Dawn Plan · Palm Bay, FL 32908

$334,990

4 bd · 3.0 ba · 2,174 sqft · SingleFamily · 210 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 +6.3/30.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• 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 — $376,315.

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 $-674 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (27.2% below list).
• Recommended offer: $244k (27.2% 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: 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); 1525 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 28d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 210 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 $243,869 (27.2% 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. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.65% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.68%
• DSCR: 0.66
• GRM: 12.9

CMA / ARV

• ARV (median comp): $376,315
• 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
1551 Ellsworth Cir SW	0.30mi	4/3.0	2,174 (0%)	0mo	$319,691	$147	86
712 Papillon St SW	0.13mi	5/2.5 (+1)	2,218 (+2%)	4mo	$380,000	$171	80
675 Dockside Dr SW	0.10mi	3/2.0 (-1)	1,955 (-10%)	2mo	$294,500	$151	68
906 Dockside Dr SW	0.33mi	4/2.0	1,955 (-10%)	2mo	$300,000	$153	62
2190 Snapdragon Dr NW	0.72mi	4/2.0	2,162 (-1%)	0mo	$335,000	$155	61
422 Moray Dr	0.38mi	3/2.5 (-1)	2,498 (+15%)	0mo	$305,000	$122	50
280 Moray Dr	0.27mi	4/2.0	1,918 (-12%)	18mo	$430,000	$224	49
255 Guinevere Dr SW	0.44mi	4/2.0	1,918 (-12%)	9mo	$299,300	$156	48
261 Wisteria Ave NW	0.55mi	4/2.0	1,893 (-13%)	3mo	$310,000	$164	46
361 Guinevere Dr SW	0.64mi	4/2.0	1,918 (-12%)	15mo	$310,000	$162	34
1945 Snapdragon Dr NW	0.56mi	3/2.0 (-1)	1,865 (-14%)	18mo	$349,999	$188	26
392 Cherry Tree Cir NW	0.69mi	4/2.0	1,891 (-13%)	19mo	$344,999	$182	26

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: -31.6%
• Equity multiple: -0.02×
• Total profit: $-107,999
• Equity at exit: $56,110

10-year hold

• IRR: -46.2%
• Equity multiple: -0.57×
• Total profit: $-165,533
• Equity at exit: $32,537

Cash invested: $105,368 (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: 53 active · 39 under contract
• Months of supply: 19.9 mo (5%/mo absorbed)
• Median asking: $350,000 ($174/sqft)
• Median days on market: 68 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: -0.8% 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: 1525
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,439 high
• Mortgage (P&I): −$1,973
• Tax est. 1.5%: −$470 /mo · $5,645/yr
• Insurance: −$157
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $-674

Break-even live

Break-even rent $3,292

Max offer price $278,777

Occupancy floor —

Sensitivity live

Price	-10% $-414	-5% $-544	+0% $-674	+5% $-804	+10% $-934
Rent	-10% $-867	-5% $-770	+0% $-674	+5% $-578	+10% $-481
Rate	-1.0pp $-485	-0.5pp $-578	base $-674	+0.5pp $-772	+1.0pp $-871

