Dawn Plan · Palm Bay, FL 32908

$334,990

4 bd · 3.0 ba · 2,174 sqft · SingleFamily · 171 Days on market

Good condition Garage

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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).

• ARV discount +7.5/15.0
• Cash flow +6.5/30.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This single-story home shares an open layout between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space for year-round outdoor lounging. A luxe owner's suite is in the rear of the home and comes complete with an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, ideal for overnight guests or residents needing additional privacy, as well as a flex space that can transform to meet the household's needs.

Key facts

• Walk-in closet
• Flex space
• Open layout

Tags

• OPEN LAYOUT
• OUTDOOR SPACE
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• FLEX SPACE

🏗️ New construction. The $334,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $376,326.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $335k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-638 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (25.8% below list).
• Recommended offer: $248k (25.8% 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 rising (+1.3%/yr); 1388 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 37% 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 $3k of loan paydown is wiped out by about $11k 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 171 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $248,417 (25.8% 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 171 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.66% ✗
• Cap rate: 4.26%
• Cash-on-cash: -7.27%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $376,326
• List price: $334,990
• Delta: -10.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Papillon St SW	0.13mi	5/2.5 (+1)	2,218 (+2%)	3mo	$380,000	$171	81
675 Dockside Dr SW	0.10mi	3/2.0 (-1)	1,955 (-10%)	0mo	$294,500	$151	69
906 Dockside Dr SW	0.33mi	4/2.0	1,955 (-10%)	0mo	$300,000	$153	64
1567 Colebrook Cir SW	0.34mi	5/2.5 (+1)	2,218 (+2%)	22mo	$380,270	$171	55
280 Moray Dr	0.27mi	4/2.0	1,918 (-12%)	16mo	$430,000	$224	50
255 Guinevere Dr SW	0.44mi	4/2.0	1,918 (-12%)	7mo	$299,300	$156	50
261 Wisteria Ave NW	0.55mi	4/2.0	1,893 (-13%)	2mo	$310,000	$164	48
1608 Colebrook Cir SW	0.30mi	5/2.5 (+1)	2,409 (+11%)	22mo	$385,000	$160	43
361 Guinevere Dr SW	0.64mi	4/2.0	1,918 (-12%)	13mo	$310,000	$162	35
1858 Jayhawk Ct NW	0.59mi	4/2.0	1,891 (-13%)	18mo	$335,000	$177	32
1945 Snapdragon Dr NW	0.56mi	3/2.0 (-1)	1,865 (-14%)	16mo	$349,999	$188	28
392 Cherry Tree Cir NW	0.69mi	4/2.0	1,891 (-13%)	18mo	$344,999	$182	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.29% rent growth · sell at horizon

5-year hold

• IRR: -30.8%
• Equity multiple: -0.00×
• Total profit: $-105,794
• Equity at exit: $56,112

10-year hold

• IRR: -43.5%
• Equity multiple: -0.53×
• Total profit: $-160,974
• Equity at exit: $32,538

Cash invested: $105,371 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 48 active · 32 under contract
• Months of supply: 22.2 mo (5%/mo absorbed)
• Median asking: $350,000 ($176/sqft)
• Median days on market: 46 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: -1.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 32908

• Home prices YoY: -10.4%
• Rents YoY: 1.3%
• Active inventory: 1388
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,484 high
• Mortgage (P&I): −$1,973
• Tax est. 1.5%: −$470 /mo · $5,645/yr
• Insurance: −$157
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-638

Break-even live

Break-even rent $3,292

Max offer price $283,977

Occupancy floor —

Sensitivity live

Price	-10% $-378	-5% $-508	+0% $-638	+5% $-768	+10% $-898
Rent	-10% $-834	-5% $-736	+0% $-638	+5% $-540	+10% $-442
Rate	-1.0pp $-449	-0.5pp $-542	base $-638	+0.5pp $-736	+1.0pp $-835

