2086 Lionel Dr · Viera East, FL 32940

$289,000

3 bd · 2.0 ba · 1,658 sqft · SingleFamily public records · 3 Days on market

Built 1991 0.58 ac lot $47/mo HOA · 2% 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 +15.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• DSCR +4.7/10.0
• Schools +4.7/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0

Listing remarks

Whether you're an investor or a buyer with vision, this is an opportunity you won't want to miss. Located in desirable Six Mile Creek, this 3 bedroom, 2 bathroom lakefront home is priced for condition and ready for a full renovation. CASH ONLY sale. The property features a screened patio overlooking the water, offering incredible lake views and a peaceful backdrop with mature shade trees. Inside, the layout includes an indoor laundry room and a functional footprint ready to be reimagined, including the potential to design a dream kitchen with water views. This is a rare chance to get into East Viera at this price point and truly make it your own. Conveniently located near The Avenues Viera,

Key facts

• Screened patio
• Near golf courses
• Indoor laundry room

Tags

• LAKEFRONT HOME
• SCREENED PATIO
• INCREDIBLE LAKE VIEWS
• INDOOR LAUNDRY ROOM
• NEAR BREVARD ZOO
• NEAR GOLF COURSES

Property features AI

Finance

• HOA & community: Part of Six Mile Creek association; Association amenities include jogging path, maintained grounds and a playground; Association fees listed annually

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public sewer; Water available; Electricity available; Natural gas available; Cable available
• Home design: Single-family residence; One story; Entry level: 1; East-facing
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Patio; Screened patio; Many trees; Asphalt road access; Lakefront and pond on the property (waterfront)

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Breakfast bar; Eat-in kitchen; Pantry
• Bedrooms: 3 bedrooms (one-story entry level)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central electric air conditioning
• Interior features: Breakfast bar; Eat-in kitchen; Pantry; Primary bathroom with tub and separate shower; Split bedroom floorplan; Vaulted ceilings; Wood-burning fireplace
• Laundry & utility: In-unit laundry; Washer hookup; Gas dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (5.6% below list).
• Recommended offer: $273k (5.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#141 in FL, #1,964 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: commute D+, amenities F.
• 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: Quest Elementary School (math 83% / reading 80%, grade A+, #90 of 2,144 statewide, top 4%, 691 students, 20% FRL); John F. Kennedy Middle School (math 67% / reading 59%, grade B+, #111 of 571 statewide, top 20%, 673 students, 41% FRL); Viera High School (math 58% / reading 71%, grade B-, #78 of 667 statewide, top 13%, 2,289 students, 15% FRL) — zoned schools average 25% FRL vs 43% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 70% at this address vs 55% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Brevard average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.0%/yr); 583 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.4% local appreciation)).
• Brevard County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $93k; list at $289k implies a 211% 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 $272,889 (5.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 0.94% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.4% appreciation · 1.96% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $1,060
• Equity at exit: $89,790

10-year hold

• IRR: 4.8%
• Equity multiple: 1.53×
• Total profit: $42,813
• Equity at exit: $112,738

Cash invested: $80,920 (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 32940

• Home prices YoY: 0.1%
• Rents YoY: 2.0%
• Active inventory: 583
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,729 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$367 /mo · $4,403/yr
• Insurance: −$120
• HOA: −$47
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $106

Break-even live

Break-even rent $2,595

Max offer price $289,000

Occupancy floor 91%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1914 Jacques Dr Melbourne, FL	3.0	2.0	1575	$3,400	$2.16	23d	1	0.14mi
1622 Laramie Cir Melbourne, FL	3.0	2.0	1390	$2,600	$1.87	14d	1	0.40mi
2185 Judge Fran Jamieson Way Melbourne, FL	1.0–3.0	1.0–2.0	1192	$2,365	$1.98	13d	17	0.49mi
1092 Egret Lake Way Melbourne, FL	4.0	3.0	2218	$2,750	$1.24	23d	1	0.51mi
6411 Borasco Dr Melbourne, FL	2.0–3.0	2.0	1258	$2,195	$1.74	23d	1	0.58mi
5693 Star Rush Dr #207 Melbourne, FL	2.0	2.0	1139	$1,695	$1.49	23d	1	0.61mi
1747 Sophias Dr #202 Melbourne, FL	3.0	2.0	1278	$2,200	$1.72	14d	1	0.62mi
1747 Sophias Dr Melbourne, FL	2.0–3.0	2.0	1149	$2,200	$1.91	23d	2	0.62mi
6431 Borasco Dr Melbourne, FL	1.0–2.0	1.0–2.0	869	$1,950	$2.24	19d	2	0.64mi
2301 Willet Pl Melbourne, FL	1.0–3.0	1.0–2.0	1109	$3,420	$3.08	13d	27	0.67mi
2061 Tiburon Ln Melbourne, FL	3.0	2.0	1506	$2,350	$1.56	23d	1	0.71mi
2560 Judge Fran Jamieson Way Melbourne, FL	1.0–3.0	1.0–2.0	1091	$2,660	$2.44	13d	14	0.77mi
2992 Rodina Dr Melbourne, FL	1.0–2.0	1.0–2.0	963	$2,585	$2.68	14d	8	1.00mi
6705 Shadow Creek Trl Melbourne, FL	1.0–3.0	1.0–2.0	1123	$2,795	$2.49	13d	25	1.02mi
1703 Mission Bay Cir Rockledge, FL	1.0–3.0	1.0–2.0	927	$1,466	$1.58	13d	12	1.10mi
1851 Long Iron Dr #901 Rockledge, FL	2.0	2.0	1118	$1,700	$1.52	23d	1	1.19mi
2439 Casona Ln Melbourne, FL	1.0–2.0	1.0–2.0	964	$2,251	$2.34	13d	14	1.21mi
915 Starling Way Rockledge, FL	3.0	2.0	2202	$3,495	$1.59	19d	1	1.23mi
8880 Napolo Dr Melbourne, FL	4.0	3.5	2250	$3,600	$1.60	23d	1	1.45mi

HOA detail

• Monthly dues: $47 · $564/yr
• Likely covers: water

Listing history 4 events

1. 2026-05-05
   status Pending
2. 2026-05-01
   listed $289,000 Active
3. 1991-08-01
   soldstatus $93,000
4. 1991-04-01
   soldstatus $28,900

ⓘ 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: $4,403 · $367/mo
• Projected year-2 tax: $4,403 · $367/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $32,747
• − Mortgage interest: −$16,188
• − Property taxes: −$4,403
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,620
• − Management: −$2,620
• − HOA: −$564
• − Depreciation: −$8,407
• Taxable loss: −$3,501
• Est. tax savings @ 24.0%: +$840
• After-tax cash flow: $2,111/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 — Viera East

• Score: 79/100
• State rank: #141
• US rank: #1964

Category grades

Amenities F Commute D+ Cost of living B Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Viera East, FL
• County: Brevard County · 602,871 people
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 51,727
• Household income: $110,495
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 873.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 9% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% German/W. Germanic 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: ▲ 0.40%
• Current HPI: 298.1023
• Rent YoY: ▲ 1.96%
• 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

+900.0% since first listed

4 events — show timeline

• 2026-05-05 Pending — SCMLS
• 2026-05-01 Listed $289,000 SCMLS
• 1991-08-01 Sold (Public Records) $93,000 Public Records
• 1991-04-01 Sold (Public Records) $28,900 Public Records

Property tax history

+9.7%/yr

Latest (2025): $4,403 · +2.8% YoY. Source: county tax records.