3300 James St · Melbourne, FL 32901

$185,000

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 6 Days on market

Built 1980 10,454 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• Schools +4.7/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Virtually Staged. Welcome to this solid, concrete block, 3 bedroom 1.5 bath home, a well-situated property in the heart of Melbourne, FL. Nestled in an established residential area, this home offers the perfect blend of comfort, accessibility, and Florida living. With close proximity to the Marina, Patrick Airforce Base, FIT (Florida Institute of Technology), shopping, dining, major roadways, and the beaches, this location supports both everyday convenience and weekend relaxation. Sitting on a corner lot within a cul-de-sac, the property provides ample outdoor potential—ideal for gardening, entertaining, or future enhancements. Whether you're a first-time buyer, downsizing, or seeking

Key facts

• Concrete block
• Cul-de-sac
• Corner lot

Tags

• CONCRETE BLOCK
• CORNER LOT
• CUL-DE-SAC
• CLOSE PROXIMITY TO MARINA
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO DINING

Property features AI

Finance

• Other: Property is homesteaded
• Financial info: No lease restrictions
• HOA & community: No homeowners association; Street lights in community; Pets allowed

Exterior

• Parking: Driveway access (asphalt road)
• Security: Security lights
• Utilities: Public water; Public sewer; Electricity connected; Underground utilities; Water connected
• Home design: Single family residence; One story; Faces south
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built as a residential single-family home
• Exterior features: Hurricane shutters; Exterior lighting; Private mailbox; Sidewalk; Chain link fencing; Shed(s); Cleared yard; Corner lot; Cul-de-sac lot; Within city limits; Near marina; Paved lot

Interior

• Kitchen: Cooktop; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Dedicated dining area; Thermostat; Double pane windows; Attic; Family room; Formal dining room (separate); Inside utility / additional storage
• Laundry & utility: Laundry room (inside)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 Magnet Senior High School (math 25% / reading 37%, grade F, #429 of 667 statewide, top 65%, 1,486 students, 63% FRL) — zoned schools average 63% FRL vs 43% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 55% district-wide (-24 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 (+1.7%/yr); 202 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 42% of the median local income ($55k/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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $29k; list at $185k implies a 538% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.02% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.7% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-12,587
• Equity at exit: $27,584

10-year hold

• IRR: 1.4%
• Equity multiple: 1.09×
• Total profit: $4,729
• Equity at exit: $15,995

Cash invested: $51,800 (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 32901

• Home prices YoY: -31.0%
• Rents YoY: 1.7%
• Active inventory: 202
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,892 high
• Mortgage (P&I): −$970
• Tax from tax record: −$136 /mo · $1,627/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $312

