2760 Tolman Ave SE · Palm Bay, FL 32909

$319,900

4 bd · 2.0 ba · 1,876 sqft · Land · 52 Days on market

Built 2026 10,019 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0

Listing remarks MLS

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. This home includes four bedrooms, highlighted by a private owner's suite at the back of the house, complete with a generous walk-in closet and a luxurious bathroom retreat. Bedrooms two and three share a full bathroom, and the third bedroom at the front offers its own sizable walk-in closet. With 1,876 finished square feet, The Marigold offers plenty of space to accommodate growing families comfortably. The laundry room is thoughtfully tucked behind the kitchen with convenient access to the garage, doubling as a practical mudroom. The Marigold also includes a 2-car garage designed to fit two vehicles-or one vehicle plus a workbench or storage area to suit your needs. Make your new home truly yours by selecting from customizable color packages tailored to your style. Schedule a tour today with one of our

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2026

Property features AI

Exterior

• Parking: Attached garage (2 spaces)
• Security: Smoke detectors
• Utilities: Aerobic septic system; Cable available
• Home design: Single family residence; One-story home; Northeast-facing; New construction
• Construction: Block and stucco construction; Shingle roof
• Exterior features: Patio; Storm shutters; Drainage canal on the lot

Interior

• Kitchen: Island; Eat-in kitchen layout; Pantry; Dishwasher; Electric cooktop; Electric range; Microwave
• Bedrooms: 4 bedrooms (all on the first floor); Primary: first-floor suite with walk-in closet, dual sinks and walk-in shower; Bedroom 2: first floor with built-in closet; Bedroom 3: first floor with walk-in closet; Bedroom 4: first floor with built-in closet
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floorplan great room; Entrance foyer; Kitchen island; Pantry; Smart home features including smart thermostat; Primary bathroom with walk-in shower; Walk-in closets
• Laundry & utility: Walk-through laundry room leading to the 2-car garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $320k.

Deal economics

• At list price, monthly cash flow is $-457 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (28.0% below list).
• Recommended offer: $230k (28.0% 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: 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 rising (+3.7%/yr); 1111 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 35% 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $37k; list at $320k implies a 774% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $230,382 (28.0% 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 52 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 4.83%
• Cash-on-cash: -5.23%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.1%
• Equity multiple: 2.64×
• Total profit: $146,746
• Equity at exit: $288,191

10-year hold

• IRR: 18.5%
• Equity multiple: 6.12×
• Total profit: $458,452
• Equity at exit: $621,495

Cash invested: $89,572 (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 32909

• Home prices YoY: 6.0%
• Rents YoY: 3.7%
• Active inventory: 1111
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,304 high
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,798/yr
• Insurance: −$133
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-457

Break-even live

Break-even rent $2,883

Max offer price $253,743

Occupancy floor —

Sensitivity live

Price	-10% $-236	-5% $-347	+0% $-457	+5% $-568	+10% $-678
Rent	-10% $-639	-5% $-548	+0% $-457	+5% $-366	+10% $-275
Rate	-1.0pp $-296	-0.5pp $-376	base $-457	+0.5pp $-540	+1.0pp $-624

