728 Acadia Ct SE · Palm Bay, FL 32909

$349,990

4 bd · 2.0 ba · 2,055 sqft · SingleFamily public records · 30 Days on market

Built 2021 6,970 sqft lot $70/mo HOA · 3% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0

Listing remarks MLS

This Delray, 2,034 sq. ft. home offers 3 bedrooms, Plus a Flex room (or 4th bedroom) and 2 baths with a 2 car garage. The open floor plan offers a kitchen with Bright and White Kitchen Cabinets, and will make the Stainless Steel Appliance package really Stand Out! The appliances will include a Range, Microwave, Dishwasher and Refrigerator. Crema Pearl Granite countertops will be in the Kitchen area, along with Serene White Tile in all wet areas, extended through the Living Area. The Master boast 2 walk in closets for Her and Him. The 9X23 Covered Lanai will be great for Florida outdoor living. Energy Efficient Bronze Windows are included along with the Smart Home technology. This Community will have its own pool and Cabana area, as well as use of the Bayside Lakes clubhouse and amenities

Key facts

• Gated community
• Open layout
• Pool

Tags

• OPEN LAYOUT
• ENERGY EFFICIENT
• LARGE FENCED BACKYARD
• GATED COMMUNITY
• POOL
• PLAYGROUND

Property features AI

Finance

• Other: Unfurnished
• HOA & community: Has association managed by Space Coast Property Management Towers Group; Quarterly association fee of $210; Community amenities include clubhouse, fitness center, playground, tennis courts, basketball court and shuffleboard court

Exterior

• Parking: Attached garage; 2-car garage
• Security: Security gate; Owned security system; Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public sewer; Water available; Electricity connected; Cable available; Sewer connected
• Home design: Single-family residence; One story; Faces west
• Construction: Block, concrete and stucco construction
• Exterior features: Porch; Front and rear sprinklers; Wrought iron and backyard fencing; Shingle roof; Security gate; Security system (owned); Smoke and carbon monoxide detectors

Interior

• Kitchen: Disposal; Electric range; ENERGY STAR dishwasher; ENERGY STAR refrigerator; Ice maker; Microwave
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Kitchen island; Split bedroom layout; Walk-in closets
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-628 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (31.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (34.8% below list).
• Recommended offer: $228k (34.8% 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: 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 (+3.7%/yr); 1123 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Brevard County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $276k; 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 $228,090 (34.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.65% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.69%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.67% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.55×
• Total profit: $152,211
• Equity at exit: $315,299

10-year hold

• IRR: 17.7%
• Equity multiple: 5.93×
• Total profit: $482,996
• Equity at exit: $679,954

Cash invested: $97,997 (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 32909

• Home prices YoY: 6.0%
• Rents YoY: 3.7%
• Active inventory: 1123
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,281 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$379 /mo · $4,543/yr
• Insurance: −$146
• HOA: −$70
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-628

Break-even live

Break-even rent $3,076

Max offer price $239,067

Occupancy floor —

Sensitivity live

Price	-10% $-430	-5% $-529	+0% $-628	+5% $-727	+10% $-826
Rent	-10% $-808	-5% $-718	+0% $-628	+5% $-538	+10% $-448
Rate	-1.0pp $-452	-0.5pp $-539	base $-628	+0.5pp $-719	+1.0pp $-811

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: $87,498
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2250 Chinaberry Cir SE Palm Bay, FL	3.0	2.0	1669	$1,995	$1.20	25d	1	0.11mi
978 Remington Green Dr SE Palm Bay, FL	4.0	2.0	1830	$2,200	$1.20	25d	1	0.20mi
830 Painesville St SE Palm Bay, FL	3.0	2.0	2029	$2,220	$1.09	15d	1	0.66mi
1224 Dillard Dr SE Palm Bay, FL	3.0	2.0	1770	$2,336	$1.32	15d	1	0.67mi
590 Trymore Dr SE Palm Bay, FL	4.0	2.0	1873	$2,250	$1.20	16d	1	0.67mi
402 Breckenridge Cir SE Palm Bay, FL	3.0	2.0	1960	$2,200	$1.12	25d	1	0.70mi
2691 Tepee Ave SE Palm Bay, FL	4.0	2.0	1833	$2,040	$1.11	23d	1	0.84mi
1165 Rabbit St SE Palm Bay, FL	3.0	2.0	1994	$1,895	$0.95	20d	1	1.00mi
555 Gagnon St SE Palm Bay, FL	4.0	3.0	2373	$2,400	$1.01	25d	1	1.00mi
543 Reading St SE Palm Bay, FL	4.0	2.0	1833	$2,010	$1.10	23d	1	1.12mi
1150 Tiger St SE Palm Bay, FL	3.0	2.0	1690	$1,950	$1.15	16d	1	1.22mi
1198 Venus St SE Palm Bay, FL	3.0	2.0	1535	$1,961	$1.28	23d	1	1.27mi
2785 Gabboys Ave SE Palm Bay, FL	3.0	2.0	1475	$1,849	$1.25	25d	1	1.27mi
1454 Graves St SE Palm Bay, FL	3.0	2.0	1621	$2,100	$1.30	16d	1	1.29mi
2910 Emerson Dr SE Palm Bay, FL	3.0	2.0	1700	$1,950	$1.15	16d	1	1.31mi
160 Dailey St SE Palm Bay, FL	4.0	2.0	1795	$2,275	$1.27	25d	1	1.37mi
486 Dadeville St SE Palm Bay, FL	4.0	2.0	1833	$1,995	$1.09	16d	1	1.39mi
1406 Martinez St SE Palm Bay, FL	4.0	2.0	2083	$2,100	$1.01	25d	1	1.43mi
1416 Martinez St SE Palm Bay, FL	3.0	2.0	1747	$2,000	$1.14	16d	1	1.44mi
1517 Wacker Ave SE Palm Bay, FL	4.0	2.0	1775	$2,200	$1.24	25d	1	1.46mi

