1563 Leeward Ave SE · Palm Bay, FL 32909

$360,000

4 bd · 2.0 ba · 1,830 sqft · SingleFamily public records · 55 Days on market

Built 2023 10,018 sqft lot

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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 +5.8/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0

Listing remarks MLS

Brand new traditional Cali, 4 Bedroom, 2 bath, 2 car garage. Open floor plan with large kitchen island and walk in pantry. Primary bedroom easily fits king size furniture and more, with an oversized walk-in closet and large linen closet. Tile everywhere except the bedrooms. Kitchen boasts 36'' cabinets, range, microwave and dishwasher. Smart home package along with Trussed covered lanai. Fully sodded lawn, shrubs and mulch upfront. No HOA rules or fees. Photos used for illustrative purposes and do not depict actual home.

Key facts

• Open floor plan
• Large linen closet
• Spacious kitchen

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• LARGE ISLAND
• WALK-IN PANTRY
• OVERSIZED WALK-IN CLOSET
• LARGE LINEN CLOSET

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Septic tank; Cable available; Municipal water available
• Home design: Single family residence
• Construction: Block, concrete and stucco construction
• Exterior features: Corner lot; Southwest-facing

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Refrigerator; Instant hot water
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 1 total room; Unfurnished
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-727 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (35.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (38.1% below list).
• Recommended offer: $223k (38.1% 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: Columbia Elementary School (math 52% / reading 47%, grade D, #1,088 of 2,144 statewide, top 53%, 506 students, 68% FRL); Stone Magnet Middle School (math 33% / reading 35%, grade F, #426 of 571 statewide, top 75%, 670 students, 69% FRL); Bayside High School (math 27% / reading 40%, grade F, #400 of 667 statewide, top 61%, 1,854 students, 51% 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 39% at this address vs 55% district-wide (-16 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); 1111 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 33% 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 $38k of equity ($2k loan paydown + $36k 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 ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,742 (38.1% 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. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
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: 0.62% ✗
• Cap rate: 3.87%
• Cash-on-cash: -8.65%
• DSCR: 0.61
• GRM: 13.5

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: 18.4%
• Equity multiple: 2.50×
• Total profit: $151,306
• Equity at exit: $324,317

10-year hold

• IRR: 17.2%
• Equity multiple: 5.81×
• Total profit: $485,203
• Equity at exit: $699,401

Cash invested: $100,800 (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 32909

• Home prices YoY: 6.0%
• Rents YoY: 3.7%
• Active inventory: 1111
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,227 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$449 /mo · $5,386/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-727

Break-even live

Break-even rent $3,148

Max offer price $231,570

Occupancy floor —

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1530 Paley Cir SE Palm Bay, FL	4.0	2.0	1842	$2,095	$1.14	14d	1	0.15mi
1418 Paley Cir SE Palm Bay, FL	3.0	2.0	1260	$1,850	$1.47	23d	1	0.25mi
1625 Waneta St SE Palm Bay, FL	3.0	2.0	1631	$2,100	$1.29	19d	1	0.35mi
1674 Waltz St SE Palm Bay, FL	3.0	2.0	1262	$1,831	$1.45	14d	1	0.51mi
1150 Raoul St SE Palm Bay, FL	4.0	2.0	1787	$2,300	$1.29	23d	1	0.54mi
1643 Talavera St SE Palm Bay, FL	4.0	2.0	1833	$1,861	$1.02	19d	1	0.70mi
1517 Wacker Ave SE Palm Bay, FL	4.0	2.0	1775	$2,200	$1.24	23d	1	0.70mi
1210 Vandalia Ave SE Palm Bay, FL	4.0	2.0	1833	$2,050	$1.12	14d	1	0.70mi
1068 Saint Johns St SE Palm Bay, FL	3.0	2.0	1332	$2,000	$1.50	23d	1	0.72mi
1150 Tiger St SE Palm Bay, FL	3.0	2.0	1690	$1,950	$1.15	14d	1	0.72mi
1255 Wadsworth St SE Unit 1255 Palm Bay, FL	3.0	3.0	1747	$2,350	$1.35	19d	1	0.93mi
2036 Walsh Ave SE Palm Bay, FL	3.0	2.0	1331	$1,930	$1.45	23d	1	1.03mi
2910 Emerson Dr SE Palm Bay, FL	3.0	2.0	1700	$1,950	$1.15	14d	1	1.16mi
818 Seven Gables Cir SE Palm Bay, FL	3.0	2.0	1490	$1,795	$1.20	23d	1	1.24mi
822 Seven Gables Cir SE Palm Bay, FL	3.0	2.0	1474	$1,835	$1.24	23d	1	1.24mi
896 Talmadge Ave SE Palm Bay, FL	3.0	2.0	1263	$1,900	$1.50	14d	1	1.35mi
885 Talmadge Ave SE Palm Bay, FL	3.0	2.0	1787	$2,300	$1.29	21d	1	1.35mi
829 Tampa Ave SE Palm Bay, FL	3.0	2.0	1303	$1,740	$1.34	23d	1	1.36mi
2242 Mantilla Ave SE Palm Bay, FL	5.0	2.0	2516	$2,176	$0.86	21d	1	1.41mi
1290 Sail Ct SE Palm Bay, FL	3.0	2.0	1509	$1,945	$1.29	23d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $360,000 Active 55 DOM
2. 2026-06-17
   days on market $360,000 Active 54 DOM
3. 2026-06-16
   days on market $360,000 Active 53 DOM
4. 2026-06-15
   days on market $360,000 Active 52 DOM
5. 2026-06-14
   days on market $360,000 Active 50 DOM
6. 2026-06-10
   days on market $360,000 Active 47 DOM
7. 2026-06-08
   days on market $360,000 Active 45 DOM
8. 2026-06-07
   days on market $360,000 Active 44 DOM
9. 2026-06-05
   days on market $360,000 Active 41 DOM
10. 2026-06-03
    days on market $360,000 Active 40 DOM
11. 2026-06-02
    days on market $360,000 Active 39 DOM
12. 2026-06-01
    days on market $360,000 Active 38 DOM
13. 2026-05-31
    days on market $360,000 Active 37 DOM
14. 2026-05-31
    days on market $360,000 Active 36 DOM
15. 2026-04-24
    listed $360,000 Active
16. 2023-06-30
    soldstatus $338,990 Closed 526-char remark

