208 Sawyer St SW · Palm Bay, FL 32908

$190,000

2 bd · 1.0 ba · 1,061 sqft · SingleFamily public records · 97 Days on market

Built 1986 0.32 ac 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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.6/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Updated Home with City Water! * * This property boasts a NEW Septic System, NEW Roof, NEW HVAC, NEW Flooring, NEW Stainless Steel Appliances, and a NEW Water Heater. * * Situated on an oversized corner lot, this home has been freshly painted with contemporary colors. * * Waterproof vinyl lock flooring with padding has been added to the living areas to make any unexpected spills an easy clean up. * * Recently connected to city water with new supply lines. Make your appointment today to tour this delightful home before it is gone! To help visualize this home's floorplan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

Key facts

• 5 year old roof
• Hvac
• Water heater

Tags

• CORNER LOT
• FENCED LOT
• 5 YEAR OLD ROOF
• WATER HEATER
• HVAC

Property features AI

Finance

• Other: Pets allowed; Lot approximately 0.32 acres; Unfurnished; No private pool

Exterior

• Parking: Off-street parking
• Utilities: Septic tank; Electricity available and connected; Water available and connected; Cable available
• Home design: Single family residence; One level; Entry at level 1; Southeast facing
• Construction: Frame construction with vinyl and wood siding; Shingle roof; Built with standard foundation
• Exterior features: Back yard; Chain link and wood fencing; Paved city street frontage

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dishwasher; Disposal; Electric oven; Refrigerator; Washer hookup; Electric dryer hookup; In-unit laundry
• Laundry & utility: Washer hookup; Electric dryer hookup; In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.

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: Westside Elementary School (math 51% / reading 58%, grade C, #892 of 2,144 statewide, top 44%, 798 students, 52% FRL); Southwest Middle School (math 40% / reading 39%, grade F, #373 of 571 statewide, top 66%, 920 students, 58% FRL); Bayside High School (math 27% / reading 40%, grade F, #400 of 667 statewide, top 61%, 1,854 students, 51% FRL).
• Zoned-school proficiency averages 42% at this address vs 55% district-wide (-12 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.3%/yr); 1020 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 30% of the median local income ($80k/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 $6k 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 97 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $35k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 27% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.29% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.76×
• Total profit: $-12,957
• Equity at exit: $28,330

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,532
• Equity at exit: $16,428

Cash invested: $53,200 (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 32908

• Home prices YoY: -10.4%
• Rents YoY: 1.3%
• Active inventory: 1020
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,018 high
• Mortgage (P&I): −$996
• Tax from tax record: −$185 /mo · $2,225/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $334

Break-even live

Break-even rent $1,596

Max offer price $190,000

Occupancy floor 78%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
914 Caligula Ave SE Palm Bay, FL	3.0	2.0	1371	$1,841	$1.34	14d	1	0.58mi
1072 Genesee Ave SE Palm Bay, FL	3.0	2.0	1004	$1,855	$1.85	23d	1	0.62mi
726 Scotten Ave SW Palm Bay, FL	3.0	2.0	1443	$1,970	$1.37	14d	1	0.70mi
857 Buchanan Ave SE Palm Bay, FL	3.0	2.0	1257	$1,950	$1.55	23d	1	0.75mi
931 Commerce Rd SE Palm Bay, FL	3.0	2.0	1068	$2,300	$2.15	23d	1	0.76mi
431 Brantley St SE Palm Bay, FL	3.0	2.0	1326	$2,050	$1.55	19d	1	0.93mi
171 Okeefe St SE Palm Bay, FL	3.0	2.0	1288	$1,855	$1.44	14d	1	1.03mi
487 Wiltshire Ave SW Palm Bay, FL	3.0	2.0	1462	$2,300	$1.57	23d	1	1.27mi
511 Trumpet St SW Palm Bay, FL	3.0	2.0	1243	$2,200	$1.77	23d	1	1.27mi
710 Avalon St SE Palm Bay, FL	3.0	2.0	1378	$1,995	$1.45	23d	1	1.38mi

Listing history 34 events

1. 2026-06-18
   days on market $190,000 Active 97 DOM
2. 2026-06-17
   days on market $190,000 Active 96 DOM
3. 2026-06-16
   days on market $190,000 Active 95 DOM
4. 2026-06-15
   price $190,000 Active 94 DOM
5. 2026-06-15
   days on market $200,000 Active 94 DOM
6. 2026-06-14
   days on market $200,000 Active 92 DOM
7. 2026-06-10
   days on market $200,000 Active 89 DOM
8. 2026-06-08
   days on market $200,000 Active 87 DOM
9. 2026-06-07
   days on market $200,000 Active 86 DOM
10. 2026-06-05
    days on market $200,000 Active 83 DOM
11. 2026-06-03
    days on market $200,000 Active 82 DOM
12. 2026-06-02
    days on market $200,000 Active 81 DOM
13. 2026-06-01
    days on market $200,000 Active 80 DOM
14. 2026-05-31
    days on market $200,000 Active 79 DOM
15. 2026-05-31
    days on market $200,000 Active 78 DOM
16. 2026-05-08
    price $200,000
17. 2026-03-27
    price $215,000
18. 2026-03-12
    listed $225,000 Active
19. 2020-07-27
    soldstatus $150,000 Closed 698-char remark

    Show marketing remark (698 chars)

    Beautifully Updated Home with City Water! * * This property boasts a NEW Septic System, NEW Roof, NEW HVAC, NEW Flooring, NEW Stainless Steel Appliances, and a NEW Water Heater. * * Situated on an oversized corner lot, this home has been freshly painted with contemporary colors. * * Waterproof vinyl lock flooring with padding has been added to the living areas to make any unexpected spills an easy clean up. * * Recently connected to city water with new supply lines. Make your appointment today to tour this delightful home before it is gone! To help visualize this home's floorplan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