HOA detail

• Monthly dues: $70 · $840/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-22
   days on market $349,990 Active 30 DOM
2. 2026-06-18
   days on market $349,990 Active 27 DOM
3. 2026-06-17
   days on market $349,990 Active 26 DOM
4. 2026-06-16
   days on market $349,990 Active 25 DOM
5. 2026-06-15
   days on market $349,990 Active 24 DOM
6. 2026-06-14
   days on market $349,990 Active 22 DOM
7. 2026-06-10
   days on market $349,990 Active 19 DOM
8. 2026-06-08
   pricedays on market $349,990 Active 17 DOM
9. 2026-06-07
   pricedays on market $364,990 Active 16 DOM
10. 2026-06-05
    days on market $369,900 Active 13 DOM
11. 2026-06-03
    days on market $369,900 Active 12 DOM
12. 2026-06-02
    days on market $369,900 Active 11 DOM
13. 2026-06-01
    days on market $369,900 Active 10 DOM
14. 2026-05-31
    days on market $369,900 Active 9 DOM
15. 2026-05-31
    days on market $369,900 Active 8 DOM
16. 2026-05-21
    listed $369,900 Active
17. 2021-05-27
    soldstatus $276,325 Closed 798-char remark

    Show marketing remark (798 chars)

    This Delray, 2,034 sq. ft. home offers 3 bedrooms, Plus a Flex room (or 4th bedroom) and 2 baths with a 2 car garage. The open floor plan offers a kitchen with Bright and White Kitchen Cabinets, and will make the Stainless Steel Appliance package really Stand Out! The appliances will include a Range, Microwave, Dishwasher and Refrigerator. Crema Pearl Granite countertops will be in the Kitchen area, along with Serene White Tile in all wet areas, extended through the Living Area. The Master boast 2 walk in closets for Her and Him. The 9X23 Covered Lanai will be great for Florida outdoor living. Energy Efficient Bronze Windows are included along with the Smart Home technology. This Community will have its own pool and Cabana area, as well as use of the Bayside Lakes clubhouse and amenities

18. 2021-01-04
    listed Contingent 798-char remark

    Show marketing remark (798 chars)

    This Delray, 2,034 sq. ft. home offers 3 bedrooms, Plus a Flex room (or 4th bedroom) and 2 baths with a 2 car garage. The open floor plan offers a kitchen with Bright and White Kitchen Cabinets, and will make the Stainless Steel Appliance package really Stand Out! The appliances will include a Range, Microwave, Dishwasher and Refrigerator. Crema Pearl Granite countertops will be in the Kitchen area, along with Serene White Tile in all wet areas, extended through the Living Area. The Master boast 2 walk in closets for Her and Him. The 9X23 Covered Lanai will be great for Florida outdoor living. Energy Efficient Bronze Windows are included along with the Smart Home technology. This Community will have its own pool and Cabana area, as well as use of the Bayside Lakes clubhouse and amenities

19. 2021-01-04
    listed $281,325 798-char remark

    Show marketing remark (798 chars)

    This Delray, 2,034 sq. ft. home offers 3 bedrooms, Plus a Flex room (or 4th bedroom) and 2 baths with a 2 car garage. The open floor plan offers a kitchen with Bright and White Kitchen Cabinets, and will make the Stainless Steel Appliance package really Stand Out! The appliances will include a Range, Microwave, Dishwasher and Refrigerator. Crema Pearl Granite countertops will be in the Kitchen area, along with Serene White Tile in all wet areas, extended through the Living Area. The Master boast 2 walk in closets for Her and Him. The 9X23 Covered Lanai will be great for Florida outdoor living. Energy Efficient Bronze Windows are included along with the Smart Home technology. This Community will have its own pool and Cabana area, as well as use of the Bayside Lakes clubhouse and amenities

ⓘ 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: $4,543 · $379/mo
• Projected year-2 tax: $4,543 · $379/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 (shaded) · 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: $27,371
• − Mortgage interest: −$19,605
• − Property taxes: −$4,543
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,190
• − Management: −$2,190
• − HOA: −$840
• − Depreciation: −$10,182
• Taxable loss: −$13,928
• Est. tax savings @ 24.0%: +$3,343
• After-tax cash flow: $-4,192/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): 41,804
• Household income: $79,977
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 697.0

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 0.70)
• Race & ethnicity: White 46% Black 21% Hispanic / Latino 20% Two or more races 16% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Cuban 5%
• Common ancestry: Hispanic 3% Slovak 2% Lithuanian 2%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 9% French/Haitian/Cajun 4% Chinese 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: ▲ 18.81%
• Current HPI: 330.8595
• Rent YoY: ▲ 3.67%
• 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

+31.5% since first listed

4 events — show timeline

• 2026-05-21 Listed $369,900 SCMLS
• 2021-05-27 Sold (MLS) $276,325 SCMLS
• 2021-01-04 Listed — SCMLS
• 2021-01-04 Listed $281,325 SCMLS

Property tax history

+39.3%/yr

Latest (2025): $4,543 · +2.3% YoY. Source: county tax records.