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: $94,079
• Closing costs: $11,289
• 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	153d	1	0.06mi
1866 Diablo Cir SW Palm Bay, FL	3.0	2.0	1620	$2,000	$1.23	103d	1	0.14mi
622 Papillon St SW Palm Bay, FL	5.0	2.5	2400	$2,450	$1.02	153d	1	0.16mi
661 Papillon St SW Palm Bay, FL	3.0	2.0	1451	$1,850	$1.27	10d	1	0.16mi
1830 Diablo Cir SW Palm Bay, FL	3.0	2.0	1451	$1,995	$1.37	107d	1	0.19mi
1815 Diablo Cir SW Palm Bay, FL	4.0	2.0	1801	$2,495	$1.39	51d	1	0.21mi
1707 Colebrook Cir SW Palm Bay, FL	5.0	2.5	2370	$2,600	$1.10	7d	1	0.23mi
1328 Colebrook Cir SW Palm Bay, FL	3.0	2.0	1451	$2,200	$1.52	47d	1	0.24mi
1328 Colebrook Cir SW Palm Bay, FL	3.0	2.0	1451	$1,900	$1.31	1d	1	0.24mi
1618 Colebrook Cir SW Palm Bay, FL	5.0	2.5	2200	$2,500	$1.14	5d	1	0.28mi
319 Moray Dr SW Palm Bay, FL	3.0	2.0	1676	$2,000	$1.19	27d	1	0.30mi
144 Wishing Well Cir SW Palm Bay, FL	3.0	2.0	1441	$1,950	$1.35	10d	1	0.38mi
422 Moray Dr SW Palm Bay, FL	3.0	2.0	2498	$2,250	$0.90	2d	1	0.38mi
1767 Orchid Ct NW Palm Bay, FL	3.0	2.0	2000	$1,850	$0.93	10d	1	0.42mi
239 Guinevere Dr Palm Bay, FL	4.0	2.0	1918	$2,300	$1.20	133d	1	0.43mi
287 Guinevere Dr Palm Bay, FL	4.0	2.0	1918	$2,000	$1.04	107d	1	0.46mi
242 Guinevere Dr Palm Bay, FL	4.0	2.0	1830	$2,100	$1.15	29d	1	0.47mi
242 Guinevere Dr Palm Bay, FL	4.0	2.0	1830	$2,100	$1.15	21d	1	0.47mi
242 Guinevere Dr Palm Bay, FL	4.0	2.0	1830	$2,250	$1.23	107d	1	0.47mi
225 Gordon Rd NW Palm Bay, FL	3.0	2.0	1621	$2,205	$1.36	0d	1	0.68mi
1568 Seeley Cir NW Palm Bay, FL	3.0	2.0	1522	$2,300	$1.51	51d	1	0.68mi
2784 Snapdragon Dr NW Palm Bay, FL	5.0	2.5	2545	$2,900	$1.14	0d	1	0.75mi
420 Seal Ave SW Unit 420 Palm Bay, FL	3.0	2.0	1813	$2,300	$1.27	36d	1	0.78mi
420 Seal Ave SW Unit 420 Palm Bay, FL	3.0	2.0	1813	$2,300	$1.27	10d	1	0.78mi
1367 Schayler St SW Palm Bay, FL	3.0	2.0	1448	$1,795	$1.24	10d	1	0.80mi
2448 Snapdragon Dr NW Palm Bay, FL	4.0	2.0	2162	$2,500	$1.16	107d	1	0.82mi
1326 Seeley Cir NW Palm Bay, FL	4.0	2.0	1787	$2,300	$1.29	10d	1	0.87mi
1385 Seabold Rd SW Palm Bay, FL	4.0	2.0	1750	$1,665	$0.95	0d	1	0.88mi
1319 Schneider St SW Palm Bay, FL	4.0	2.5	2171	$2,550	$1.17	19d	1	0.89mi
1738 Loquat Ct NW Palm Bay, FL	3.0	2.0	1615	$2,185	$1.35	10d	1	0.92mi
1444 Seeley Cir NW Palm Bay, FL	4.0	3.5	2086	$3,000	$1.44	10d	1	0.92mi
2600 Snapdragon Dr NW Palm Bay, FL	4.0	2.0	1873	$2,000	$1.07	125d	1	0.94mi
1699 Givens Ct NW Palm Bay, FL	3.0	2.0	1458	$1,850	$1.27	107d	1	0.99mi
924 Captiva Island Cir SW Palm Bay, FL	4.0	2.0	1935	$2,400	$1.24	51d	1	1.01mi
1366 Pavillion St NW Palm Bay, FL	4.0	2.0	1710	$2,225	$1.30	10d	1	1.02mi
150 Hillock Ave NW Palm Bay, FL	4.0	3.0	2008	$2,700	$1.34	2d	1	1.03mi
577 Sea Fury Ave SW Palm Bay, FL	4.0	2.0	1833	$1,779	$0.97	2d	1	1.04mi
1388 Hazel St NW Palm Bay, FL	3.0	2.0	1475	$1,894	$1.28	155d	1	1.05mi
1251 Scottish St SW Palm Bay, FL	3.0	2.5	1800	$2,150	$1.19	51d	1	1.06mi
1357 Sequoia Rd NW Palm Bay, FL	3.0	2.0	1874	$2,200	$1.17	164d	1	1.08mi

