2534 Amberly Rd NE · Palm Bay, FL 32905

$235,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 199 Days on market

Built 2025 4,356 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).

• Cash flow +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +2.2/10.0

Listing remarks

BRAND NEW 2025 3 BED 2 BATH MOBILE HOME. .. ALL AGES. .. NO HOA. .. .YOU OWN THE LOT. .. .OWNER FINANCING AVAILABLE

Key facts

• 4,356 sq ft lot
• Built 2025
• Listed 198 days

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public sewer; Electricity connected
• Home design: Manufactured home; One story; Entry level: 1; East-facing
• Construction: New construction; Other construction materials
• Exterior features: Cleared lot

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Vinyl flooring
• Laundry & utility: Unfurnished (no washer/dryer included)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $123 ($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 $190k (19.3% below list).
• Recommended offer: $190k (19.3% 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: Palm Bay Elementary School (math 35% / reading 35%, grade F, #1,697 of 2,144 statewide, top 80%, 586 students, 74% FRL); Stone Magnet Middle School (math 33% / reading 35%, grade F, #426 of 571 statewide, top 75%, 670 students, 69% FRL); Palm Bay Magnet Senior High School (math 25% / reading 37%, grade F, #429 of 667 statewide, top 65%, 1,486 students, 63% FRL) — zoned schools average 69% FRL vs 43% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 55% district-wide (-22 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.5%/yr); 321 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 40% 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 $2k of loan paydown is wiped out by about $7k 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 199 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask is 16966% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $24k; list at $235k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $189,691 (19.3% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 19% 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. 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?
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: 0.81% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 10.3

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: -15.7%
• Equity multiple: 0.45×
• Total profit: $-35,923
• Equity at exit: $35,039

10-year hold

• IRR: -12.6%
• Equity multiple: 0.34×
• Total profit: $-43,172
• Equity at exit: $20,319

