1526 Holcomb St NW · Palm Bay, FL 32907

$358,000

4 bd · 2.0 ba · 1,810 sqft · Land

Built 2026 10,454 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 +6.2/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the future site of your perfect home, nestled in the heart of up-and-coming Palm Bay. This residential lot is your blank canvas in a growing community full of potential. Whether you're planning a custom build or a smart investment opportunity, this property offers flexibility, affordability and a desirable location. Surrounded by new development and conveniently located close to schools, shopping, dining and major roadways, opportunity knocks! The only thing standing between you and your dream home is your imagination. Claim your slice of Florida living today!

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $358k.

Deal economics

• At list price, monthly cash flow is $-659 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (26.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (35.8% below list).
• Recommended offer: $230k (35.8% 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: 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 flat; 739 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 37% of the median local income ($75k/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 $11k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 10y 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 $31k; list at $358k implies a 1055% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,694 (35.8% 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. 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: 0.64% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.89%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -32.4%
• Equity multiple: -0.04×
• Total profit: $-104,666
• Equity at exit: $53,379

10-year hold

• IRR: -51.8%
• Equity multiple: -0.63×
• Total profit: $-163,537
• Equity at exit: $30,953

Cash invested: $100,240 (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 32907

• Home prices YoY: -10.1%
• Rents YoY: 0.9%
• Active inventory: 739
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,297 high
• Mortgage (P&I): −$1,877
• Tax est. 1.5%: −$448 /mo · $5,370/yr
• Insurance: −$149
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-659

Break-even live

Break-even rent $3,132

Max offer price $262,573

Occupancy floor —

Sensitivity live

Price	-10% $-412	-5% $-536	+0% $-659	+5% $-783	+10% $-907
Rent	-10% $-841	-5% $-750	+0% $-659	+5% $-569	+10% $-478
Rate	-1.0pp $-479	-0.5pp $-568	base $-659	+0.5pp $-752	+1.0pp $-847

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: $89,500
• Closing costs: $10,740
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1699 Givens Ct NW Palm Bay, FL	3.0	2.0	1458	$1,900	$1.30	15d	1	0.18mi
1572 Holbrook Rd NW Palm Bay, FL	3.0	2.0	1256	$1,945	$1.55	24d	1	0.20mi
1388 Hazel St NW Palm Bay, FL	3.0	2.0	1475	$1,894	$1.28	15d	1	0.37mi
1357 Sequoia Rd NW Palm Bay, FL	3.0	2.0	1874	$2,200	$1.17	24d	1	0.43mi
308 Tamarind Cir NW Palm Bay, FL	3.0	2.0	1350	$2,100	$1.56	24d	1	0.47mi
1405 Pace Dr NW Palm Bay, FL	4.0	2.0	1830	$2,500	$1.37	20d	1	0.57mi
1767 Delaware St NW Palm Bay, FL	3.0	2.0	2121	$2,250	$1.06	24d	1	0.60mi
838 Gillen Ave NW Palm Bay, FL	3.0	2.0	1416	$1,900	$1.34	15d	1	0.68mi
1357 Mineral Loop Dr NW Palm Bay, FL	3.0	2.0	1738	$2,150	$1.24	15d	1	0.82mi
1019 Early Dr NW Palm Bay, FL	4.0	2.0	2088	$2,000	$0.96	15d	1	0.89mi
1830 Diablo Cir SW Palm Bay, FL	3.0	2.0	1451	$1,995	$1.37	15d	1	0.90mi
983 Pyracantha St NW Palm Bay, FL	4.0	2.0	1659	$1,999	$1.20	24d	1	1.01mi
1975 Diablo Cir SW Palm Bay, FL	4.0	2.0	1801	$2,800	$1.55	13d	1	1.05mi
622 Papillon St SW Palm Bay, FL	5.0	2.5	2400	$2,450	$1.02	13d	1	1.10mi
1091 Wing Rd SW Palm Bay, FL	4.0	3.0	2000	$2,500	$1.25	24d	1	1.12mi
1374 Jupiter Blvd NW Palm Bay, FL	3.0	2.0	1500	$1,895	$1.26	24d	1	1.15mi
1560 Gardenton St NW Palm Bay, FL	4.0	2.0	1828	$2,200	$1.20	24d	1	1.17mi
1021 Locust Ave NW Palm Bay, FL	4.0	2.0	1724	$2,046	$1.19	15d	1	1.19mi
271 Wendover Rd SW Palm Bay, FL	3.0	2.0	1425	$1,900	$1.33	24d	1	1.20mi
1743 Fairlight St NW Palm Bay, FL	4.0	2.0	1860	$2,250	$1.21	24d	1	1.21mi
1337 Helvenston St NW Palm Bay, FL	3.0	2.0	1816	$1,900	$1.05	24d	1	1.23mi
1394 Gillott St NW Palm Bay, FL	4.0	2.0	2088	$2,405	$1.15	20d	1	1.23mi
340 Wendover Rd SW Palm Bay, FL	4.0	2.0	2052	$2,200	$1.07	24d	1	1.29mi
1197 Gallatin Ave NW Palm Bay, FL	3.0	2.0	1734	$1,965	$1.13	20d	1	1.29mi
874 Altona St NW Palm Bay, FL	3.0	2.0	1488	$1,955	$1.31	24d	1	1.34mi
1100 Ipswich St NW Palm Bay, FL	4.0	2.0	1585	$2,295	$1.45	15d	1	1.39mi
1146 Kylar Dr NW Palm Bay, FL	4.0	2.0	1635	$2,250	$1.38	13d	1	1.45mi