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: $94,082
• Closing costs: $11,290
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1975 Diablo Cir SW Palm Bay, FL	4.0	2.0	1801	$2,800	$1.55	108d	1	0.06mi
1866 Diablo Cir SW Palm Bay, FL	3.0	2.0	1620	$2,000	$1.23	58d	1	0.14mi
622 Papillon St SW Palm Bay, FL	5.0	2.5	2400	$2,450	$1.02	108d	1	0.16mi
661 Papillon St SW Palm Bay, FL	3.0	2.0	1451	$2,050	$1.41	0d	1	0.16mi
1830 Diablo Cir SW Palm Bay, FL	3.0	2.0	1451	$1,995	$1.37	62d	1	0.19mi
1815 Diablo Cir SW Palm Bay, FL	4.0	2.0	1801	$2,495	$1.39	6d	1	0.21mi
1707 Colebrook Cir SW Palm Bay, FL	5.0	2.5	2370	$2,750	$1.16	0d	1	0.23mi
1328 Colebrook Cir SW Palm Bay, FL	3.0	2.0	1451	$2,200	$1.52	2d	1	0.24mi
144 Wishing Well Cir SW Palm Bay, FL	3.0	2.0	1441	$2,000	$1.39	6d	1	0.38mi
1767 Orchid Ct NW Palm Bay, FL	3.0	2.0	2000	$1,850	$0.93	6d	1	0.42mi
239 Guinevere Dr Palm Bay, FL	4.0	2.0	1918	$2,300	$1.20	88d	1	0.43mi
287 Guinevere Dr Palm Bay, FL	4.0	2.0	1918	$2,000	$1.04	62d	1	0.46mi
242 Guinevere Dr Palm Bay, FL	4.0	2.0	1830	$2,250	$1.23	62d	1	0.47mi
1568 Seeley Cir NW Palm Bay, FL	3.0	2.0	1522	$2,300	$1.51	6d	1	0.68mi
2448 Snapdragon Dr NW Palm Bay, FL	4.0	2.0	2162	$2,500	$1.16	62d	1	0.82mi
1326 Seeley Cir NW Palm Bay, FL	4.0	2.0	1787	$2,400	$1.34	62d	1	0.87mi
1385 Seabold Rd SW Palm Bay, FL	4.0	2.0	1750	$2,071	$1.18	4d	1	0.88mi
1738 Loquat Ct NW Palm Bay, FL	3.0	2.0	1615	$2,200	$1.36	0d	1	0.92mi
1444 Seeley Cir NW Palm Bay, FL	4.0	3.5	2086	$3,000	$1.44	6d	1	0.92mi
2600 Snapdragon Dr NW Palm Bay, FL	4.0	2.0	1873	$2,000	$1.07	80d	1	0.94mi
1699 Givens Ct NW Palm Bay, FL	3.0	2.0	1458	$1,850	$1.27	62d	1	0.99mi
924 Captiva Island Cir SW Palm Bay, FL	4.0	2.0	1935	$2,400	$1.24	6d	1	1.01mi
1388 Hazel St NW Palm Bay, FL	3.0	2.0	1475	$1,894	$1.28	110d	1	1.05mi
1251 Scottish St SW Palm Bay, FL	3.0	2.5	1800	$2,150	$1.19	6d	1	1.06mi
1357 Sequoia Rd NW Palm Bay, FL	3.0	2.0	1874	$2,200	$1.17	119d	1	1.08mi
591 Darien Ave SW Palm Bay, FL	4.0	2.0	2076	$2,750	$1.32	119d	1	1.09mi
1357 Mineral Loop Dr NW Palm Bay, FL	3.0	2.0	1738	$2,050	$1.18	62d	1	1.14mi
1493 Hayworth Cir NW Palm Bay, FL	4.0	2.0	1710	$2,150	$1.26	62d	1	1.17mi
616 Kylar Dr NW Palm Bay, FL	4.0	2.0	1866	$2,350	$1.26	42d	1	1.19mi
340 Wendover Rd SW Palm Bay, FL	4.0	2.0	2052	$2,200	$1.07	119d	1	1.22mi
271 Wendover Rd SW Palm Bay, FL	3.0	2.0	1425	$1,900	$1.33	119d	1	1.25mi
1565 Mineral Loop Dr NW Palm Bay, FL	5.0	3.0	2674	$3,100	$1.16	6d	1	1.31mi
2701 Pinwherry St NW Palm Bay, FL	4.0	2.5	2100	$2,800	$1.33	108d	1	1.33mi
2166 Kylar Dr NW Palm Bay, FL	3.0	2.0	1713	$2,200	$1.28	0d	1	1.33mi
2166 Kylar Dr NW Palm Bay, FL	3.0	2.0	1713	$2,350	$1.37	42d	1	1.33mi
1091 Wing Rd SW Palm Bay, FL	4.0	3.0	2000	$2,500	$1.25	119d	1	1.34mi
1767 Delaware St NW Palm Bay, FL	3.0	2.0	2121	$2,250	$1.06	119d	1	1.35mi
1866 Delki St NW Palm Bay, FL	3.0	2.0	1481	$2,150	$1.45	6d	1	1.38mi
506 White Plains Ave SW Palm Bay, FL	4.0	3.0	1850	$2,361	$1.28	4d	1	1.42mi
1474 Healey St NW Palm Bay, FL	4.0	2.0	1724	$2,050	$1.19	6d	1	1.47mi

Property features AI

Finance

• Financial info: List price: $334,990

Exterior

• Parking: 2 covered garage spaces (2 total parking spaces)
• Home design: Single-family new construction (Plan: Dawn)
• Construction: Built as part of 2026 inventory (new construction)
• Exterior features: Address: 2035 Diablo Cir SW, Palm Bay, FL 32908

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open living area (2,174 total living area)New construction plan named Dawn

