2082 Little John Rd · Melbourne, FL 32935

$269,750

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 77 Days on market

Built 1959 7,405 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).

• Cash flow +10.2/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +2.9/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

No cast iron! Fenced-in lot with tons of storage & extra space! Nearly 1,700 living sqft with a (2023) roof and a (2022) AC and 2 brand new mini-splits to keep the house ice cold! Features a 100 sqft slab foundation outbuilding, a 168 sqft shed, a screened-in front porch & a backyard roofed patio.

Key facts

• Outbuilding
• Shed
• Tons of storage

Tags

• FENCED-IN LOT
• TONS OF STORAGE
• OUTBUILDING
• SHED
• SCREENED-IN FRONT PORCH
• BACKYARD ROOFED PATIO

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: Single family residence; One story; Southwest facing; Residential property
• Construction: Block and wood siding construction; Shingle roof; Slab foundation; Built on 1 level
• Exterior features: Front porch; Patio; Screened porch

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Mini-split unit(s)
• Interior features: Ceiling fans; Wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (33.0% below list).
• Recommended offer: $181k (33.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents flat; 332 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 34% of the median local income ($65k/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 $8k 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 77 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $28k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,743 (33.0% 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 77 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.45%
• DSCR: 0.89
• GRM: 12.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.53% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.23×
• Total profit: $-58,061
• Equity at exit: $40,221

10-year hold

• IRR: -23.7%
• Equity multiple: -0.07×
• Total profit: $-80,917
• Equity at exit: $23,323

Cash invested: $75,530 (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 32935

• Rents YoY: 0.5%
• Active inventory: 332
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$55 /mo · $661/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-154

Break-even live

Break-even rent $2,003

Max offer price $242,513

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-78	+0% $-154	+5% $-231	+10% $-307
Rent	-10% $-297	-5% $-226	+0% $-154	+5% $-83	+10% $-11
Rate	-1.0pp $-18	-0.5pp $-86	base $-154	+0.5pp $-224	+1.0pp $-295

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: $67,438
• Closing costs: $8,092
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2107 Little John Rd Melbourne, FL	3.0	1.0	936	$1,600	$1.71	24d	1	0.03mi
2085 Nottingham Rd Melbourne, FL	3.0	1.0	864	$1,845	$2.14	24d	1	0.15mi
1900 Post Rd Melbourne, FL	1.0–3.0	1.0–2.0	840	$1,894	$2.25	15d	10	0.19mi
2544 Coventry Rd Melbourne, FL	3.0	2.0	1100	$2,100	$1.91	24d	1	0.53mi
3320 Rivercrest Dr Melbourne, FL	1.0–2.0	1.0–2.0	1000	$1,506	$1.51	14d	7	1.17mi
3135 Shady Dell Ln Melbourne, FL	1.0–2.0	1.5–2.0	912	$1,600	$1.75	22d	4	1.31mi
3051 Savannah Way Melbourne, FL	1.0–2.0	1.0–2.0	927	$1,689	$1.82	14d	26	1.32mi
4465 Preserve Dr Melbourne, FL	1.0–3.0	1.0–2.0	1027	$2,087	$2.03	15d	13	1.36mi
1440 Parkway Dr Unit 7A Melbourne, FL	2.0	1.0	800	$1,495	$1.87	24d	1	1.39mi
1432 Parkway Dr Unit 6b Melbourne, FL	2.0	1.0	800	$1,495	$1.87	24d	1	1.40mi
3150 N Harbor City Blvd #143 Melbourne, FL	2.0	2.0	1058	$1,700	$1.61	24d	1	1.41mi
2960 Clearlake Dr #3 Melbourne, FL	2.0	1.0	1075	$1,650	$1.53	24d	1	1.49mi

Listing history 19 events

1. 2026-05-22
   soldstatus $255,000 Closed 310-char remark

   Show marketing remark (310 chars)

   No cast iron! Fenced-in lot with tons of storage & extra space! Nearly 1,700 living sqft with a (2023) roof and a (2022) AC and 2 brand new mini-splits to keep the house ice cold! Features a 100 sqft slab foundation outbuilding, a 168 sqft shed, a screened-in front porch & a backyard roofed patio.

