581 Toynbee Rd SW · Palm Bay, FL 32908

$349,000

4 bd · 2.0 ba · 1,870 sqft · Land · 18 Days on market

Built 2026 10,019 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spectacular new construction home with spacious layout. This great room floor plan features vaulted ceilings, 4 bedrooms, 2 bathrooms, 2 car garage, and covered patio. Kitchen features soft-close cabinet doors and drawers, quartz counter tops, under-cabinet lighting, stainless steel GE appliances, tiled backsplash, and one level island for eating/entertaining. The home has a large walk-in pantry and separate laundry room. All bedrooms have ceiling fans with remotes. Bathrooms feature soft-close cabinet doors and drawers, quartz counter tops, tiled shower/tub to ceiling, and brushed nickel plumbing/light fixtures. Flooring throughout is porcelain wood plank tile. This home is move-in ready with blinds installed at all windows and sliding glass door. Quiet neighborhood.

Key facts

• Vaulted ceilings
• Quartz counter tops
• 0.23 acre lot

Tags

• NEW CONSTRUCTION HOME
• GREAT ROOM FLOOR PLAN
• VAULTED CEILINGS
• SOFT-CLOSE CABINET DOORS
• QUARTZ COUNTER TOPS
• UNDER-CABINET LIGHTING

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: Smoke detectors
• Utilities: Underground electric; Aerobic septic; Cable available; Electricity connected
• Home design: Single family residence; One story; Faces west; New construction
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Storm shutters; Covered patio; Rear porch

Interior

• Kitchen: Electric range; ENERGY STAR qualified dishwasher; ENERGY STAR qualified refrigerator; Microwave; Plumbed for ice maker; Water softener (owned); Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric)
• Interior features: Open floorplan; Split bedrooms; Vaulted ceilings
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $349k.

Deal economics

• At list price, monthly cash flow is $-507 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (30.9% below list).
• Recommended offer: $241k (30.9% 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: Jupiter Elementary School (math 41% / reading 42%, grade F, #1,437 of 2,144 statewide, top 68%, 732 students, 68% FRL); Central Middle School (math 50% / reading 48%, grade C-, #265 of 571 statewide, top 48%, 1,127 students, 53% FRL); Heritage High School (math 30% / reading 44%, grade F, #340 of 667 statewide, top 52%, 2,007 students, 62% FRL) — zoned schools average 61% FRL vs 43% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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); 1030 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 36% 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 $2k of loan paydown is wiped out by about $10k 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 18 days — a 2% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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 $35k; list at $349k implies a 897% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,184 (30.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.69% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.22%
• DSCR: 0.72
• GRM: 12.1

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: -28.9%
• Equity multiple: 0.05×
• Total profit: $-92,857
• Equity at exit: $52,037

10-year hold

• IRR: -37.3%
• Equity multiple: -0.42×
• Total profit: $-138,427
• Equity at exit: $30,175

Cash invested: $97,720 (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: 1030
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,412 high
• Mortgage (P&I): −$1,830
• Tax est. 1.5%: −$436 /mo · $5,235/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-507

Break-even live

Break-even rent $3,053

Max offer price $275,708

Occupancy floor —

Sensitivity live

Price	-10% $-265	-5% $-386	+0% $-507	+5% $-627	+10% $-748
Rent	-10% $-697	-5% $-602	+0% $-507	+5% $-411	+10% $-316
Rate	-1.0pp $-331	-0.5pp $-418	base $-507	+0.5pp $-597	+1.0pp $-689