    Show marketing remark (526 chars)

    Brand new traditional Cali, 4 Bedroom, 2 bath, 2 car garage. Open floor plan with large kitchen island and walk in pantry. Primary bedroom easily fits king size furniture and more, with an oversized walk-in closet and large linen closet. Tile everywhere except the bedrooms. Kitchen boasts 36'' cabinets, range, microwave and dishwasher. Smart home package along with Trussed covered lanai. Fully sodded lawn, shrubs and mulch upfront. No HOA rules or fees. Photos used for illustrative purposes and do not depict actual home.

17. 2023-05-01
    listed Contingent 526-char remark

    Show marketing remark (526 chars)

    Brand new traditional Cali, 4 Bedroom, 2 bath, 2 car garage. Open floor plan with large kitchen island and walk in pantry. Primary bedroom easily fits king size furniture and more, with an oversized walk-in closet and large linen closet. Tile everywhere except the bedrooms. Kitchen boasts 36'' cabinets, range, microwave and dishwasher. Smart home package along with Trussed covered lanai. Fully sodded lawn, shrubs and mulch upfront. No HOA rules or fees. Photos used for illustrative purposes and do not depict actual home.

18. 2023-05-01
    listed $349,495 526-char remark

    Show marketing remark (526 chars)

    Brand new traditional Cali, 4 Bedroom, 2 bath, 2 car garage. Open floor plan with large kitchen island and walk in pantry. Primary bedroom easily fits king size furniture and more, with an oversized walk-in closet and large linen closet. Tile everywhere except the bedrooms. Kitchen boasts 36'' cabinets, range, microwave and dishwasher. Smart home package along with Trussed covered lanai. Fully sodded lawn, shrubs and mulch upfront. No HOA rules or fees. Photos used for illustrative purposes and do not depict actual home.

19. 2022-08-04
    soldstatus $1,563,158
20. 2022-05-09
    soldstatus $42,000
21. 2022-04-26
    soldstatus $42,000 Closed 302-char remark

    Show marketing remark (302 chars)

    This vacant lot is perfect with only a few trees to clear. City water available! Build your brand new home in a very well maintained area, paved road, around brand new homes. This lot is close to San Filippo Drive, Bayside High school, Eastern Florida State College, golf course and Bayside Lakes area.

22. 2022-03-31
    status Pending 302-char remark

    Show marketing remark (302 chars)

    This vacant lot is perfect with only a few trees to clear. City water available! Build your brand new home in a very well maintained area, paved road, around brand new homes. This lot is close to San Filippo Drive, Bayside High school, Eastern Florida State College, golf course and Bayside Lakes area.

23. 2022-02-14
    listed $54,900 Active 302-char remark

    Show marketing remark (302 chars)

    This vacant lot is perfect with only a few trees to clear. City water available! Build your brand new home in a very well maintained area, paved road, around brand new homes. This lot is close to San Filippo Drive, Bayside High school, Eastern Florida State College, golf course and Bayside Lakes area.

24. 1984-10-01
    soldstatus $6,000

ⓘ 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: $5,386 · $449/mo
• Projected year-2 tax: $5,386 · $449/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 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 16 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: $26,729
• − Mortgage interest: −$20,166
• − Property taxes: −$5,386
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,138
• − Management: −$2,138
• − Depreciation: −$10,473
• Taxable loss: −$15,371
• Est. tax savings @ 24.0%: +$3,689
• After-tax cash flow: $-5,035/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

+5900.0% since first listed

10 events — show timeline

• 2026-04-24 Listed $360,000 SCMLS
• 2023-06-30 Sold (MLS) $338,990 SCMLS
• 2023-05-01 Listed — SCMLS
• 2023-05-01 Listed $349,495 SCMLS
• 2022-08-04 Sold (Public Records) $1,563,158 Public Records
• 2022-05-09 Sold (Public Records) $42,000 Public Records
• 2022-04-26 Sold (MLS) $42,000 SCMLS
• 2022-03-31 Pending — SCMLS
• 2022-02-14 Listed $54,900 SCMLS
• 1984-10-01 Sold (Public Records) $6,000 Public Records

Property tax history

+43.4%/yr

Latest (2025): $5,386 · -2.1% YoY. Source: county tax records.