1664 Sunny Brook Ln NE #103 · Palm Bay, FL 32905

$162,000

3 bd · 2.0 ba · 914 sqft · Condo · 79 Days on market

Built 1984 $405/mo HOA · 23% of rent

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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).

• Cash flow +9.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +2.2/10.0

Listing remarks MLS

Bottom Floor 3 Bedroom 2 Bath Condo - Great Location!!! Come and see this well maintained Condo. New Water Heater! A Screened back porch. Large community pool is steps away from the Unit. Centrally located! Shopping, Restaurants, Worship and Schools are all close by. Investors - last 3 bedroom 2 bath condo rented for $1,050. HOA is $268/Month and Includes water and basic cable.

Key facts

• $405 HOA
• Community pool
• Built 1984

Property features AI

Finance

• Other: Property is homesteaded; No CDD; Condominium — land not included
• Financial info: Total annual fees $4,860
• HOA & community: Monthly HOA fee of $405 (includes pool); Association managed by Diversified Property Management/Brad Jarvi; Clubhouse on site; Pets allowed (max ~15 lbs)

Exterior

• Parking: Parking available (directions note places unit across from community pool)
• Security: No specific security features listed
• Utilities: Private water source; Public sewer; Cable available; Electricity available
• Home design: Condominium; Single-story (one level); Unit faces East
• Construction: Block and concrete construction; Shingle roof; Block and concrete perimeter foundation; Built using concrete materials
• Exterior features: Balcony; In-ground private pool

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms (unit on first floor)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: No additional interior features listed
• Laundry & utility: Washer and Dryer inside unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $162k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (10.7% below list).
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $145k (10.7% 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: schools C-, employment 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.
• Market conditions: Rents soft (-0.5%/yr); 321 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $5k 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 79 days — a 6% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago 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 $89k; list at $162k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% 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 $144,673 (10.7% 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 79 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.10% ✓
• Cap rate: 5.41%
• Cash-on-cash: -3.17%
• DSCR: 0.86
• GRM: 7.6

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: -26.2%
• Equity multiple: 0.14×
• Total profit: $-38,813
• Equity at exit: $24,155

10-year hold

• IRR: -47.0%
• Equity multiple: -0.38×
• Total profit: $-62,638
• Equity at exit: $14,007

Cash invested: $45,360 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$850
• Tax est. 1.5%: −$202 /mo · $2,430/yr
• Insurance: −$68
• HOA: −$405
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-120

Break-even live

Break-even rent $1,930

Max offer price $144,673

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-64	+0% $-120	+5% $-176	+10% $-232
Rent	-10% $-260	-5% $-190	+0% $-120	+5% $-50	+10% $21
Rate	-1.0pp $-38	-0.5pp $-79	base $-120	+0.5pp $-162	+1.0pp $-204