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
746 Harriet Ave SW Palm Bay, FL	4.0	3.0	2155	$2,550	$1.18	25d	1	0.19mi
Town Rd SW Palm Bay, FL	3.0	2.0	1600	$1,995	$1.25	25d	1	0.20mi
436 Wimpole Ln SW Palm Bay, FL	4.0	2.0	1806	$2,300	$1.27	25d	1	0.40mi
465 Birch Ave SW Palm Bay, FL	3.0	2.0	1252	$2,000	$1.60	25d	1	0.61mi
511 Trumpet St SW Palm Bay, FL	3.0	2.0	1243	$2,200	$1.77	25d	1	0.66mi
487 Wiltshire Ave SW Palm Bay, FL	3.0	2.0	1462	$2,300	$1.57	25d	1	0.69mi
263 Trilby Rd SW Palm Bay, FL	4.0	3.0	2000	$2,500	$1.25	25d	1	0.70mi
1850 Jupiter Blvd SW Unit 20 Palm Bay, FL	4.0	3.0	2203	$2,200	$1.00	25d	1	0.70mi
1215 Hastings Rd SW Palm Bay, FL	3.0	2.0	1294	$1,775	$1.37	21d	1	0.75mi
191 Turk Rd SW Palm Bay, FL	4.0	2.0	1604	$2,485	$1.55	25d	1	0.82mi
1037 Garvey Rd SW Palm Bay, FL	4.0	3.0	1850	$2,516	$1.36	16d	1	0.84mi
1023 Garvey Rd SW Palm Bay, FL	4.0	2.0	1750	$2,296	$1.31	16d	1	0.85mi
340 Wendover Rd SW Palm Bay, FL	4.0	2.0	2052	$2,200	$1.07	25d	1	0.85mi
497 Schenley St SW Palm Bay, FL	4.0	2.0	1833	$1,995	$1.09	25d	1	0.88mi
271 Wendover Rd SW Palm Bay, FL	3.0	2.0	1425	$1,900	$1.33	25d	1	0.93mi
591 Darien Ave SW Palm Bay, FL	4.0	2.0	2076	$2,750	$1.32	25d	1	0.97mi
1091 Wing Rd SW Palm Bay, FL	4.0	3.0	2000	$2,500	$1.25	25d	1	1.04mi
1309 Gideon St SW Palm Bay, FL	3.0	2.0	1350	$1,800	$1.33	25d	1	1.06mi
1309 Gideon St SW Palm Bay, FL	3.0	2.0	1252	$1,800	$1.44	22d	1	1.06mi
726 Scotten Ave SW Palm Bay, FL	3.0	2.0	1443	$1,970	$1.37	16d	1	1.08mi
1133 Hanover Ave SW Palm Bay, FL	4.0	2.0	1804	$2,250	$1.25	23d	1	1.08mi
154 Daffodil Dr SW Palm Bay, FL	3.0–4.0	2.0–3.0	1384	$2,034	$1.47	16d	6	1.14mi
356 Garbelmann St SW Palm Bay, FL	4.0	3.0	1850	$2,121	$1.15	16d	1	1.31mi
1357 Mineral Loop Dr NW Palm Bay, FL	3.0	2.0	1738	$2,150	$1.24	16d	1	1.32mi

Listing history 25 events

1. 2026-05-09
   status Pending
2. 2026-04-21
   listed $349,000 Active
3. 2026-02-04
   historical 778-char remark

   Show marketing remark (778 chars)

   Spectacular new construction home with spacious layout. This great room floor plan features vaulted ceilings, 4 bedrooms, 2 bathrooms, 2 car garage, and covered patio. Kitchen features soft-close cabinet doors and drawers, quartz counter tops, under-cabinet lighting, stainless steel GE appliances, tiled backsplash, and one level island for eating/entertaining. The home has a large walk-in pantry and separate laundry room. All bedrooms have ceiling fans with remotes. Bathrooms feature soft-close cabinet doors and drawers, quartz counter tops, tiled shower/tub to ceiling, and brushed nickel plumbing/light fixtures. Flooring throughout is porcelain wood plank tile. This home is move-in ready with blinds installed at all windows and sliding glass door. Quiet neighborhood.

4. 2026-01-19
   price $365,000 778-char remark

   Show marketing remark (778 chars)

   Spectacular new construction home with spacious layout. This great room floor plan features vaulted ceilings, 4 bedrooms, 2 bathrooms, 2 car garage, and covered patio. Kitchen features soft-close cabinet doors and drawers, quartz counter tops, under-cabinet lighting, stainless steel GE appliances, tiled backsplash, and one level island for eating/entertaining. The home has a large walk-in pantry and separate laundry room. All bedrooms have ceiling fans with remotes. Bathrooms feature soft-close cabinet doors and drawers, quartz counter tops, tiled shower/tub to ceiling, and brushed nickel plumbing/light fixtures. Flooring throughout is porcelain wood plank tile. This home is move-in ready with blinds installed at all windows and sliding glass door. Quiet neighborhood.