Listing history 50 events

1. 2026-09-24
   days on market $334,990 Active 171 DOM
2. 2026-09-22
   days on market $334,990 Active 169 DOM
3. 2026-09-21
   days on market $334,990 Active 168 DOM
4. 2026-09-20
   days on market $334,990 Active 167 DOM
5. 2026-09-19
   days on market $334,990 Active 166 DOM
6. 2026-09-18
   days on market $334,990 Active 165 DOM
7. 2026-09-17
   days on market $334,990 Active 164 DOM
8. 2026-09-16
   days on market $334,990 Active 163 DOM
9. 2026-09-15
   days on market $334,990 Active 162 DOM
10. 2026-09-15
    days on market $334,990 Active 161 DOM
11. 2026-09-13
    days on market $334,990 Active 160 DOM
12. 2026-09-12
    days on market $334,990 Active 159 DOM
13. 2026-09-11
    days on market $334,990 Active 158 DOM
14. 2026-09-05
    days on market $334,990 Active 152 DOM
15. 2026-09-04
    days on market $334,990 Active 151 DOM
16. 2026-09-03
    days on market $334,990 Active 150 DOM
17. 2026-08-30
    days on market $334,990 Active 146 DOM
18. 2026-08-29
    days on market $334,990 Active 145 DOM
19. 2026-08-28
    days on market $334,990 Active 144 DOM
20. 2026-08-27
    days on market $334,990 Active 143 DOM
21. 2026-08-26
    days on market $334,990 Active 142 DOM
22. 2026-08-25
    days on market $334,990 Active 141 DOM
23. 2026-08-24
    days on market $334,990 Active 140 DOM
24. 2026-08-23
    days on market $334,990 Active 139 DOM
25. 2026-08-22
    days on market $334,990 Active 138 DOM
26. 2026-08-21
    days on market $334,990 Active 137 DOM
27. 2026-08-20
    days on market $334,990 Active 136 DOM
28. 2026-08-19
    days on market $334,990 Active 135 DOM
29. 2026-08-18
    days on market $334,990 Active 134 DOM
30. 2026-08-17
    days on market $334,990 Active 133 DOM
31. 2026-08-16
    days on market $334,990 Active 132 DOM
32. 2026-08-15
    days on market $334,990 Active 131 DOM
33. 2026-08-15
    days on market $334,990 Active 130 DOM
34. 2026-08-13
    days on market $334,990 Active 129 DOM
35. 2026-08-12
    days on market $334,990 Active 128 DOM
36. 2026-08-11
    days on market $334,990 Active 127 DOM
37. 2026-08-10
    days on market $334,990 Active 126 DOM
38. 2026-08-09
    days on market $334,990 Active 125 DOM
39. 2026-08-08
    days on market $334,990 Active 124 DOM
40. 2026-08-07
    days on market $334,990 Active 123 DOM
41. 2026-08-06
    days on market $334,990 Active 122 DOM
42. 2026-08-05
    days on market $334,990 Active 121 DOM
43. 2026-08-03
    days on market $334,990 Active 119 DOM
44. 2026-07-31
    days on market $334,990 Active 116 DOM
45. 2026-07-29
    days on market $334,990 Active 114 DOM
46. 2026-07-25
    days on market $334,990 Active 110 DOM
47. 2026-07-23
    days on market $334,990 Active 108 DOM
48. 2026-07-22
    days on market $334,990 Active 107 DOM
49. 2026-07-21
    days on market $334,990 Active 106 DOM
50. 2026-07-18
    days on market $334,990 Active 103 DOM

ⓘ 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 6/10 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: $29,810
• − Mortgage interest: −$21,080
• − Property taxes: −$5,645
• − Insurance: −$1,882
• − Repairs & maintenance: −$2,385
• − Management: −$2,385
• − Depreciation: −$10,948
• Taxable loss: −$14,514
• Est. tax savings @ 24.0%: +$3,483
• After-tax cash flow: $-4,175/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.

Condition & rehab AI · 6 photos

Good 80/100 None rehab

This single-story home is in excellent condition with a good layout and modern finishes. It is move-in ready and has the potential for minor updates to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Modern technology can improve convenience and attract buyers/renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters. ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Jupiter Elementary School F FL #1,437/2,144 Nat'l #18,859/41,679 Middle Central Middle School C- FL #265/571 Nat'l #3,736/14,009 High Heritage High School F FL #340/667 Nat'l #9,001/17,239

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

B Composite livability gradescore 72/100

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 · 623,254 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

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: List price: $334,990

Exterior

• Parking: 2 covered garage spaces (2 total parking spaces)
• Home design: Single-family new construction (Plan: Dawn)
• Construction: Built as part of 2026 inventory (new construction)
• Exterior features: Address: 2035 Diablo Cir SW, Palm Bay, FL 32908

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open living area (2,174 total living area)New construction plan named Dawn