1641 Westcott St SE · Palm Bay, FL 32909

$427,500

4 bd · 3.0 ba · 2,015 sqft · Land · 21 Days on market

Built 2026 10,454 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
• Schools +4.7/10.0
• Cash flow +4.1/30.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Perfect location. This lot is conveniently located close to Babcock St. with quick access to the new I-95 exit 167 in a rapidly growing area with a new Publix shopping center and other new misc. infrastructure. There are other existing homes on this street and it is a great location for your dream home.

Key facts

• Hidden trash bin
• Pull-out spice rack
• High-end finishes

Tags

• PRIVATE GUEST SUITE
• HIGH-END FINISHES
• IMPACT WINDOWS AND DOORS
• WATERFALL QUARTZ ISLAND
• PULL-OUT SPICE RACK
• HIDDEN TRASH BIN

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $428k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (39.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (47.2% below list).
• Recommended offer: $226k (47.2% 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: Port Malabar Elementary School (math 48% / reading 58%, grade C, #963 of 2,144 statewide, top 45%, 640 students, 68% 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 schools average 59% FRL vs 43% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 42% at this address vs 55% district-wide (-13 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; 14 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 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 $46k of equity ($3k loan paydown + $43k 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 ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($421k) is reasonable based on typical stale-listing flexibility.
• 4 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 $33k; list at $428k implies a 1195% 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 $225,807 (47.2% 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: 0.53% ✗
• Cap rate: 3.01%
• Cash-on-cash: -11.73%
• DSCR: 0.48
• GRM: 15.8

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: 16.2%
• Equity multiple: 2.34×
• Total profit: $159,846
• Equity at exit: $385,126

10-year hold

• IRR: 15.7%
• Equity multiple: 5.45×
• Total profit: $532,607
• Equity at exit: $830,538

Cash invested: $119,700 (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: 15.8×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$2,242
• Tax est. 1.5%: −$534 /mo · $6,412/yr
• Insurance: −$178
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-1,170

Break-even live

Break-even rent $3,740

Max offer price $258,130

Occupancy floor —

Sensitivity live

Price	-10% $-875	-5% $-1,023	+0% $-1,170	+5% $-1,318	+10% $-1,466
Rent	-10% $-1,349	-5% $-1,260	+0% $-1,170	+5% $-1,081	+10% $-992
Rate	-1.0pp $-955	-0.5pp $-1,062	base $-1,170	+0.5pp $-1,281	+1.0pp $-1,394

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: $106,875
• Closing costs: $12,825
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1625 Waneta St SE Palm Bay, FL	3.0	2.0	1631	$2,100	$1.29	20d	1	0.36mi
1530 Paley Cir SE Palm Bay, FL	4.0	2.0	1842	$2,095	$1.14	16d	1	0.61mi
2242 Mantilla Ave SE Palm Bay, FL	5.0	2.0	2516	$2,176	$0.86	23d	1	0.86mi
1677 Lizette St SE Unit A Palm Bay, FL	3.0	2.0	2080	$1,900	$0.91	16d	1	0.93mi
1660 Lizette St SE Unit 1 Palm Bay, FL	4.0	2.0	1736	$2,199	$1.27	25d	1	0.96mi
1150 Raoul St SE Palm Bay, FL	4.0	2.0	1787	$2,300	$1.29	25d	1	1.04mi
1150 Tiger St SE Palm Bay, FL	3.0	2.0	1690	$1,950	$1.15	16d	1	1.05mi
1454 Graves St SE Palm Bay, FL	3.0	2.0	1621	$2,100	$1.30	16d	1	1.08mi
1643 Talavera St SE Palm Bay, FL	4.0	2.0	1833	$1,861	$1.02	20d	1	1.18mi
1517 Wacker Ave SE Palm Bay, FL	4.0	2.0	1775	$2,200	$1.24	25d	1	1.18mi
1416 Martinez St SE Palm Bay, FL	3.0	2.0	1747	$2,000	$1.14	16d	1	1.24mi
1406 Martinez St SE Palm Bay, FL	4.0	2.0	2083	$2,100	$1.01	25d	1	1.25mi
1210 Vandalia Ave SE Palm Bay, FL	4.0	2.0	1833	$2,050	$1.12	16d	1	1.33mi
1165 Rabbit St SE Palm Bay, FL	3.0	2.0	1994	$1,895	$0.95	20d	1	1.42mi

Listing history 15 events

1. 2026-04-07
   status Pending
2. 2026-03-25
   historical Active Under Contract
3. 2026-03-17
   listed $427,500 Active
4. 2025-06-05
   soldstatus $33,000
5. 2025-06-04
   soldstatus $33,000 Closed 304-char remark

   Show marketing remark (304 chars)

   Perfect location. This lot is conveniently located close to Babcock St. with quick access to the new I-95 exit 167 in a rapidly growing area with a new Publix shopping center and other new misc. infrastructure. There are other existing homes on this street and it is a great location for your dream home.

