1626 Kylar Dr NW · Palm Bay, FL 32907

$347,200

4 bd · 2.0 ba · 1,635 sqft · Land · 200 Days on market

Built 2025 6,098 sqft lot $55/mo HOA · 2% 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).

• Cash flow +12.6/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Express Move-In! Only $1,000 deposit, with a 4.99% interest rate for an Est. P & I of $1,693.07 + Closing costs paid when using our preferred lender. Welcome to the beautifully designed 1635sqft ''Family plan'', located in a gated community with a community pool and playground. This thoughtfully crafted 4-bedroom, 2-bath home was deigned to make family time just feel natural, imagine stepping onto this spacious 10x20 covered porch, and unwinding as you take in this lakeview while relaxing! This home features one of the best floor plans for buyers who love to mingle and connect, . The open-concept layout centers around a stunning kitchen where the island overlooks both the dining and fa

Key facts

• Covered porch
• Split-bedroom layout
• Large island

Tags

• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• LARGE PANTRY
• COVERED PORCH
• SPLIT-BEDROOM LAYOUT
• OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $347k.

Deal economics

• At list price, monthly cash flow is $-470 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (23.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (24.3% below list).
• Recommended offer: $263k (24.3% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 42% 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 $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 200 days — a 12% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major 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 $262,689 (24.3% 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 200 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 11.0

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: -28.7%
• Equity multiple: 0.06×
• Total profit: $-91,440
• Equity at exit: $51,769

10-year hold

• IRR: -39.8%
• Equity multiple: -0.43×
• Total profit: $-138,762
• Equity at exit: $30,020

Cash invested: $97,216 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,627 high
• Mortgage (P&I): −$1,821
• Tax from tax record: −$98 /mo · $1,182/yr
• Insurance: −$145
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$55
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-470

Break-even live

Break-even rent $3,222

Max offer price $264,138

Occupancy floor —

Sensitivity live

Price	-10% $-274	-5% $-372	+0% $-470	+5% $-568	+10% $-667
Rent	-10% $-678	-5% $-574	+0% $-470	+5% $-366	+10% $-263
Rate	-1.0pp $-295	-0.5pp $-382	base $-470	+0.5pp $-560	+1.0pp $-652

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: $86,800
• Closing costs: $10,416
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
938 Soleway Ave NW Palm Bay, FL	3.0	2.0	1867	$2,300	$1.23	13d	1	0.01mi
2585 Roygaris St NW Palm Bay, FL	4.0	2.0	1845	$2,650	$1.44	3d	1	0.15mi
1146 Kylar Dr NW Palm Bay, FL	4.0	2.0	1635	$2,250	$1.38	13d	1	0.30mi
2701 Pinwherry St NW Palm Bay, FL	4.0	2.5	2100	$2,800	$1.33	13d	1	0.35mi
1767 Delaware St NW Palm Bay, FL	3.0	2.0	2121	$2,250	$1.06	24d	1	1.27mi
308 Tamarind Cir NW Palm Bay, FL	3.0	2.0	1350	$2,100	$1.56	24d	1	1.43mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: poolsecurity

Listing history 9 events

1. 2026-04-26
   status Pending
2. 2026-04-14
   price $347,200
3. 2026-04-08
   price $341,100
4. 2026-03-11
   price $341,200
5. 2026-02-25
   price $335,200
6. 2026-02-18
   status Active
7. 2026-02-06
   historical
8. 2025-10-10
   price $327,200
9. 2025-09-26
   listed $324,700 Active

ⓘ 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: $1,182 · $98/mo
• Projected year-2 tax: $2,882 · $240/mo
• Expected delta: +$1,700/yr (+$142/mo · 143.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $31,523
• − Mortgage interest: −$19,449
• − Property taxes: −$1,182
• − Insurance: −$6,854
• − Repairs & maintenance: −$2,522
• − Management: −$2,522
• − HOA: −$660
• − Depreciation: −$10,100
• Taxable loss: −$11,766
• Est. tax savings @ 24.0%: +$2,824
• After-tax cash flow: $-2,818/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

+6.9% since first listed

9 events — show timeline

• 2026-04-26 Pending — SCMLS
• 2026-04-14 Price Changed $347,200 SCMLS
• 2026-04-08 Price Changed $341,100 SCMLS
• 2026-03-11 Price Changed $341,200 SCMLS
• 2026-02-25 Price Changed $335,200 SCMLS
• 2026-02-18 Relisted — SCMLS
• 2026-02-06 Listing Removed — SCMLS
• 2025-10-10 Price Changed $327,200 SCMLS
• 2025-09-26 Listed $324,700 SCMLS

Property tax history

+26.2%/yr

Latest (2025): $1,182 · +26.2% YoY. Source: county tax records.