1161 Continental Ave · Viera East, FL 32940

$320,000

3 bd · 2.0 ba · 1,880 sqft · SingleFamily public records · 102 Days on market

Built 1989 10,019 sqft lot

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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 +15.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Schools +4.7/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in a military, country club community, this expanded Bangor with split plan, vaulted ceilings, and large Florida Room exudes charm. This home boasts great views through it's updated windows! Formal dining room, breakfast nook, indoor laundry room and an extra ''imagination/Florida room'' make this a very desirable home. Completely updated Owner's Suite with porcelain wood-look tile in the bedroom and updated bathroom with quartz countertops, new double-sink vanity, tile floors and glass-enclosed shower. This is a must-see gem. Home to over 600 Military Veterans, Indian River Colony Club is a Private 55+ Country Club community with an extensive maintenance program for each home, an 18-hole golf course, fine dining restaurant with an executive chef & the 19th Hole restaurant and bar bar

Key facts

• Breakfast nook
• Expanded bangor
• Formal dining room

Tags

• TOP-NOTCH AMENITIES
• EXPANDED BANGOR
• LARGE FLORIDA ROOM
• UPDATED WINDOWS
• FORMAL DINING ROOM
• BREAKFAST NOOK

Property features AI

Finance

• Other: Senior community
• HOA & community: Part of an association (Indian River Colony Club); Community amenities include clubhouse, fitness center, golf course, grounds maintenance, structure maintenance, RV/boat storage, shuffleboard, tennis courts, and additional amenities; Association fees listed as one-time; Association fee includes cable TV, internet, and grounds maintenance

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: Gated community with guard; Security gate
• Utilities: Public sewer; Cable available; Electricity connected; Sewer connected
• Home design: Single family residence; One-story; Faces west
• Construction: Frame and stucco construction; Shingle roof (and other); Built with foundation details not specified
• Exterior features: On golf course; Asphalt road

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast nook; Ceiling fan(s); Pantry; Primary bathroom with shower (no tub); Primary bedroom on main floor; Split bedroom layout; Vaulted ceiling(s); Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $107 ($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 $278k (13.2% below list).
• Recommended offer: $278k (13.2% 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); 593 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 30% of the median local income ($110k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k 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 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $265k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $277,910 (13.2% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.87% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 9.6

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: 0.1%
• Equity multiple: 1.01×
• Total profit: $647
• Equity at exit: $99,422

10-year hold

• IRR: 4.7%
• Equity multiple: 1.52×
• Total profit: $46,633
• Equity at exit: $124,831

Cash invested: $89,600 (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: 593
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,779 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$277 /mo · $3,326/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $107

Break-even live

Break-even rent $2,644

Max offer price $320,000

Occupancy floor 91%

Sensitivity live

Price	-10% $288	-5% $197	+0% $107	+5% $16	+10% $-74
Rent	-10% $-113	-5% $-3	+0% $107	+5% $217	+10% $326
Rate	-1.0pp $268	-0.5pp $188	base $107	+0.5pp $24	+1.0pp $-60