6. 2025-04-29
   status Pending 304-char remark

   Show marketing remark (304 chars)

   Perfect location. This lot is conveniently located close to Babcock St. with quick access to the new I-95 exit 167 in a rapidly growing area with a new Publix shopping center and other new misc. infrastructure. There are other existing homes on this street and it is a great location for your dream home.

7. 2025-03-27
   listed $39,000 Active 304-char remark

   Show marketing remark (304 chars)

   Perfect location. This lot is conveniently located close to Babcock St. with quick access to the new I-95 exit 167 in a rapidly growing area with a new Publix shopping center and other new misc. infrastructure. There are other existing homes on this street and it is a great location for your dream home.

8. 2023-04-10
   soldstatus $35,000 Closed 368-char remark

   Show marketing remark (368 chars)

   This beautiful 0.24 acre buildable single family residential lot is perfect to build your new home. Located in Port Malabar Unit #18 this lot is on a great street and close to Bayside Lakes for shopping and restaurants. The property is on well and septic The lot beside this one is also for sale at the same price. So don't miss out on the opportunity. Drive by today.

9. 2023-04-10
   soldstatus $35,000

   Show marketing remark (368 chars)

   This beautiful 0.24 acre buildable single family residential lot is perfect to build your new home. Located in Port Malabar Unit #18 this lot is on a great street and close to Bayside Lakes for shopping and restaurants. The property is on well and septic The lot beside this one is also for sale at the same price. So don't miss out on the opportunity. Drive by today.

10. 2023-02-15
    status Pending 368-char remark

    Show marketing remark (368 chars)

    This beautiful 0.24 acre buildable single family residential lot is perfect to build your new home. Located in Port Malabar Unit #18 this lot is on a great street and close to Bayside Lakes for shopping and restaurants. The property is on well and septic The lot beside this one is also for sale at the same price. So don't miss out on the opportunity. Drive by today.

11. 2022-12-02
    listed $45,000 Active 368-char remark

    Show marketing remark (368 chars)

    This beautiful 0.24 acre buildable single family residential lot is perfect to build your new home. Located in Port Malabar Unit #18 this lot is on a great street and close to Bayside Lakes for shopping and restaurants. The property is on well and septic The lot beside this one is also for sale at the same price. So don't miss out on the opportunity. Drive by today.

12. 2016-08-16
    historical
13. 2005-11-16
    listed $39,900
14. 2005-06-02
    soldstatus $50,000
15. 1978-12-01
    soldstatus $5,400

ⓘ 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: $27,097
• − Mortgage interest: −$23,947
• − Property taxes: −$6,412
• − Insurance: −$2,138
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − Depreciation: −$12,436
• Taxable loss: −$22,172
• Est. tax savings @ 24.0%: +$5,321
• After-tax cash flow: $-8,725/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

+7816.7% since first listed

15 events — show timeline

• 2026-04-07 Pending — SCMLS
• 2026-03-25 Contingent — SCMLS
• 2026-03-17 Listed $427,500 SCMLS
• 2025-06-05 Sold (Public Records) $33,000 Public Records
• 2025-06-04 Sold (MLS) $33,000 SCMLS
• 2025-04-29 Pending — SCMLS
• 2025-03-27 Listed $39,000 SCMLS
• 2023-04-10 Sold (Public Records) $35,000 Public Records
• 2023-04-10 Sold (MLS) $35,000 SCMLS
• 2023-02-15 Pending — SCMLS
• 2022-12-02 Listed $45,000 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2005-11-16 Listed $39,900 SCMLS
• 2005-06-02 Sold (Public Records) $50,000 Public Records
• 1978-12-01 Sold (Public Records) $5,400 Public Records

Property tax history

+17.8%/yr

Latest (2025): $583 · +8.8% YoY. Source: county tax records.