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. 2026-11-02
   days on market $334,990 Active 210 DOM
2. 2026-11-01
   days on market $334,990 Active 209 DOM
3. 2026-10-31
   days on market $334,990 Active 208 DOM
4. 2026-10-30
   days on market $334,990 Active 207 DOM
5. 2026-10-29
   days on market $334,990 Active 206 DOM
6. 2026-10-28
   days on market $334,990 Active 205 DOM
7. 2026-10-27
   days on market $334,990 Active 204 DOM
8. 2026-10-26
   days on market $334,990 Active 203 DOM
9. 2026-10-25
   days on market $334,990 Active 202 DOM
10. 2026-10-24
    days on market $334,990 Active 201 DOM
11. 2026-10-23
    days on market $334,990 Active 200 DOM
12. 2026-10-22
    days on market $334,990 Active 199 DOM
13. 2026-10-21
    days on market $334,990 Active 198 DOM
14. 2026-10-20
    days on market $334,990 Active 197 DOM
15. 2026-10-19
    days on market $334,990 Active 196 DOM
16. 2026-10-18
    days on market $334,990 Active 195 DOM
17. 2026-10-17
    days on market $334,990 Active 194 DOM
18. 2026-10-16
    days on market $334,990 Active 193 DOM
19. 2026-10-15
    days on market $334,990 Active 192 DOM
20. 2026-10-14
    days on market $334,990 Active 191 DOM
21. 2026-10-13
    days on market $334,990 Active 190 DOM
22. 2026-10-12
    days on market $334,990 Active 189 DOM
23. 2026-10-11
    days on market $334,990 Active 188 DOM
24. 2026-10-10
    days on market $334,990 Active 187 DOM
25. 2026-10-09
    days on market $334,990 Active 186 DOM
26. 2026-10-08
    days on market $334,990 Active 185 DOM
27. 2026-10-07
    days on market $334,990 Active 184 DOM
28. 2026-10-05
    days on market $334,990 Active 182 DOM
29. 2026-10-04
    days on market $334,990 Active 181 DOM
30. 2026-10-02
    days on market $334,990 Active 179 DOM
31. 2026-10-01
    days on market $334,990 Active 178 DOM
32. 2026-09-30
    days on market $334,990 Active 177 DOM
33. 2026-09-29
    days on market $334,990 Active 176 DOM
34. 2026-09-28
    days on market $334,990 Active 175 DOM
35. 2026-09-27
    days on market $334,990 Active 174 DOM
36. 2026-09-25
    days on market $334,990 Active 172 DOM
37. 2026-09-24
    days on market $334,990 Active 171 DOM
38. 2026-09-22
    days on market $334,990 Active 169 DOM
39. 2026-09-21
    days on market $334,990 Active 168 DOM
40. 2026-09-20
    days on market $334,990 Active 167 DOM
41. 2026-09-19
    days on market $334,990 Active 166 DOM
42. 2026-09-18
    days on market $334,990 Active 165 DOM
43. 2026-09-17
    days on market $334,990 Active 164 DOM
44. 2026-09-16
    days on market $334,990 Active 163 DOM
45. 2026-09-15
    days on market $334,990 Active 162 DOM
46. 2026-09-15
    days on market $334,990 Active 161 DOM
47. 2026-09-13
    days on market $334,990 Active 160 DOM
48. 2026-09-12
    days on market $334,990 Active 159 DOM
49. 2026-09-11
    days on market $334,990 Active 158 DOM
50. 2026-09-05
    days on market $334,990 Active 152 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: $29,264
• − Mortgage interest: −$21,079
• − Property taxes: −$5,645
• − Insurance: −$1,882
• − Repairs & maintenance: −$2,341
• − Management: −$2,341
• − Depreciation: −$10,947
• Taxable loss: −$14,971
• Est. tax savings @ 24.0%: +$3,593
• After-tax cash flow: $-4,496/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%
• 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