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1092 Egret Lake Way Melbourne, FL	4.0	3.0	2218	$2,750	$1.24	25d	1	0.54mi
1914 Jacques Dr Melbourne, FL	3.0	2.0	1575	$3,400	$2.16	25d	1	0.74mi
2185 Judge Fran Jamieson Way Melbourne, FL	1.0–3.0	1.0–2.0	1192	$2,365	$1.98	15d	17	0.82mi
6411 Borasco Dr Melbourne, FL	2.0–3.0	2.0	1258	$2,195	$1.74	25d	1	0.90mi
1622 Laramie Cir Melbourne, FL	3.0	2.0	1390	$2,600	$1.87	16d	1	0.97mi
1747 Sophias Dr #202 Melbourne, FL	3.0	2.0	1278	$2,200	$1.72	16d	1	1.06mi
1747 Sophias Dr Melbourne, FL	2.0–3.0	2.0	1149	$2,200	$1.91	25d	2	1.06mi
2560 Judge Fran Jamieson Way Melbourne, FL	1.0–3.0	1.0–2.0	1091	$2,660	$2.44	15d	14	1.18mi
6705 Shadow Creek Trl Melbourne, FL	1.0–3.0	1.0–2.0	1123	$2,795	$2.49	15d	25	1.19mi
2992 Rodina Dr Melbourne, FL	1.0–2.0	1.0–2.0	963	$2,585	$2.68	16d	8	1.20mi
2061 Tiburon Ln Melbourne, FL	3.0	2.0	1506	$2,350	$1.56	25d	1	1.24mi
2439 Casona Ln Melbourne, FL	1.0–2.0	1.0–2.0	964	$2,251	$2.34	15d	14	1.25mi
2301 Willet Pl Melbourne, FL	1.0–3.0	1.0–2.0	1109	$3,420	$3.08	15d	27	1.27mi
300 Tuscany Way Melbourne, FL	1.0–3.0	1.0–2.0	1097	$2,269	$2.07	25d	12	1.34mi
915 Starling Way Rockledge, FL	3.0	2.0	2202	$3,495	$1.59	20d	1	1.35mi
2715 Vuldarno Ln Melbourne, FL	4.0	4.5	2511	$3,400	$1.35	16d	1	1.37mi
1385 Fuji Dr Melbourne, FL	3.0	2.0	1770	$3,000	$1.69	25d	1	1.44mi
8880 Napolo Dr Melbourne, FL	4.0	3.5	2250	$3,600	$1.60	25d	1	1.44mi

Listing history 29 events

1. 2026-06-22
   days on market $320,000 Active 102 DOM
2. 2026-06-18
   days on market $320,000 Active 99 DOM
3. 2026-06-17
   days on market $320,000 Active 98 DOM
4. 2026-06-16
   days on market $320,000 Active 97 DOM
5. 2026-06-15
   days on market $320,000 Active 96 DOM
6. 2026-06-14
   days on market $320,000 Active 94 DOM
7. 2026-06-10
   days on market $320,000 Active 91 DOM
8. 2026-06-08
   days on market $320,000 Active 89 DOM
9. 2026-06-07
   days on market $320,000 Active 88 DOM
10. 2026-06-05
    days on market $320,000 Active 85 DOM
11. 2026-06-03
    days on market $320,000 Active 84 DOM
12. 2026-06-02
    days on market $320,000 Active 83 DOM
13. 2026-06-01
    days on market $320,000 Active 82 DOM
14. 2026-05-31
    days on market $320,000 Active 81 DOM
15. 2026-05-31
    days on market $320,000 Active 80 DOM
16. 2026-03-10
    listed $320,000 Active
17. 2021-11-01
    soldstatus $265,000
18. 2021-10-29
    soldstatus $265,000 Closed 810-char remark

    Show marketing remark (810 chars)

    Located in a military, country club community, this expanded Bangor with split plan, vaulted ceilings, and large Florida Room exudes charm. This home boasts great views through it's updated windows! Formal dining room, breakfast nook, indoor laundry room and an extra ''imagination/Florida room'' make this a very desirable home. Completely updated Owner's Suite with porcelain wood-look tile in the bedroom and updated bathroom with quartz countertops, new double-sink vanity, tile floors and glass-enclosed shower. This is a must-see gem. Home to over 600 Military Veterans, Indian River Colony Club is a Private 55+ Country Club community with an extensive maintenance program for each home, an 18-hole golf course, fine dining restaurant with an executive chef & the 19th Hole restaurant and bar bar

19. 2021-10-26
    status Pending 810-char remark

    Show marketing remark (810 chars)

    Located in a military, country club community, this expanded Bangor with split plan, vaulted ceilings, and large Florida Room exudes charm. This home boasts great views through it's updated windows! Formal dining room, breakfast nook, indoor laundry room and an extra ''imagination/Florida room'' make this a very desirable home. Completely updated Owner's Suite with porcelain wood-look tile in the bedroom and updated bathroom with quartz countertops, new double-sink vanity, tile floors and glass-enclosed shower. This is a must-see gem. Home to over 600 Military Veterans, Indian River Colony Club is a Private 55+ Country Club community with an extensive maintenance program for each home, an 18-hole golf course, fine dining restaurant with an executive chef & the 19th Hole restaurant and bar bar

