40. 2026-06-30
    days on market $319,900 Active 68 DOM
41. 2026-06-29
    days on market $319,900 Active 67 DOM
42. 2026-06-28
    days on market $319,900 Active 66 DOM
43. 2026-06-28
    days on market $319,900 Active 65 DOM
44. 2026-06-27
    days on market $319,900 Active 64 DOM
45. 2026-06-25
    days on market $319,900 Active 62 DOM
46. 2026-06-22
    days on market $319,900 Active 59 DOM
47. 2026-06-18
    days on market $319,900 Active 56 DOM
48. 2026-06-17
    days on market $319,900 Active 55 DOM
49. 2026-06-16
    days on market $319,900 Active 54 DOM
50. 2026-06-15
    days on market $319,900 Active 53 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 17 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: $27,367
• − Mortgage interest: −$17,695
• − Property taxes: −$4,738
• − Insurance: −$1,580
• − Repairs & maintenance: −$2,189
• − Management: −$2,189
• − Depreciation: −$9,190
• Taxable loss: −$10,215
• Est. tax savings @ 24.0%: +$2,452
• After-tax cash flow: $-2,126/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $9,380–$28,140 screening

This home is in good condition with a good exterior and interior. It has a good curb appeal and is ready for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Enhanced landscaping can attract more buyers and renters ↑
• Resale Interior updates (paint, minor repairs) — Fresh paint and minor repairs can make the interior more appealing to potential buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Westside Elementary School C FL #892/2,144 Nat'l #9,801/41,679 Middle Southwest Middle School F FL #373/571 Nat'l #6,151/14,009 High Bayside High School F FL #400/667 Nat'l #10,191/17,239

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): 41,804
• Household income: $79,977
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 8% 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 0.70)
• Race & ethnicity: White 46% Black 21% Hispanic / Latino 20% Two or more races 16% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Cuban 5%
• Languages at home: 84% English-only · Spanish 9% French/Haitian/Cajun 4% Chinese 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: ▲ 18.81%
• Current HPI: 330.8595
• Rent YoY: ▲ 3.67%
• 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

Exterior

• Parking: 2 parking spaces2-car garage
• Home design: Spec inventory, Marigold plan

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Living area approximately 1876