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1656 Sunny Brook Ln NE Unit L102 Palm Bay, FL	3.0	2.0	914	$1,690	$1.85	21d	1	0.04mi
1608 Sunny Brook Ln Palm Bay, FL	1.0–3.0	1.0–2.0	1040	$1,600	$1.54	24d	6	0.07mi
1641 Sunny Brook Ln NE Palm Bay, FL	2.0	2.0	862	$1,500	$1.74	14d	3	0.14mi
1625 Sunny Brook Ln NE Unit G103 Palm Bay, FL	3.0	2.0	914	$1,700	$1.86	24d	1	0.14mi
1649 Sunny Brook Ln NE Palm Bay, FL	1.0–2.0	1.0–2.0	760	$1,950	$2.57	14d	2	0.14mi
1601 Sunny Brook Ln NE Unit D101 Palm Bay, FL	2.0	2.0	846	$1,550	$1.83	24d	1	0.14mi
1625 Par St NE Unit 1104 Palm Bay, FL	2.0	2.0	1025	$2,100	$2.05	24d	1	0.16mi
1625 Par St NE Unit 1107 Palm Bay, FL	2.0	2.0	1025	$1,875	$1.83	24d	1	0.16mi
1605 Par St NE Unit 3102 Palm Bay, FL	2.0	2.0	1025	$2,100	$2.05	24d	1	0.19mi
1635 Par St NE Unit 2103 Palm Bay, FL	2.0	2.0	1025	$2,100	$2.05	24d	1	0.21mi
1687 Avery Rd NE Palm Bay, FL	2.0	2.0	876	$1,800	$2.05	24d	1	0.21mi
2100 Forest Knoll Dr NE #202 Palm Bay, FL	2.0	2.0	1069	$1,600	$1.50	14d	1	0.21mi
2130 Forest Knoll Dr NE #202 Palm Bay, FL	2.0	2.0	1069	$1,450	$1.36	24d	1	0.24mi
1123 Tree Ridge Ln NE Palm Bay, FL	2.0	1.0	870	$1,350	$1.55	24d	1	0.27mi
2160 Forest Knoll Dr NE Unit 60-102 Palm Bay, FL	2.0	2.0	1069	$1,350	$1.26	24d	1	0.27mi
2190 Forest Knoll Dr NE Unit 90-202 Palm Bay, FL	2.0	2.0	1069	$1,400	$1.31	24d	1	0.29mi
1701 Forest Knoll Dr NE Palm Bay, FL	2.0–3.0	2.0	1200	$2,050	$1.71	14d	5	0.33mi
1000 Palm Place Dr NE Palm Bay, FL	1.0–2.0	1.0–2.0	884	$2,185	$2.47	21d	8	0.54mi
1311 Cindy Cir NE Palm Bay, FL	2.0	2.0	865	$1,700	$1.97	24d	1	0.86mi
1501 Harvard Cir Melbourne, FL	1.0–3.0	1.0–2.0	1075	$2,000	$1.86	24d	3	1.09mi
3016 Pinewood Dr NE Palm Bay, FL	1.0–2.0	1.0	800	$1,103	$1.38	24d	1	1.17mi
1245 Palm Bay Rd Palm Bay, FL	1.0–2.0	1.0–2.0	807	$1,425	$1.76	24d	6	1.20mi
1440 Sheafe Ave NE Palm Bay, FL	2.0	2.0	793	$1,500	$1.89	21d	1	1.22mi
1440 Sheafe Ave NE #112 Palm Bay, FL	2.0	2.0	793	$1,500	$1.89	24d	1	1.23mi
4881 Dairy Rd Melbourne, FL	1.0–2.0	1.0–2.0	954	$2,491	$2.61	14d	12	1.24mi
4001 Pinewood Dr NE Palm Bay, FL	2.0	2.0	1036	$1,269	$1.22	24d	5	1.24mi
1030 Luminary Cir Unit 106 Melbourne, FL	2.0	2.0	1008	$1,800	$1.79	21d	1	1.29mi
1880 Mogra Cir NE Palm Bay, FL	2.0–3.0	2.0	1090	$1,899	$1.74	14d	6	1.32mi
1070 Luminary Cir #104 Melbourne, FL	2.0	2.0	1008	$1,850	$1.84	24d	1	1.32mi
1630 Bottlebrush Dr Palm Bay, FL	2.0	1.0	600	$1,495	$2.49	24d	1	1.32mi
331 Holiday Park Blvd NE Palm Bay, FL	2.0	2.0	920	$1,350	$1.47	24d	1	1.35mi
993 Sonesta Ave NE Unit A-103 Palm Bay, FL	2.0	2.0	825	$1,350	$1.64	24d	1	1.38mi
790 Luminary Cir #104 Melbourne, FL	2.0	2.0	1008	$1,850	$1.84	24d	1	1.41mi
100 Larch Cir NE Palm Bay, FL	1.0–2.0	1.0–2.0	1013	$1,775	$1.75	14d	16	1.45mi
4315 S Babcock St Melbourne, FL	1.0–3.0	1.0–2.0	996	$2,026	$2.03	14d	15	1.45mi
915 Sonesta Ave NE Palm Bay, FL	2.0	2.0	825	$1,425	$1.73	21d	2	1.45mi
1700 Woodlake Dr NE Palm Bay, FL	1.0–2.0	1.0–2.0	875	$1,500	$1.71	24d	12	1.46mi

HOA detail condo

• Monthly dues: $405 · $4,860/yr
• Likely covers: watercablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $162,000 Active 79 DOM
2. 2026-06-17
   days on market $162,000 Active 78 DOM
3. 2026-06-16
   days on market $162,000 Active 77 DOM
4. 2026-06-15
   days on market $162,000 Active 76 DOM
5. 2026-06-14
   days on market $162,000 Active 74 DOM
6. 2026-06-10
   days on market $162,000 Active 71 DOM
7. 2026-06-08
   days on market $162,000 Active 69 DOM
8. 2026-06-07
   days on market $162,000 Active 68 DOM
9. 2026-06-05
   pricedays on market $162,000 Active 65 DOM
10. 2026-06-03
    days on market $168,000 Active 64 DOM
11. 2026-06-02
    days on market $168,000 Active 63 DOM
12. 2026-06-01
    days on market $168,000 Active 62 DOM
13. 2026-05-31
    days on market $168,000 Active 61 DOM
14. 2026-05-31
    days on market $168,000 Active 60 DOM
15. 2026-04-14
    price $168,000
16. 2026-03-29
    listed $170,000 Active
17. 2018-07-18
    soldstatus $89,000 382-char remark

    Show marketing remark (382 chars)

    Bottom Floor 3 Bedroom 2 Bath Condo - Great Location!!! Come and see this well maintained Condo. New Water Heater! A Screened back porch. Large community pool is steps away from the Unit. Centrally located! Shopping, Restaurants, Worship and Schools are all close by. Investors - last 3 bedroom 2 bath condo rented for $1,050. HOA is $268/Month and Includes water and basic cable.

18. 2018-06-22
    listed $94,900 382-char remark

    Show marketing remark (382 chars)

    Bottom Floor 3 Bedroom 2 Bath Condo - Great Location!!! Come and see this well maintained Condo. New Water Heater! A Screened back porch. Large community pool is steps away from the Unit. Centrally located! Shopping, Restaurants, Worship and Schools are all close by. Investors - last 3 bedroom 2 bath condo rented for $1,050. HOA is $268/Month and Includes water and basic cable.

ⓘ 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 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: $21,339
• − Mortgage interest: −$9,075
• − Property taxes: −$2,430
• − Insurance: −$810
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − HOA: −$4,860
• − Depreciation: −$4,713
• Taxable loss: −$3,963
• Est. tax savings @ 24.0%: +$951
• After-tax cash flow: $-486/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

+77.0% since first listed

4 events — show timeline

• 2026-04-14 Price Changed $168,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-29 Listed $170,000 Stellar MLS as Distributed by MLS Grid
• 2018-07-18 Sold (MLS) $89,000 SCMLS
• 2018-06-22 Listed $94,900 SCMLS