20. 2020-06-26
    historical Contingent 698-char remark

    Show marketing remark (698 chars)

    Beautifully Updated Home with City Water! * * This property boasts a NEW Septic System, NEW Roof, NEW HVAC, NEW Flooring, NEW Stainless Steel Appliances, and a NEW Water Heater. * * Situated on an oversized corner lot, this home has been freshly painted with contemporary colors. * * Waterproof vinyl lock flooring with padding has been added to the living areas to make any unexpected spills an easy clean up. * * Recently connected to city water with new supply lines. Make your appointment today to tour this delightful home before it is gone! To help visualize this home's floorplan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

21. 2020-06-09
    listed $149,900 Active 698-char remark

    Show marketing remark (698 chars)

    Beautifully Updated Home with City Water! * * This property boasts a NEW Septic System, NEW Roof, NEW HVAC, NEW Flooring, NEW Stainless Steel Appliances, and a NEW Water Heater. * * Situated on an oversized corner lot, this home has been freshly painted with contemporary colors. * * Waterproof vinyl lock flooring with padding has been added to the living areas to make any unexpected spills an easy clean up. * * Recently connected to city water with new supply lines. Make your appointment today to tour this delightful home before it is gone! To help visualize this home's floorplan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

22. 2020-02-13
    historical 679-char remark

    Show marketing remark (679 chars)

    Beautifully Updated Home with City Water! * * This property boasts a NEW Roof, NEW HVAC, NEW Flooring, NEW Stainless Steel Appliances, and a NEW Water Heater. * * Situated on an oversized corner lot, this home has been freshly painted with contemporary colors. * * Waterproof vinyl lock flooring with padding has been added to the living areas to make any unexpected spills an easy clean up. * * Recently connected to city water with new supply lines. Make your appointment today to tour this delightful home before it is gone! To help visualize this home's floorplan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

23. 2020-02-07
    listed Contingent 679-char remark

    Show marketing remark (679 chars)

    Beautifully Updated Home with City Water! * * This property boasts a NEW Roof, NEW HVAC, NEW Flooring, NEW Stainless Steel Appliances, and a NEW Water Heater. * * Situated on an oversized corner lot, this home has been freshly painted with contemporary colors. * * Waterproof vinyl lock flooring with padding has been added to the living areas to make any unexpected spills an easy clean up. * * Recently connected to city water with new supply lines. Make your appointment today to tour this delightful home before it is gone! To help visualize this home's floorplan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

24. 2019-12-09
    listed $139,900 679-char remark

    Show marketing remark (679 chars)

    Beautifully Updated Home with City Water! * * This property boasts a NEW Roof, NEW HVAC, NEW Flooring, NEW Stainless Steel Appliances, and a NEW Water Heater. * * Situated on an oversized corner lot, this home has been freshly painted with contemporary colors. * * Waterproof vinyl lock flooring with padding has been added to the living areas to make any unexpected spills an easy clean up. * * Recently connected to city water with new supply lines. Make your appointment today to tour this delightful home before it is gone! To help visualize this home's floorplan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

25. 2016-08-16
    historical
26. 2016-08-16
    historical
27. 2006-07-24
    soldstatus $118,000
28. 2006-07-14
    soldstatus $114,000
29. 2006-05-04
    listed $121,900
30. 2006-02-03
    listed $138,900
31. 2005-12-08
    listed $159,900
32. 1991-09-01
    soldstatus $45,600
33. 1989-02-01
    soldstatus $45,000
34. 1986-08-01
    soldstatus $30,000

ⓘ 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: $2,225 · $185/mo
• Projected year-2 tax: $2,225 · $185/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 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: $24,221
• − Mortgage interest: −$10,643
• − Property taxes: −$2,225
• − Insurance: −$950
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − Depreciation: −$5,527
• Taxable income: $1,001
• Est. tax owed @ 24.0%: −$240
• After-tax cash flow: $3,763/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): 16,535
• Household income: $79,596
• Rent vs Own: 10.2% rent · 89.8% own
• Severe rent burden: 112.0

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 0.69)
• Race & ethnicity: White 48% Hispanic / Latino 20% Black 20% Two or more races 19%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8% Cuban 6% Dominican 3%
• Common ancestry: Hispanic 3% Estonian 2% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica, South Korea
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -38.22%
• Current HPI: 330.0399
• Rent YoY: ▲ 1.29%
• 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

+566.7% since first listed

19 events — show timeline

• 2026-05-08 Price Changed $200,000 SCMLS
• 2026-03-27 Price Changed $215,000 SCMLS
• 2026-03-12 Listed $225,000 SCMLS
• 2020-07-27 Sold (MLS) $150,000 SCMLS
• 2020-06-26 Contingent — SCMLS
• 2020-06-09 Listed $149,900 SCMLS
• 2020-02-13 Listing Removed — SCMLS
• 2020-02-07 Listed — SCMLS
• 2019-12-09 Listed $139,900 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2006-07-24 Sold (Public Records) $118,000 Public Records
• 2006-07-14 Sold (MLS) $114,000 SCMLS
• 2006-05-04 Listed $121,900 SCMLS
• 2006-02-03 Listed $138,900 SCMLS
• 2005-12-08 Listed $159,900 SCMLS
• 1991-09-01 Sold (Public Records) $45,600 Public Records
• 1989-02-01 Sold (Public Records) $45,000 Public Records
• 1986-08-01 Sold (Public Records) $30,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,225 · +2.4% YoY. Source: county tax records.