5. 2025-11-27
   price $370,000 778-char remark

   Show marketing remark (778 chars)

   Spectacular new construction home with spacious layout. This great room floor plan features vaulted ceilings, 4 bedrooms, 2 bathrooms, 2 car garage, and covered patio. Kitchen features soft-close cabinet doors and drawers, quartz counter tops, under-cabinet lighting, stainless steel GE appliances, tiled backsplash, and one level island for eating/entertaining. The home has a large walk-in pantry and separate laundry room. All bedrooms have ceiling fans with remotes. Bathrooms feature soft-close cabinet doors and drawers, quartz counter tops, tiled shower/tub to ceiling, and brushed nickel plumbing/light fixtures. Flooring throughout is porcelain wood plank tile. This home is move-in ready with blinds installed at all windows and sliding glass door. Quiet neighborhood.

6. 2025-10-30
   listed $390,000 Active 778-char remark

   Show marketing remark (778 chars)

   Spectacular new construction home with spacious layout. This great room floor plan features vaulted ceilings, 4 bedrooms, 2 bathrooms, 2 car garage, and covered patio. Kitchen features soft-close cabinet doors and drawers, quartz counter tops, under-cabinet lighting, stainless steel GE appliances, tiled backsplash, and one level island for eating/entertaining. The home has a large walk-in pantry and separate laundry room. All bedrooms have ceiling fans with remotes. Bathrooms feature soft-close cabinet doors and drawers, quartz counter tops, tiled shower/tub to ceiling, and brushed nickel plumbing/light fixtures. Flooring throughout is porcelain wood plank tile. This home is move-in ready with blinds installed at all windows and sliding glass door. Quiet neighborhood.

7. 2024-03-26
   soldstatus $35,000
8. 2024-03-25
   soldstatus $35,000 Closed 27-char remark

   Show marketing remark (27 chars)

   Buildable land in unit 20th

9. 2024-03-12
   status Pending 27-char remark

   Show marketing remark (27 chars)

   Buildable land in unit 20th

10. 2024-02-23
    price $38,000 27-char remark

    Show marketing remark (27 chars)

    Buildable land in unit 20th

11. 2024-02-02
    listed $35,000 Active 27-char remark

    Show marketing remark (27 chars)

    Buildable land in unit 20th

12. 2022-04-18
    historical
13. 2022-01-23
    price $35,000
14. 2022-01-23
    status Active
15. 2022-01-01
    historical
16. 2021-12-09
    status Active
17. 2021-11-15
    status Pending
18. 2021-11-02
    price $32,000
19. 2021-06-02
    listed $26,000 Active
20. 2019-12-03
    soldstatus $5,800
21. 2019-11-26
    soldstatus $5,750
22. 2019-11-04
    listed $6,000
23. 2015-10-14
    soldstatus $5,250
24. 2015-10-09
    soldstatus $5,250
25. 2015-05-09
    listed $5,999

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 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: $28,942
• − Mortgage interest: −$19,549
• − Property taxes: −$5,235
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,315
• − Management: −$2,315
• − Depreciation: −$10,153
• Taxable loss: −$12,371
• Est. tax savings @ 24.0%: +$2,969
• After-tax cash flow: $-3,109/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

+5717.6% since first listed

25 events — show timeline

• 2026-05-09 Pending — SCMLS
• 2026-04-21 Listed $349,000 SCMLS
• 2026-02-04 Listing Removed — SCMLS
• 2026-01-19 Price Changed $365,000 SCMLS
• 2025-11-27 Price Changed $370,000 SCMLS
• 2025-10-30 Listed $390,000 SCMLS
• 2024-03-26 Sold (Public Records) $35,000 Public Records
• 2024-03-25 Sold (MLS) $35,000 SCMLS
• 2024-03-12 Pending — SCMLS
• 2024-02-23 Price Changed $38,000 SCMLS
• 2024-02-02 Listed $35,000 SCMLS
• 2022-04-18 Listing Removed — SCMLS
• 2022-01-23 Price Changed $35,000 SCMLS
• 2022-01-23 Relisted — SCMLS
• 2022-01-01 Listing Removed — SCMLS
• 2021-12-09 Relisted — SCMLS
• 2021-11-15 Pending — SCMLS
• 2021-11-02 Price Changed $32,000 SCMLS
• 2021-06-02 Listed $26,000 SCMLS
• 2019-12-03 Sold (Public Records) $5,800 Public Records
• 2019-11-26 Sold (MLS) $5,750 SCMLS
• 2019-11-04 Listed $6,000 SCMLS
• 2015-10-14 Sold (Public Records) $5,250 Public Records
• 2015-10-09 Sold (MLS) $5,250 SCMLS
• 2015-05-09 Listed $5,999 SCMLS

Property tax history

+18.0%/yr

Latest (2025): $558 · +81.2% YoY. Source: county tax records.