526 Hancock St SW · Palm Bay, FL 32908

$325,000

5 bd · 2.0 ba · 1,842 sqft · SingleFamily public records · 98 Days on market

Built 2020 10,019 sqft lot

---

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).

• Cash flow +10.8/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction. The Estero plan by LGI Homes serves as a spacious living area for families and guests. Featuring an open concept floor plan, the home boasts 4 spacious bedrooms, 2 full bathrooms and is complete with over $10,000 in upgrades. These include energy-efficient Whirlpool® appliances, spacious granite countertops in the kitchen, stunning wood cabinets, brushed nickel hardware and an attached two-car garage. In addition, the Estero’s secluded master retreat highlights a large walk-in closet. Best of all, Palm Bay offers residents a premier location with convenient access to nearby golf courses, world-class area beaches and amenity-packed parks.

Key facts

• Solid wood cabinets
• Walk-in closet
• Large kitchen

Tags

• CONCRETE BLOCK STUCCO HOME
• LARGE KITCHEN
• SOLID WOOD CABINETS
• GRANITE COUNTERTOPS
• LUXURY VINYL PLANK FLOORING
• WALK-IN CLOSET

Property features AI

Exterior

• Parking: Attached garage (2 spaces)
• Security: Smoke detector(s)
• Utilities: Septic tank; Water connected; Electricity connected; Cable connected
• Home design: Single-family residence; One story; Entry level: 1; Facing north
• Construction: Concrete and stucco construction; Shingle roof; Pets allowed
• Exterior features: Covered patio, deck, and patio area; Fire pit; Storm shutters; Full privacy vinyl fencing; Gazebo; Cleared lot; City street frontage with asphalt road

Interior

• Kitchen: Electric range; Microwave; ENERGY STAR qualified dishwasher; ENERGY STAR qualified refrigerator; ENERGY STAR qualified water heater
• Bedrooms: 5 bedrooms (all on one level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central electric air conditioning; Heating and cooling systems include energy-efficient features
• Interior features: Breakfast bar; Ceiling fans; Accessible bedroom, common area, entrance, and hallways; Smoke detectors
• Laundry & utility: In-unit laundry with washer hookup and electric dryer hookup; Unfurnished

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (18.1% below list).
• Recommended offer: $266k (18.1% 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: 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 (+1.3%/yr); 1020 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 40% 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 98 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $263k; 24% 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,276 (18.1% 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 98 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 10.2

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: -21.5%
• Equity multiple: 0.27×
• Total profit: $-66,600
• Equity at exit: $48,459

10-year hold

• IRR: -19.7%
• Equity multiple: 0.03×
• Total profit: $-87,877
• Equity at exit: $28,100

Cash invested: $91,000 (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: 1020
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,663 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$413 /mo · $4,951/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $-149

Break-even live

Break-even rent $2,851

Max offer price $298,719

Occupancy floor —

Sensitivity live

Price	-10% $35	-5% $-57	+0% $-149	+5% $-241	+10% $-333
Rent	-10% $-359	-5% $-254	+0% $-149	+5% $-44	+10% $62
Rate	-1.0pp $15	-0.5pp $-66	base $-149	+0.5pp $-233	+1.0pp $-319

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
439 Gancedo St SW Palm Bay, FL	4.0	2.0	1830	$2,200	$1.20	24d	1	0.23mi
2008 Olympia Ave SW Palm Bay, FL	4.0	2.0	1828	$2,500	$1.37	24d	1	0.29mi
1043 Corbin Cir SW Palm Bay, FL	4.0	2.5	2548	$2,600	$1.02	24d	1	0.41mi
1897 Gould Ave SW Palm Bay, FL	4.0	2.0	1555	$1,850	$1.19	24d	1	0.43mi
844 Corbin Cir SW Palm Bay, FL	4.0	2.0	2118	$2,500	$1.18	24d	1	0.52mi
1718 Sawgrass Dr SW Palm Bay, FL	4.0	2.5	2248	$2,400	$1.07	24d	1	0.77mi
356 Garbelmann St SW Palm Bay, FL	4.0	3.0	1850	$2,121	$1.15	14d	1	1.33mi
1133 Hanover Ave SW Palm Bay, FL	4.0	2.0	1804	$2,250	$1.25	21d	1	1.39mi