2. 2026-05-22
   soldstatus $255,000 Closed

   Show marketing remark (310 chars)

   No cast iron! Fenced-in lot with tons of storage & extra space! Nearly 1,700 living sqft with a (2023) roof and a (2022) AC and 2 brand new mini-splits to keep the house ice cold! Features a 100 sqft slab foundation outbuilding, a 168 sqft shed, a screened-in front porch & a backyard roofed patio.

3. 2026-05-04
   status Pending

   Show marketing remark (310 chars)

   No cast iron! Fenced-in lot with tons of storage & extra space! Nearly 1,700 living sqft with a (2023) roof and a (2022) AC and 2 brand new mini-splits to keep the house ice cold! Features a 100 sqft slab foundation outbuilding, a 168 sqft shed, a screened-in front porch & a backyard roofed patio.

4. 2026-05-04
   historical Active Under Contract 310-char remark

   Show marketing remark (310 chars)

   No cast iron! Fenced-in lot with tons of storage & extra space! Nearly 1,700 living sqft with a (2023) roof and a (2022) AC and 2 brand new mini-splits to keep the house ice cold! Features a 100 sqft slab foundation outbuilding, a 168 sqft shed, a screened-in front porch & a backyard roofed patio.

5. 2026-04-30
   price $269,750
6. 2026-04-29
   price $269,750 310-char remark

   Show marketing remark (310 chars)

   No cast iron! Fenced-in lot with tons of storage & extra space! Nearly 1,700 living sqft with a (2023) roof and a (2022) AC and 2 brand new mini-splits to keep the house ice cold! Features a 100 sqft slab foundation outbuilding, a 168 sqft shed, a screened-in front porch & a backyard roofed patio.

7. 2026-03-17
   price $279,900

   Show marketing remark (310 chars)

   No cast iron! Fenced-in lot with tons of storage & extra space! Nearly 1,700 living sqft with a (2023) roof and a (2022) AC and 2 brand new mini-splits to keep the house ice cold! Features a 100 sqft slab foundation outbuilding, a 168 sqft shed, a screened-in front porch & a backyard roofed patio.

8. 2026-03-17
   price $279,900 310-char remark

   Show marketing remark (310 chars)

   No cast iron! Fenced-in lot with tons of storage & extra space! Nearly 1,700 living sqft with a (2023) roof and a (2022) AC and 2 brand new mini-splits to keep the house ice cold! Features a 100 sqft slab foundation outbuilding, a 168 sqft shed, a screened-in front porch & a backyard roofed patio.

9. 2026-03-16
   status Active

   Show marketing remark (310 chars)

   No cast iron! Fenced-in lot with tons of storage & extra space! Nearly 1,700 living sqft with a (2023) roof and a (2022) AC and 2 brand new mini-splits to keep the house ice cold! Features a 100 sqft slab foundation outbuilding, a 168 sqft shed, a screened-in front porch & a backyard roofed patio.

10. 2026-03-16
    status Active 310-char remark

    Show marketing remark (310 chars)

    No cast iron! Fenced-in lot with tons of storage & extra space! Nearly 1,700 living sqft with a (2023) roof and a (2022) AC and 2 brand new mini-splits to keep the house ice cold! Features a 100 sqft slab foundation outbuilding, a 168 sqft shed, a screened-in front porch & a backyard roofed patio.

11. 2026-03-05
    status Pending

    Show marketing remark (310 chars)

    No cast iron! Fenced-in lot with tons of storage & extra space! Nearly 1,700 living sqft with a (2023) roof and a (2022) AC and 2 brand new mini-splits to keep the house ice cold! Features a 100 sqft slab foundation outbuilding, a 168 sqft shed, a screened-in front porch & a backyard roofed patio.