20. 2021-09-14
    historical Backups 810-char remark

    Show marketing remark (810 chars)

    Located in a military, country club community, this expanded Bangor with split plan, vaulted ceilings, and large Florida Room exudes charm. This home boasts great views through it's updated windows! Formal dining room, breakfast nook, indoor laundry room and an extra ''imagination/Florida room'' make this a very desirable home. Completely updated Owner's Suite with porcelain wood-look tile in the bedroom and updated bathroom with quartz countertops, new double-sink vanity, tile floors and glass-enclosed shower. This is a must-see gem. Home to over 600 Military Veterans, Indian River Colony Club is a Private 55+ Country Club community with an extensive maintenance program for each home, an 18-hole golf course, fine dining restaurant with an executive chef & the 19th Hole restaurant and bar bar

21. 2021-09-08
    listed $265,000 Active 810-char remark

    Show marketing remark (810 chars)

    Located in a military, country club community, this expanded Bangor with split plan, vaulted ceilings, and large Florida Room exudes charm. This home boasts great views through it's updated windows! Formal dining room, breakfast nook, indoor laundry room and an extra ''imagination/Florida room'' make this a very desirable home. Completely updated Owner's Suite with porcelain wood-look tile in the bedroom and updated bathroom with quartz countertops, new double-sink vanity, tile floors and glass-enclosed shower. This is a must-see gem. Home to over 600 Military Veterans, Indian River Colony Club is a Private 55+ Country Club community with an extensive maintenance program for each home, an 18-hole golf course, fine dining restaurant with an executive chef & the 19th Hole restaurant and bar bar

22. 2014-12-05
    soldstatus $108,000 334-char remark

    Show marketing remark (334 chars)

    Beautiful Bangor Model, Split plan, vaulted ceilings. 18-hole golf course, tennis courts, shuffleboard, bocce ball, fitness center, heated swimming pool, full dining facilities with executive chef. Pet-friendly, 24-hr. gated community that has you feeling you are always on vacation with incredible home maintenance program. Must see!

23. 2014-08-04
    listed $110,000 334-char remark

    Show marketing remark (334 chars)

    Beautiful Bangor Model, Split plan, vaulted ceilings. 18-hole golf course, tennis courts, shuffleboard, bocce ball, fitness center, heated swimming pool, full dining facilities with executive chef. Pet-friendly, 24-hr. gated community that has you feeling you are always on vacation with incredible home maintenance program. Must see!

24. 2004-04-15
    soldstatus $130,000
25. 1995-10-18
    soldstatus $118,900
26. 1995-03-30
    soldstatus $116,700
27. 1993-12-03
    soldstatus $116,700
28. 1990-09-01
    soldstatus $102,000
29. 1989-05-01
    soldstatus $96,100

ⓘ 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: $3,326 · $277/mo
• Projected year-2 tax: $3,326 · $277/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $33,349
• − Mortgage interest: −$17,925
• − Property taxes: −$3,326
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,668
• − Management: −$2,668
• − Depreciation: −$9,309
• Taxable loss: −$4,147
• Est. tax savings @ 24.0%: +$995
• After-tax cash flow: $2,278/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

+233.0% since first listed

14 events — show timeline

• 2026-03-10 Listed $320,000 SCMLS
• 2021-11-01 Sold (Public Records) $265,000 Public Records
• 2021-10-29 Sold (MLS) $265,000 SCMLS
• 2021-10-26 Pending — SCMLS
• 2021-09-14 Contingent — SCMLS
• 2021-09-08 Listed $265,000 SCMLS
• 2014-12-05 Sold (MLS) $108,000 SCMLS
• 2014-08-04 Listed $110,000 SCMLS
• 2004-04-15 Sold (Public Records) $130,000 Public Records
• 1995-10-18 Sold (Public Records) $118,900 Public Records
• 1995-03-30 Sold (Public Records) $116,700 Public Records
• 1993-12-03 Sold (Public Records) $116,700 Public Records
• 1990-09-01 Sold (Public Records) $102,000 Public Records
• 1989-05-01 Sold (Public Records) $96,100 Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,326 · +3.2% YoY. Source: county tax records.