Listing history 27 events

1. 2026-06-18
   days on market $325,000 Active 98 DOM
2. 2026-06-17
   days on market $325,000 Active 97 DOM
3. 2026-06-16
   days on market $325,000 Active 96 DOM
4. 2026-06-15
   days on market $325,000 Active 95 DOM
5. 2026-06-14
   days on market $325,000 Active 93 DOM
6. 2026-06-10
   days on market $325,000 Active 90 DOM
7. 2026-06-08
   days on market $325,000 Active 88 DOM
8. 2026-06-07
   days on market $325,000 Active 87 DOM
9. 2026-06-05
   days on market $325,000 Active 84 DOM
10. 2026-06-03
    days on market $325,000 Active 83 DOM
11. 2026-06-02
    days on market $325,000 Active 82 DOM
12. 2026-06-01
    days on market $325,000 Active 81 DOM
13. 2026-05-31
    days on market $325,000 Active 80 DOM
14. 2026-05-31
    days on market $325,000 Active 79 DOM
15. 2026-03-12
    listed $325,000 Active
16. 2020-12-02
    soldstatus $262,900 Sold 675-char remark

    Show marketing remark (675 chars)

    Under Construction. The Estero plan by LGI Homes serves as a spacious living area for families and guests. Featuring an open concept floor plan, the home boasts 4 spacious bedrooms, 2 full bathrooms and is complete with over $10,000 in upgrades. These include energy-efficient Whirlpool® appliances, spacious granite countertops in the kitchen, stunning wood cabinets, brushed nickel hardware and an attached two-car garage. In addition, the Estero’s secluded master retreat highlights a large walk-in closet. Best of all, Palm Bay offers residents a premier location with convenient access to nearby golf courses, world-class area beaches and amenity-packed parks.

17. 2020-10-30
    status Pending 675-char remark

    Show marketing remark (675 chars)

    Under Construction. The Estero plan by LGI Homes serves as a spacious living area for families and guests. Featuring an open concept floor plan, the home boasts 4 spacious bedrooms, 2 full bathrooms and is complete with over $10,000 in upgrades. These include energy-efficient Whirlpool® appliances, spacious granite countertops in the kitchen, stunning wood cabinets, brushed nickel hardware and an attached two-car garage. In addition, the Estero’s secluded master retreat highlights a large walk-in closet. Best of all, Palm Bay offers residents a premier location with convenient access to nearby golf courses, world-class area beaches and amenity-packed parks.

18. 2020-10-02
    price $262,900 675-char remark

    Show marketing remark (675 chars)

    Under Construction. The Estero plan by LGI Homes serves as a spacious living area for families and guests. Featuring an open concept floor plan, the home boasts 4 spacious bedrooms, 2 full bathrooms and is complete with over $10,000 in upgrades. These include energy-efficient Whirlpool® appliances, spacious granite countertops in the kitchen, stunning wood cabinets, brushed nickel hardware and an attached two-car garage. In addition, the Estero’s secluded master retreat highlights a large walk-in closet. Best of all, Palm Bay offers residents a premier location with convenient access to nearby golf courses, world-class area beaches and amenity-packed parks.

19. 2020-09-25
    price $258,900 675-char remark

    Show marketing remark (675 chars)

    Under Construction. The Estero plan by LGI Homes serves as a spacious living area for families and guests. Featuring an open concept floor plan, the home boasts 4 spacious bedrooms, 2 full bathrooms and is complete with over $10,000 in upgrades. These include energy-efficient Whirlpool® appliances, spacious granite countertops in the kitchen, stunning wood cabinets, brushed nickel hardware and an attached two-car garage. In addition, the Estero’s secluded master retreat highlights a large walk-in closet. Best of all, Palm Bay offers residents a premier location with convenient access to nearby golf courses, world-class area beaches and amenity-packed parks.

20. 2020-09-25
    status Active 675-char remark

    Show marketing remark (675 chars)

    Under Construction. The Estero plan by LGI Homes serves as a spacious living area for families and guests. Featuring an open concept floor plan, the home boasts 4 spacious bedrooms, 2 full bathrooms and is complete with over $10,000 in upgrades. These include energy-efficient Whirlpool® appliances, spacious granite countertops in the kitchen, stunning wood cabinets, brushed nickel hardware and an attached two-car garage. In addition, the Estero’s secluded master retreat highlights a large walk-in closet. Best of all, Palm Bay offers residents a premier location with convenient access to nearby golf courses, world-class area beaches and amenity-packed parks.