12. 2026-03-05
    historical Active Under Contract 310-char remark

    Show marketing remark (310 chars)

    No cast iron! Fenced-in lot with tons of storage & extra space! Nearly 1,700 living sqft with a (2023) roof and a (2022) AC and 2 brand new mini-splits to keep the house ice cold! Features a 100 sqft slab foundation outbuilding, a 168 sqft shed, a screened-in front porch & a backyard roofed patio.

13. 2026-02-16
    price $288,000

    Show marketing remark (310 chars)

    No cast iron! Fenced-in lot with tons of storage & extra space! Nearly 1,700 living sqft with a (2023) roof and a (2022) AC and 2 brand new mini-splits to keep the house ice cold! Features a 100 sqft slab foundation outbuilding, a 168 sqft shed, a screened-in front porch & a backyard roofed patio.

14. 2026-02-16
    price $288,000 310-char remark

    Show marketing remark (310 chars)

    No cast iron! Fenced-in lot with tons of storage & extra space! Nearly 1,700 living sqft with a (2023) roof and a (2022) AC and 2 brand new mini-splits to keep the house ice cold! Features a 100 sqft slab foundation outbuilding, a 168 sqft shed, a screened-in front porch & a backyard roofed patio.

15. 2026-02-05
    listed $298,000 Active 310-char remark

    Show marketing remark (310 chars)

    No cast iron! Fenced-in lot with tons of storage & extra space! Nearly 1,700 living sqft with a (2023) roof and a (2022) AC and 2 brand new mini-splits to keep the house ice cold! Features a 100 sqft slab foundation outbuilding, a 168 sqft shed, a screened-in front porch & a backyard roofed patio.

16. 2026-02-05
    listed $298,000 Active

    Show marketing remark (310 chars)

    No cast iron! Fenced-in lot with tons of storage & extra space! Nearly 1,700 living sqft with a (2023) roof and a (2022) AC and 2 brand new mini-splits to keep the house ice cold! Features a 100 sqft slab foundation outbuilding, a 168 sqft shed, a screened-in front porch & a backyard roofed patio.

17. 2025-11-25
    soldstatus $158,800
18. 1992-08-01
    soldstatus $47,900
19. 1984-04-01
    soldstatus $39,900

ⓘ 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: $661 · $55/mo
• Projected year-2 tax: $2,239 · $187/mo
• Expected delta: +$1,578/yr (+$132/mo · 238.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $21,689
• − Mortgage interest: −$15,110
• − Property taxes: −$661
• − Insurance: −$1,349
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$7,847
• Taxable loss: −$6,748
• Est. tax savings @ 24.0%: +$1,620
• After-tax cash flow: $-231/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 — Melbourne

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Melbourne, FL
• County: Brevard County · 602,871 people
• City population: 178,420
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 41,965
• Household income: $64,588
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1747.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 13% Two or more races 9% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 1% Tagalog/Filipino 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: ▼ -185.48%
• Current HPI: 308.7443
• Rent YoY: ▲ 0.53%
• 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

+539.1% since first listed

19 events — show timeline

• 2026-05-22 Sold (MLS) $255,000 Stellar MLS as Distributed by MLS Grid
• 2026-05-22 Sold (MLS) $255,000 SCMLS
• 2026-05-04 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-04 Contingent — SCMLS
• 2026-04-30 Price Changed $269,750 Stellar MLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $269,750 SCMLS
• 2026-03-17 Price Changed $279,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $279,900 SCMLS
• 2026-03-16 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-16 Relisted — SCMLS
• 2026-03-05 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-05 Contingent — SCMLS
• 2026-02-16 Price Changed $288,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-16 Price Changed $288,000 SCMLS
• 2026-02-05 Listed $298,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-05 Listed $298,000 SCMLS
• 2025-11-25 Sold (Public Records) $158,800 Public Records
• 1992-08-01 Sold (Public Records) $47,900 Public Records
• 1984-04-01 Sold (Public Records) $39,900 Public Records

Property tax history

+10.5%/yr

Latest (2025): $661 · +4.0% YoY. Source: county tax records.