Break-even live

Break-even rent $1,497

Max offer price $185,000

Occupancy floor 79%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2308 Shenandoah Rd Unit B Palm Bay, FL	3.0	1.5	1612	$1,975	$1.23	14d	1	0.08mi
2308 Shenandoah Rd Unit A Palm Bay, FL	3.0	1.0	1612	$1,600	$0.99	23d	1	0.08mi
3104 Swift St Melbourne, FL	3.0	1.0	1379	$1,750	$1.27	23d	1	0.28mi
2394 Shenandoah Rd NE Palm Bay, FL	3.0	2.0	1632	$2,000	$1.23	23d	1	0.33mi
2643B Kingswood Dr NE Palm Bay, FL	3.0	1.0	1000	$1,650	$1.65	19d	1	0.40mi
2154 Henry St NE Palm Bay, FL	4.0	1.5	1020	$1,850	$1.81	23d	1	0.43mi
2331 Commerce Park Dr NE Palm Bay, FL	1.0–3.0	1.0–2.0	1094	$2,024	$1.85	14d	33	0.64mi
2155 Robert J Conlan Blvd NE Palm Bay, FL	1.0–3.0	1.0–2.0	1093	$2,022	$1.85	14d	20	0.65mi
2361 Commerce Park Dr NE Palm Bay, FL	1.0–3.0	1.0–2.0	1106	$2,255	$2.04	14d	47	0.67mi
2399 Coconut Palm Dr NE Palm Bay, FL	2.0	2.0	968	$1,795	$1.85	23d	1	0.78mi
1924 Seagrape St NE Palm Bay, FL	2.0	2.0	1206	$1,575	$1.31	14d	1	0.90mi
1894 Coco Plum St NE Palm Bay, FL	2.0	2.0	1188	$1,200	$1.01	19d	1	0.98mi
3101 Wiley Ave Melbourne, FL	3.0	2.0	1185	$1,499	$1.26	23d	1	1.02mi
343 Talbot St Melbourne, FL	3.0	2.0	1355	$1,699	$1.25	23d	1	1.08mi
2206 Irwin St Melbourne, FL	3.0	1.5	1525	$1,700	$1.11	23d	1	1.09mi
2700 Carlson Cir Melbourne, FL	1.0–2.0	1.0–2.0	879	$1,242	$1.41	23d	1	1.13mi
3506 Mount Carmel Ln Melbourne, FL	3.0	2.0	1815	$2,800	$1.54	23d	1	1.15mi
4317 Jetty Ln NE Palm Bay, FL	3.0	2.0	1699	$2,200	$1.29	21d	1	1.18mi
3676 Mount Carmel Ln Melbourne, FL	4.0	2.0	1772	$2,000	$1.13	14d	1	1.30mi
520 Benton Dr Melbourne, FL	3.0	2.0	1281	$1,850	$1.44	23d	1	1.38mi
304 Darrow Ave Melbourne, FL	4.0	2.0	1759	$2,300	$1.31	23d	1	1.39mi
300 Darrow Ave Melbourne, FL	4.0	2.0	1732	$2,500	$1.44	23d	1	1.40mi
3151 S Babcock St Melbourne, FL	1.0–2.0	1.0–2.0	807	$1,595	$1.98	14d	10	1.41mi
100 E University Blvd Melbourne, FL	1.0–3.0	1.0–1.5	756	$1,675	$2.21	14d	16	1.42mi
342 Crown Blvd Melbourne, FL	3.0	2.0	1224	$1,900	$1.55	23d	1	1.44mi
635 E New Haven Ave Melbourne, FL	1.0–2.0	1.0–2.0	899	$2,700	$3.00	23d	1	1.48mi

Listing history 5 events

1. 2026-06-17
   status $185,000 Pending 6 DOM
2. 2026-06-16
   days on market $185,000 Active 6 DOM
3. 2026-06-15
   days on market $185,000 Active 5 DOM
4. 2026-06-14
   remarks 693-char remark
5. 2026-06-14
   listed $185,000 Active 3 DOM

ⓘ 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: $1,627 · $136/mo
• Projected year-2 tax: $1,627 · $136/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $22,704
• − Mortgage interest: −$10,363
• − Property taxes: −$1,627
• − Insurance: −$925
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − Depreciation: −$5,382
• Taxable income: $775
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $3,557/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 — Melbourne

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Melbourne, FL
• County: Brevard County · 602,871 people
• City population: 178,420
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 28,923
• Household income: $54,651
• Rent vs Own: 50.6% rent · 49.4% own
• Severe rent burden: 2018.0

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 0.56)
• Race & ethnicity: White 62% Black 18% Hispanic / Latino 11% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 1%
• Foreign-born: 14% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 2% Vietnamese 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: ▼ -145.13%
• Current HPI: 322.934
• Rent YoY: ▲ 1.70%
• 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

+834.3% since first listed

3 events — show timeline

• 2026-06-10 Listed $185,000 Stellar MLS as Distributed by MLS Grid
• 1980-03-01 Sold (Public Records) $29,000 Public Records
• 1979-05-01 Sold (Public Records) $19,800 Public Records

Property tax history

+13.0%/yr

Latest (2025): $1,627 · +2.8% YoY. Source: county tax records.