21. 2020-09-11
    status Pending 675-char remark

    Show marketing remark (675 chars)

    Under Construction. The Estero plan by LGI Homes serves as a spacious living area for families and guests. Featuring an open concept floor plan, the home boasts 4 spacious bedrooms, 2 full bathrooms and is complete with over $10,000 in upgrades. These include energy-efficient Whirlpool® appliances, spacious granite countertops in the kitchen, stunning wood cabinets, brushed nickel hardware and an attached two-car garage. In addition, the Estero’s secluded master retreat highlights a large walk-in closet. Best of all, Palm Bay offers residents a premier location with convenient access to nearby golf courses, world-class area beaches and amenity-packed parks.

22. 2020-08-07
    listed $261,900 Active 675-char remark

    Show marketing remark (675 chars)

    Under Construction. The Estero plan by LGI Homes serves as a spacious living area for families and guests. Featuring an open concept floor plan, the home boasts 4 spacious bedrooms, 2 full bathrooms and is complete with over $10,000 in upgrades. These include energy-efficient Whirlpool® appliances, spacious granite countertops in the kitchen, stunning wood cabinets, brushed nickel hardware and an attached two-car garage. In addition, the Estero’s secluded master retreat highlights a large walk-in closet. Best of all, Palm Bay offers residents a premier location with convenient access to nearby golf courses, world-class area beaches and amenity-packed parks.

23. 2019-04-23
    soldstatus $514,500
24. 2019-04-02
    soldstatus $8,900 399-char remark

    Show marketing remark (399 chars)

    NICE CITY WATER/SEPTIC LOT IN AREA OF LARGE HOMES. THIS AREA REQUIRES AN 1,800 SQ FT UNDER AIR MINIMUM HOUSE SIZE WHEN BUILDING. BUYER TO ASSUME THE BALANCE OF THE CITY WATER ASSESSMENT THAT IS PAID ANNUALLY ON THE TAX BILL AT APPROX $270 PER YEAR. BUYER GAINS THE ADVANTAGE FOR THE YEARS THE OWNER HAS ALREADY PAID TOWARDS THE ASSESSMENT! SHORT DRIVE TO SCHOOLS AND THE BAYSIDE LAKES SHOPPING AREA.

25. 2018-03-12
    listed $9,500 399-char remark

    Show marketing remark (399 chars)

    NICE CITY WATER/SEPTIC LOT IN AREA OF LARGE HOMES. THIS AREA REQUIRES AN 1,800 SQ FT UNDER AIR MINIMUM HOUSE SIZE WHEN BUILDING. BUYER TO ASSUME THE BALANCE OF THE CITY WATER ASSESSMENT THAT IS PAID ANNUALLY ON THE TAX BILL AT APPROX $270 PER YEAR. BUYER GAINS THE ADVANTAGE FOR THE YEARS THE OWNER HAS ALREADY PAID TOWARDS THE ASSESSMENT! SHORT DRIVE TO SCHOOLS AND THE BAYSIDE LAKES SHOPPING AREA.

26. 2017-06-19
    historical
27. 2005-11-25
    listed $12,000

ⓘ 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: $4,951 · $413/mo
• Projected year-2 tax: $4,951 · $413/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 5/10 Major
• 🌡 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: $31,953
• − Mortgage interest: −$18,205
• − Property taxes: −$4,951
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,556
• − Management: −$2,556
• − Depreciation: −$9,455
• Taxable loss: −$7,395
• Est. tax savings @ 24.0%: +$1,775
• After-tax cash flow: $-10/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

+2608.3% since first listed

13 events — show timeline

• 2026-03-12 Listed $325,000 SCMLS
• 2020-12-02 Sold (MLS) $262,900 Stellar MLS as Distributed by MLS Grid
• 2020-10-30 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-10-02 Price Changed $262,900 Stellar MLS as Distributed by MLS Grid
• 2020-09-25 Price Changed $258,900 Stellar MLS as Distributed by MLS Grid
• 2020-09-25 Relisted — Stellar MLS as Distributed by MLS Grid
• 2020-09-11 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-08-07 Listed $261,900 Stellar MLS as Distributed by MLS Grid
• 2019-04-23 Sold (Public Records) $514,500 Public Records
• 2019-04-02 Sold (MLS) $8,900 SCMLS
• 2018-03-12 Listed $9,500 SCMLS
• 2017-06-19 Listing Removed — SCMLS
• 2005-11-25 Listed $12,000 SCMLS

Property tax history

+27.0%/yr

Latest (2025): $4,951 · +2.0% YoY. Source: county tax records.