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2691 Tepee Ave SE Palm Bay, FL	4.0	2.0	1833	$2,040	$1.11	22d	1	0.34mi
543 Reading St SE Palm Bay, FL	4.0	2.0	1833	$2,010	$1.10	22d	1	0.38mi
555 Gagnon St SE Palm Bay, FL	4.0	3.0	2373	$2,400	$1.01	24d	1	0.42mi
830 Painesville St SE Palm Bay, FL	3.0	2.0	2029	$2,220	$1.09	15d	1	0.56mi
486 Dadeville St SE Palm Bay, FL	4.0	2.0	1833	$1,995	$1.09	15d	1	0.57mi
1224 Dillard Dr SE Palm Bay, FL	3.0	2.0	1770	$2,336	$1.32	15d	1	0.58mi
590 Trymore Dr SE Palm Bay, FL	4.0	2.0	1873	$2,250	$1.20	15d	1	0.62mi
820 Tedder Rd SE Palm Bay, FL	3.0	2.0	1808	$2,000	$1.11	24d	1	0.67mi
2749 Freehold Ave SE Palm Bay, FL	3.0	2.0	1386	$1,800	$1.30	24d	1	0.72mi
2785 Gabboys Ave SE Palm Bay, FL	3.0	2.0	1475	$1,849	$1.25	24d	1	0.76mi
1198 Venus St SE Palm Bay, FL	3.0	2.0	1535	$1,961	$1.28	22d	1	0.77mi
496 Vanguard St SE Palm Bay, FL	3.0	2.0	1666	$2,150	$1.29	24d	1	0.81mi
1213 Waterford St SE Palm Bay, FL	4.0	2.0	1695	$2,000	$1.18	24d	1	1.02mi
2877 Palisades Dr SE Palm Bay, FL	3.0	2.0	1974	$2,150	$1.09	20d	1	1.04mi
1165 Rabbit St SE Palm Bay, FL	3.0	2.0	1994	$1,895	$0.95	20d	1	1.05mi
3247 Halblum Ave SE Palm Bay, FL	4.0	3.0	1820	$2,516	$1.38	14d	1	1.08mi
291 Foley St SE Palm Bay, FL	4.0	2.0	1833	$2,025	$1.10	14d	1	1.12mi
978 Remington Green Dr SE Palm Bay, FL	4.0	2.0	1830	$2,200	$1.20	24d	1	1.17mi
286 Silver Frost St SE Palm Bay, FL	4.0	2.0	1833	$1,925	$1.05	15d	1	1.19mi
160 Dailey St SE Palm Bay, FL	4.0	2.0	1795	$2,275	$1.27	24d	1	1.20mi
3004 Suntan Ct SE Palm Bay, FL	4.0	2.0	2388	$2,900	$1.21	24d	1	1.21mi
2250 Chinaberry Cir SE Palm Bay, FL	3.0	2.0	1669	$1,995	$1.20	24d	1	1.23mi
238 Silver Frost St SE Palm Bay, FL	3.0	2.0	1475	$1,849	$1.25	24d	1	1.24mi
1063 Grantham Ln SE Palm Bay, FL	3.0	2.0	1515	$2,000	$1.32	24d	1	1.34mi
1046 Grantham Ln SE Palm Bay, FL	4.0	2.5	2405	$3,100	$1.29	24d	1	1.35mi
402 Breckenridge Cir SE Palm Bay, FL	3.0	2.0	1960	$2,200	$1.12	24d	1	1.36mi
1406 Martinez St SE Palm Bay, FL	4.0	2.0	2083	$2,100	$1.01	24d	1	1.43mi
1416 Martinez St SE Palm Bay, FL	3.0	2.0	1747	$2,000	$1.14	15d	1	1.44mi
1454 Graves St SE Palm Bay, FL	3.0	2.0	1621	$2,100	$1.30	15d	1	1.46mi

Listing history 31 events

1. 2026-06-18
   days on market $319,900 Active 52 DOM
2. 2026-06-17
   days on market $319,900 Active 51 DOM
3. 2026-06-16
   days on market $319,900 Active 50 DOM
4. 2026-06-15
   days on market $319,900 Active 49 DOM
5. 2026-06-14
   days on market $319,900 Active 47 DOM
6. 2026-06-10
   days on market $319,900 Active 44 DOM
7. 2026-06-08
   days on market $319,900 Active 42 DOM
8. 2026-06-07
   days on market $319,900 Active 41 DOM
9. 2026-06-05
   days on market $319,900 Active 38 DOM
10. 2026-06-03
    days on market $319,900 Active 37 DOM
11. 2026-06-02
    days on market $319,900 Active 36 DOM
12. 2026-06-01
    days on market $319,900 Active 35 DOM
13. 2026-05-31
    days on market $319,900 Active 34 DOM
14. 2026-05-31
    days on market $319,900 Active 33 DOM
15. 2026-04-27
    listed $319,900 Active
16. 2026-04-16
    listed $319,900 Active 1489-char remark

    Show marketing remark (1489 chars)

    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. This home includes four bedrooms, highlighted by a private owner's suite at the back of the house, complete with a generous walk-in closet and a luxurious bathroom retreat. Bedrooms two and three share a full bathroom, and the third bedroom at the front offers its own sizable walk-in closet. With 1,876 finished square feet, The Marigold offers plenty of space to accommodate growing families comfortably. The laundry room is thoughtfully tucked behind the kitchen with convenient access to the garage, doubling as a practical mudroom. The Marigold also includes a 2-car garage designed to fit two vehicles-or one vehicle plus a workbench or storage area to suit your needs. Make your new home truly yours by selecting from customizable color packages tailored to your style. Schedule a tour today with one of our

17. 2026-04-16
    soldstatus $36,600

    Show marketing remark (1489 chars)

