570 Remington Green Dr SE #102 · Palm Bay, FL 32909

$309,900

2 bd · 2.0 ba · 1,365 sqft · Townhouse public records · 162 Days on market

Built 2019 3,485 sqft lot $249/mo HOA · 12% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.2/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This beautiful interior Unit, is 1,399 sq. ft. with 2 bedrooms, 2 baths, a Flex Room, and 1 car garage. The Home will have Castilian Gray Tile in all wet areas. The Dark Sarsaparilla Birch Cabinets will be in the Kitchen and both Baths. The home will have a light and Bright Family room with light from the Large Sliding Glass doors that lead to the 8X13 Covered Lanai. The Windows also come with white 2'' Faux Wood Blinds. The Kitchen will include Stainless Steel appliances, including the Range, Microwave, Dishwasher, and Refrigerator! This unit backs up to part of The Majors Golf Course in Bayside Lakes. The Home has the access to the Community pool right around the corner, and the HOA also includes the Bayside Lakes Amenities at the Clubhouse which include but not limited to a Basketball Court, Tennis Courts, A Large Pool, Clubhouse, and Work Out room.

Key facts

• Stainless appliances
• Walk in closet
• Indoor laundry room

Tags

• SCREENED IN COVERED LANAI
• STAINLESS APPLIANCES
• STEP UP BREAKFAST BAR
• WALK IN CLOSET
• LARGE WALK IN SHOWER
• INDOOR LAUNDRY ROOM

Property features AI

Finance

• Other: Furnished unit
• HOA & community: Association-managed by Space Coast Property Management; Quarterly association fee (includes grounds maintenance); Community amenities: Fitness center, gated community, park, playground, tennis courts, off-site management

Exterior

• Parking: Attached garage with garage door opener (1 garage space)
• Security: Leased security system; Smoke detector(s)
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable available
• Home design: Townhouse; Property faces west; Attached property
• Construction: Block and stucco construction; Shingle roof; Pets allowed
• Exterior features: Porch (screened); Storm shutters; Sprinklers in front and rear; Asphalt road

Interior

• Kitchen: Disposal; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air
• Interior features: Open floorplan; Entrance foyer; Breakfast bar; Pantry; Split bedrooms; Walk-in closet(s); Ceiling fan(s); Primary bathroom with shower (no tub); Flex space for office/dining; Screened-in porch; Family room; Dining room
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $310k.

Deal economics

• At list price, monthly cash flow is $-702 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (40.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (35.4% below list).
• Recommended offer: $186k (40.0% below list) — sets the bar for cash-flow.

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 (+3.7%/yr); 1111 active listings in the ZIP; 11 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 30% 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $190k; list at $310k implies a 63% 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 $185,968 (40.0% 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 162 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.65% ✗
• Cap rate: 3.58%
• Cash-on-cash: -9.70%
• DSCR: 0.57
• GRM: 12.9

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: 17.7%
• Equity multiple: 2.45×
• Total profit: $125,574
• Equity at exit: $279,182

10-year hold

• IRR: 16.7%
• Equity multiple: 5.70×
• Total profit: $407,998
• Equity at exit: $602,068

Cash invested: $86,772 (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: 12.9×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$280 /mo · $3,359/yr
• Insurance: −$129
• HOA: −$249
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-702