Listing history 24 events

1. 2026-02-06
   historical
2. 2026-02-06
   listed $358,000
3. 2025-08-29
   soldstatus $31,000 Closed 577-char remark

   Show marketing remark (577 chars)

   Welcome to the future site of your perfect home, nestled in the heart of up-and-coming Palm Bay. This residential lot is your blank canvas in a growing community full of potential. Whether you're planning a custom build or a smart investment opportunity, this property offers flexibility, affordability and a desirable location. Surrounded by new development and conveniently located close to schools, shopping, dining and major roadways, opportunity knocks! The only thing standing between you and your dream home is your imagination. Claim your slice of Florida living today!

4. 2025-08-29
   soldstatus $31,000

   Show marketing remark (577 chars)

   Welcome to the future site of your perfect home, nestled in the heart of up-and-coming Palm Bay. This residential lot is your blank canvas in a growing community full of potential. Whether you're planning a custom build or a smart investment opportunity, this property offers flexibility, affordability and a desirable location. Surrounded by new development and conveniently located close to schools, shopping, dining and major roadways, opportunity knocks! The only thing standing between you and your dream home is your imagination. Claim your slice of Florida living today!

5. 2025-07-22
   historical Active Under Contract 577-char remark

   Show marketing remark (577 chars)

   Welcome to the future site of your perfect home, nestled in the heart of up-and-coming Palm Bay. This residential lot is your blank canvas in a growing community full of potential. Whether you're planning a custom build or a smart investment opportunity, this property offers flexibility, affordability and a desirable location. Surrounded by new development and conveniently located close to schools, shopping, dining and major roadways, opportunity knocks! The only thing standing between you and your dream home is your imagination. Claim your slice of Florida living today!

6. 2025-04-13
   listed $43,000 Active 577-char remark

   Show marketing remark (577 chars)

   Welcome to the future site of your perfect home, nestled in the heart of up-and-coming Palm Bay. This residential lot is your blank canvas in a growing community full of potential. Whether you're planning a custom build or a smart investment opportunity, this property offers flexibility, affordability and a desirable location. Surrounded by new development and conveniently located close to schools, shopping, dining and major roadways, opportunity knocks! The only thing standing between you and your dream home is your imagination. Claim your slice of Florida living today!