    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. This home includes four bedrooms, highlighted by a private owner's suite at the back of the house, complete with a generous walk-in closet and a luxurious bathroom retreat. Bedrooms two and three share a full bathroom, and the third bedroom at the front offers its own sizable walk-in closet. With 1,876 finished square feet, The Marigold offers plenty of space to accommodate growing families comfortably. The laundry room is thoughtfully tucked behind the kitchen with convenient access to the garage, doubling as a practical mudroom. The Marigold also includes a 2-car garage designed to fit two vehicles-or one vehicle plus a workbench or storage area to suit your needs. Make your new home truly yours by selecting from customizable color packages tailored to your style. Schedule a tour today with one of our

18. 2025-04-25
    historical 924-char remark

    Show marketing remark (924 chars)

    COMING SOON, NEW CONSTRUCTION * * Photos are from a spec house that is completed * * Step into the spacious open living room with vaulted ceilings and split bedroom floor plan with a bonus room to be used as a den, dining room, guest bedroom. The custom trim and high-end finishes will impress any buyer. You will not find this level of quality at this price. Beautiful counter tops, upgraded bathrooms, upgraded base board and trim, custom lighting, upgraded LG stainless steel appliances, spacious laundry room, two car garage with off street parking. Bring your first time home buyer or this home would make a beautiful rental for any investor. Rock solid concrete block construction making this home stand out for a hassle free rental. New construction will get your client a better insurance rate. 10 year structural and 2 year systems warranty available. Fantastic location near schools, shopping and restaurants.

19. 2024-11-13
    listed $375,000 Active 924-char remark

    Show marketing remark (924 chars)

    COMING SOON, NEW CONSTRUCTION * * Photos are from a spec house that is completed * * Step into the spacious open living room with vaulted ceilings and split bedroom floor plan with a bonus room to be used as a den, dining room, guest bedroom. The custom trim and high-end finishes will impress any buyer. You will not find this level of quality at this price. Beautiful counter tops, upgraded bathrooms, upgraded base board and trim, custom lighting, upgraded LG stainless steel appliances, spacious laundry room, two car garage with off street parking. Bring your first time home buyer or this home would make a beautiful rental for any investor. Rock solid concrete block construction making this home stand out for a hassle free rental. New construction will get your client a better insurance rate. 10 year structural and 2 year systems warranty available. Fantastic location near schools, shopping and restaurants.

20. 2021-06-22
    soldstatus $23,800
21. 2021-06-11
    soldstatus $23,800 Closed
22. 2021-05-11
    historical Contingent
23. 2021-04-03
    price $23,800
24. 2021-02-05
    listed $19,800 Active
25. 2021-02-02
    soldstatus $8,900
26. 2021-02-01
    soldstatus $7,900 Closed
27. 2019-07-03
    historical
28. 2019-06-17
    listed $7,900
29. 1999-10-05
    soldstatus $1,333,300
30. 1996-12-31
    soldstatus $1,000,800
31. 1989-10-01
    soldstatus $5,000

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $27,646
• − Mortgage interest: −$17,919
• − Property taxes: −$4,798
• − Insurance: −$2,397
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − Depreciation: −$9,306
• Taxable loss: −$11,199
• Est. tax savings @ 24.0%: +$2,688
• After-tax cash flow: $-2,799/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): 41,804
• Household income: $79,977
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 697.0

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 0.70)
• 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%
• Common ancestry: Hispanic 3% Slovak 2% Lithuanian 2%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 9% French/Haitian/Cajun 4% Chinese 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: ▲ 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

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

+6298.0% since first listed

17 events — show timeline

• 2026-04-27 Listed $319,900 SCMLS
• 2026-04-16 Listed $319,900 Zillow
• 2026-04-16 Sold (Public Records) $36,600 Public Records
• 2025-04-25 Listing Removed — SCMLS
• 2024-11-13 Listed $375,000 SCMLS
• 2021-06-22 Sold (Public Records) $23,800 Public Records
• 2021-06-11 Sold (MLS) $23,800 SCMLS
• 2021-05-11 Contingent — SCMLS
• 2021-04-03 Price Changed $23,800 SCMLS
• 2021-02-05 Listed $19,800 SCMLS
• 2021-02-02 Sold (Public Records) $8,900 Public Records
• 2021-02-01 Sold (MLS) $7,900 SCMLS
• 2019-07-03 Listing Removed — SCMLS
• 2019-06-17 Listed $7,900 SCMLS
• 1999-10-05 Sold (Public Records) $1,333,300 Public Records
• 1996-12-31 Sold (Public Records) $1,000,800 Public Records
• 1989-10-01 Sold (Public Records) $5,000 Public Records

Property tax history

+17.6%/yr

Latest (2025): $565 · +8.8% YoY. Source: county tax records.