Break-even live

Break-even rent $2,890

Max offer price $185,968

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2250 Chinaberry Cir SE Palm Bay, FL	3.0	2.0	1669	$1,995	$1.20	23d	1	0.21mi
1224 Dillard Dr SE Palm Bay, FL	3.0	2.0	1770	$2,336	$1.32	14d	1	0.72mi
2749 Freehold Ave SE Palm Bay, FL	3.0	2.0	1386	$1,800	$1.30	23d	1	1.10mi
2785 Gabboys Ave SE Palm Bay, FL	3.0	2.0	1475	$1,849	$1.25	23d	1	1.20mi
2036 Walsh Ave SE Palm Bay, FL	3.0	2.0	1331	$1,930	$1.45	23d	1	1.27mi
2910 Emerson Dr SE Palm Bay, FL	3.0	2.0	1700	$1,950	$1.15	14d	1	1.32mi
1150 Tiger St SE Palm Bay, FL	3.0	2.0	1690	$1,950	$1.15	14d	1	1.36mi
1068 Saint Johns St SE Palm Bay, FL	3.0	2.0	1332	$2,000	$1.50	23d	1	1.39mi
1736 La Maderia Dr SW Palm Bay, FL	3.0	2.0	1873	$2,000	$1.07	23d	1	1.43mi
1733 La Maderia Dr SW Palm Bay, FL	3.0	2.0	1865	$2,195	$1.18	21d	1	1.46mi
2437 Hagoplan Ave SW Palm Bay, FL	3.0	2.0	1840	$2,150	$1.17	23d	1	1.49mi

HOA detail

• Monthly dues: $249 · $2,988/yr
• Likely covers: pool

Listing history 5 events

1. 2025-12-15
   listed $309,900 Active
2. 2020-01-28
   soldstatus $189,990 864-char remark

   Show marketing remark (864 chars)

   This beautiful interior Unit, is 1,399 sq. ft. with 2 bedrooms, 2 baths, a Flex Room, and 1 car garage. The Home will have Castilian Gray Tile in all wet areas. The Dark Sarsaparilla Birch Cabinets will be in the Kitchen and both Baths. The home will have a light and Bright Family room with light from the Large Sliding Glass doors that lead to the 8X13 Covered Lanai. The Windows also come with white 2'' Faux Wood Blinds. The Kitchen will include Stainless Steel appliances, including the Range, Microwave, Dishwasher, and Refrigerator! This unit backs up to part of The Majors Golf Course in Bayside Lakes. The Home has the access to the Community pool right around the corner, and the HOA also includes the Bayside Lakes Amenities at the Clubhouse which include but not limited to a Basketball Court, Tennis Courts, A Large Pool, Clubhouse, and Work Out room.

3. 2019-05-07
   listed $193,890 864-char remark

   Show marketing remark (864 chars)

   This beautiful interior Unit, is 1,399 sq. ft. with 2 bedrooms, 2 baths, a Flex Room, and 1 car garage. The Home will have Castilian Gray Tile in all wet areas. The Dark Sarsaparilla Birch Cabinets will be in the Kitchen and both Baths. The home will have a light and Bright Family room with light from the Large Sliding Glass doors that lead to the 8X13 Covered Lanai. The Windows also come with white 2'' Faux Wood Blinds. The Kitchen will include Stainless Steel appliances, including the Range, Microwave, Dishwasher, and Refrigerator! This unit backs up to part of The Majors Golf Course in Bayside Lakes. The Home has the access to the Community pool right around the corner, and the HOA also includes the Bayside Lakes Amenities at the Clubhouse which include but not limited to a Basketball Court, Tennis Courts, A Large Pool, Clubhouse, and Work Out room.

4. 2015-12-11
   soldstatus $2,864,400
5. 2015-12-09
   soldstatus $2,108,900

ⓘ 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: $3,359 · $280/mo
• Projected year-2 tax: $3,359 · $280/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 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: $24,025
• − Mortgage interest: −$17,359
• − Property taxes: −$3,359
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − HOA: −$2,988
• − Depreciation: −$9,015
• Taxable loss: −$14,090
• Est. tax savings @ 24.0%: +$3,382
• After-tax cash flow: $-5,037/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

-85.3% since first listed

5 events — show timeline

• 2025-12-15 Listed $309,900 SCMLS
• 2020-01-28 Sold (MLS) $189,990 SCMLS
• 2019-05-07 Listed $193,890 SCMLS
• 2015-12-11 Sold (Public Records) $2,864,400 Public Records
• 2015-12-09 Sold (Public Records) $2,108,900 Public Records

Property tax history

+24.1%/yr

Latest (2025): $3,359 · -2.0% YoY. Source: county tax records.