7. 2025-03-26
   historical 715-char remark

   Show marketing remark (715 chars)

   Situated in the heart of Port Malabar, this residential lot measures 70 by 125 feet. Located outside the flood zone. This lot is shovel-ready and primed for development. Palm Bay is becoming one of the fastest-developing cities in Florida, making it ideal for families to build a home in or to purchase as an investment property. It's just 20 minutes south of Melbourne and right next to I-95 for easy commutes. Turn your vision into reality with our premier construction management services. We offer several home models to choose from, and our experienced local team handles every aspect of your build. Don't pay retail—build at cost plus management fee and make your dream a reality on this desirable site.

8. 2025-02-28
   listed $43,000 Active 715-char remark

   Show marketing remark (715 chars)

   Situated in the heart of Port Malabar, this residential lot measures 70 by 125 feet. Located outside the flood zone. This lot is shovel-ready and primed for development. Palm Bay is becoming one of the fastest-developing cities in Florida, making it ideal for families to build a home in or to purchase as an investment property. It's just 20 minutes south of Melbourne and right next to I-95 for easy commutes. Turn your vision into reality with our premier construction management services. We offer several home models to choose from, and our experienced local team handles every aspect of your build. Don't pay retail—build at cost plus management fee and make your dream a reality on this desirable site.

9. 2023-07-25
   soldstatus $25,000 Closed
10. 2023-07-25
    soldstatus $25,000
11. 2023-06-29
    status Pending
12. 2023-06-29
    listed $25,000 Active
13. 2023-06-27
    historical $25,000
14. 2023-06-17
    historical
15. 2022-08-01
    price $35,000
16. 2022-06-16
    listed $40,000 Active
17. 2022-06-15
    historical
18. 2020-04-02
    soldstatus $10,500
19. 2020-03-12
    historical
20. 2019-06-25
    listed $12,900 Active
21. 2017-07-26
    historical
22. 2017-04-29
    listed $13,750
23. 2017-03-16
    soldstatus $6,500
24. 2016-10-12
    listed $7,000

ⓘ 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 · 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: $27,563
• − Mortgage interest: −$20,054
• − Property taxes: −$5,370
• − Insurance: −$1,790
• − Repairs & maintenance: −$2,205
• − Management: −$2,205
• − Depreciation: −$10,415
• Taxable loss: −$14,475
• Est. tax savings @ 24.0%: +$3,474
• After-tax cash flow: $-4,440/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): 49,080
• Household income: $75,311
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 702.0

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 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 21% Black 15% Two or more races 14% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Cuban 2% Dominican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Hispanic 2%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 77% English-only · Spanish 17% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -34.79%
• Current HPI: 308.9719
• Rent YoY: ▲ 0.93%
• 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

+5014.3% since first listed

24 events — show timeline

• 2026-02-06 Listed $358,000 SCMLS
• 2026-02-06 Listing Removed — SCMLS
• 2025-08-29 Sold (Public Records) $31,000 Public Records
• 2025-08-29 Sold (MLS) $31,000 Beaches MLS
• 2025-07-22 Contingent — Beaches MLS
• 2025-04-13 Listed $43,000 Beaches MLS
• 2025-03-26 Listing Removed — SCMLS
• 2025-02-28 Listed $43,000 SCMLS
• 2023-07-25 Sold (Public Records) $25,000 Public Records
• 2023-07-25 Sold (MLS) $25,000 Beaches MLS
• 2023-06-29 Pending — Beaches MLS
• 2023-06-29 Listed $25,000 Beaches MLS
• 2023-06-27 Coming Soon $25,000 Beaches MLS
• 2023-06-17 Listing Removed — Beaches MLS
• 2022-08-01 Price Changed $35,000 Beaches MLS
• 2022-06-16 Listed $40,000 Beaches MLS
• 2022-06-15 Coming Soon — Beaches MLS
• 2020-04-02 Sold (Public Records) $10,500 Public Records
• 2020-03-12 Listing Removed — SCMLS
• 2019-06-25 Listed $12,900 SCMLS
• 2017-07-26 Listing Removed — SCMLS
• 2017-04-29 Listed $13,750 SCMLS
• 2017-03-16 Sold (MLS) $6,500 SCMLS
• 2016-10-12 Listed $7,000 SCMLS

Property tax history

+17.7%/yr

Latest (2025): $576 · -10.7% YoY. Source: county tax records.