Cash invested: $65,800 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $123

Break-even live

Break-even rent $1,741

Max offer price $235,000

Occupancy floor 89%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2155 Robert J Conlan Blvd NE Palm Bay, FL	1.0–3.0	1.0–2.0	1093	$2,022	$1.85	13d	20	0.06mi
2361 Commerce Park Dr NE Palm Bay, FL	1.0–3.0	1.0–2.0	1106	$2,255	$2.04	13d	47	0.26mi
2399 Coconut Palm Dr NE Palm Bay, FL	2.0	2.0	968	$1,795	$1.85	23d	1	0.31mi
2154 Henry St NE Palm Bay, FL	4.0	1.5	1020	$1,850	$1.81	23d	1	0.32mi
1924 Seagrape St NE Palm Bay, FL	2.0	2.0	1206	$1,575	$1.31	14d	1	0.34mi
1894 Coco Plum St NE Palm Bay, FL	2.0	2.0	1188	$1,200	$1.01	19d	1	0.48mi
2331 Commerce Park Dr NE Palm Bay, FL	1.0–3.0	1.0–2.0	1094	$2,024	$1.85	13d	33	0.49mi
2643B Kingswood Dr NE Palm Bay, FL	3.0	1.0	1000	$1,650	$1.65	19d	1	0.52mi
2394 Shenandoah Rd NE Palm Bay, FL	3.0	2.0	1632	$2,000	$1.23	23d	1	0.54mi
2308 Shenandoah Rd Unit B Palm Bay, FL	3.0	1.5	1612	$1,975	$1.23	14d	1	0.66mi
2308 Shenandoah Rd Unit A Palm Bay, FL	3.0	1.0	1612	$1,600	$0.99	23d	1	0.66mi
4317 Jetty Ln NE Palm Bay, FL	3.0	2.0	1699	$2,200	$1.29	21d	1	0.69mi
3506 Mount Carmel Ln Melbourne, FL	3.0	2.0	1815	$2,800	$1.54	23d	1	0.75mi
3676 Mount Carmel Ln Melbourne, FL	4.0	2.0	1772	$2,000	$1.13	14d	1	0.83mi
3104 Swift St Melbourne, FL	3.0	1.0	1379	$1,750	$1.27	23d	1	0.95mi
520 Benton Dr Melbourne, FL	3.0	2.0	1281	$1,850	$1.44	23d	1	1.08mi
1700 Woodlake Dr NE Palm Bay, FL	1.0–2.0	1.0–2.0	875	$1,500	$1.71	23d	12	1.11mi
3711 Vista Oaks Cir NE Palm Bay, FL	2.0	1.5	1236	$1,500	$1.21	21d	1	1.19mi
342 Crown Blvd Melbourne, FL	3.0	2.0	1224	$1,900	$1.55	23d	1	1.23mi
1630 Bottlebrush Dr Palm Bay, FL	2.0	1.0	600	$1,495	$2.49	23d	1	1.25mi
4001 Pinewood Dr NE Palm Bay, FL	2.0	2.0	1036	$1,269	$1.22	23d	5	1.40mi
3101 Wiley Ave Melbourne, FL	3.0	2.0	1185	$1,499	$1.26	23d	1	1.42mi
343 Talbot St Melbourne, FL	3.0	2.0	1355	$1,699	$1.25	23d	1	1.45mi
1880 Mogra Cir NE Palm Bay, FL	2.0–3.0	2.0	1090	$1,899	$1.74	14d	6	1.46mi
3016 Pinewood Dr NE Palm Bay, FL	1.0–2.0	1.0	800	$1,103	$1.38	23d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $235,000 Active 199 DOM
2. 2026-06-17
   days on market $235,000 Active 198 DOM
3. 2026-06-16
   days on market $235,000 Active 197 DOM
4. 2026-06-15
   days on market $235,000 Active 196 DOM
5. 2026-06-14
   days on market $235,000 Active 194 DOM
6. 2026-06-10
   days on market $235,000 Active 191 DOM
7. 2026-06-08
   days on market $235,000 Active 189 DOM
8. 2026-06-07
   days on market $235,000 Active 188 DOM
9. 2026-06-05
   days on market $235,000 Active 185 DOM
10. 2026-06-03
    days on market $235,000 Active 184 DOM
11. 2026-06-02
    days on market $235,000 Active 183 DOM
12. 2026-06-01
    days on market $235,000 Active 182 DOM
13. 2026-05-31
    days on market $235,000 Active 181 DOM
14. 2026-05-31
    days on market $235,000 Active 180 DOM
15. 2026-03-10
    historical $1,377
16. 2026-01-01
    listed $1,377
17. 2025-12-21
    historical $1,377
18. 2025-12-02
    listed $1,377
19. 2025-12-01
    listed $235,000 Active
20. 2018-04-13
    historical
21. 2018-04-05
    listed $12,586 Active
22. 1999-10-26
    soldstatus $23,500
23. 1978-01-01
    soldstatus $5,800

ⓘ 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: $542 · $45/mo
• Projected year-2 tax: $1,950 · $163/mo
• Expected delta: +$1,408/yr (+$117/mo · 259.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $22,763
• − Mortgage interest: −$13,164
• − Property taxes: −$542
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$6,836
• Taxable loss: −$2,596
• Est. tax savings @ 24.0%: +$623
• After-tax cash flow: $2,100/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

-76.3% since first listed

9 events — show timeline

• 2026-03-10 Rental Removed $1,377 SCMLS
• 2026-01-01 Listed for Rent $1,377 SCMLS
• 2025-12-21 Rental Removed $1,377 SCMLS
• 2025-12-02 Listed for Rent $1,377 SCMLS
• 2025-12-01 Listed $235,000 SCMLS
• 2018-04-13 Listing Removed — MARMLS
• 2018-04-05 Listed $12,586 MARMLS
• 1999-10-26 Sold (Public Records) $23,500 Public Records
• 1978-01-01 Sold (Public Records) $5,800 Public Records

Property tax history

+16.5%/yr

Latest (2025): $542 · +71.1% YoY. Source: county tax records.