865 Regal Ave NE · Palm Bay, FL 32905

$169,900

2 bd · 2.0 ba · 895 sqft · Townhouse public records · 3 Days on market

Built 1981 3,049 sqft lot $181/mo HOA · 11% of rent

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Why this score? — see what drove the C- 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 +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +5.1/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +2.2/10.0

Listing remarks MLS

Motivated Sellers! Great price in POPULAR Country Club Vista! Very well maintained. BRAND NEW ROOF! All appl. stay/ all convey. Ceiling fans. Located on quiet dead end, EZ WALK to heated comunity. pool, active clubhouse. Walk to stores, restaurants, medical offices. Pass thru breakfast bar to dining area. Master walk-in closet. Extra long garage affords plentiful storage. 20 minute drive to the beach. Motivated seller! CALL for details.

Key facts

• Open floor plan
• Tiled roof
• Natural views

Tags

• PRIVATE DRIVE
• NATURAL VIEWS
• OPEN FLOOR PLAN
• FRONT AND BACK PORCHES
• TILED ROOF
• NEWER A/C

Property features AI

Finance

• HOA & community: Community association (Country Club Vista, Vesta Property Management); Annual association fee; Association amenities include barbecue, park, shuffleboard court, tennis courts; Association fee covers grounds maintenance

Exterior

• Parking: 1-car garage with garage door opener
• Utilities: Public sewer; Cable available; Sewer connected
• Home design: Townhouse; One level; West-facing; Attached property
• Construction: Frame and stucco construction; Tile roof
• Exterior features: Storm shutters; Patio; Rear porch

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast nook; Ceiling fans; Open floorplan; Primary bathroom with shower (no tub); Primary bedroom on main level; Walk-in closet(s); Accessible central living area; Accessible full bath
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).

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: Riviera Elementary School (math 56% / reading 48%, grade C-, #990 of 2,144 statewide, top 48%, 696 students, 72% FRL); Stone Magnet Middle School (math 33% / reading 35%, grade F, #426 of 571 statewide, top 75%, 670 students, 69% FRL); Palm Bay Magnet Senior High School (math 25% / reading 37%, grade F, #429 of 667 statewide, top 65%, 1,486 students, 63% FRL) — zoned schools average 68% FRL vs 43% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 55% district-wide (-16 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.5%/yr); 321 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% of the median local income ($56k/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 $1k of loan paydown is wiped out by about $5k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $135k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $169,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 7.08%
• Cash-on-cash: 2.81%
• DSCR: 1.13
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.47×
• Total profit: $-25,391
• Equity at exit: $25,333

10-year hold

• IRR: -13.6%
• Equity multiple: 0.32×
• Total profit: $-32,138
• Equity at exit: $14,690

Cash invested: $47,572 (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 32905

• Home prices YoY: -1.8%
• Rents YoY: -0.5%
• Active inventory: 321
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,719 high
• Mortgage (P&I): −$891
• Tax from tax record: −$103 /mo · $1,242/yr
• Insurance: −$71
• HOA: −$181
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $112

Break-even live

Break-even rent $1,578

Max offer price $169,900

Occupancy floor 89%

Sensitivity live

Price	-10% $208	-5% $160	+0% $112	+5% $64	+10% $15
Rent	-10% $-24	-5% $44	+0% $112	+5% $179	+10% $247
Rate	-1.0pp $197	-0.5pp $155	base $112	+0.5pp $68	+1.0pp $23

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1635 Par St NE Unit 2103 Palm Bay, FL	2.0	2.0	1025	$2,100	$2.05	25d	1	0.03mi
1605 Par St NE Unit 3102 Palm Bay, FL	2.0	2.0	1025	$2,100	$2.05	25d	1	0.05mi
1625 Par St NE Unit 1107 Palm Bay, FL	2.0	2.0	1025	$1,875	$1.83	25d	1	0.08mi
1625 Par St NE Unit 1104 Palm Bay, FL	2.0	2.0	1025	$2,100	$2.05	25d	1	0.08mi
1698 Sunny Brook Ln NE Unit G109 Palm Bay, FL	1.0	1.0	658	$1,200	$1.82	20d	1	0.13mi
1687 Avery Rd NE Palm Bay, FL	2.0	2.0	876	$1,800	$2.05	25d	1	0.19mi
1656 Sunny Brook Ln NE Unit L102 Palm Bay, FL	3.0	2.0	914	$1,690	$1.85	22d	1	0.20mi
1608 Sunny Brook Ln Palm Bay, FL	1.0–3.0	1.0–2.0	1040	$1,412	$1.36	25d	6	0.28mi
1641 Sunny Brook Ln NE Palm Bay, FL	2.0	2.0	862	$1,500	$1.74	15d	3	0.38mi
1625 Sunny Brook Ln NE Unit G103 Palm Bay, FL	3.0	2.0	914	$1,700	$1.86	25d	1	0.38mi
1601 Sunny Brook Ln NE Unit D101 Palm Bay, FL	2.0	2.0	846	$1,550	$1.83	25d	1	0.38mi
1649 Sunny Brook Ln NE Palm Bay, FL	1.0–2.0	1.0–2.0	760	$1,950	$2.57	15d	2	0.38mi
2100 Forest Knoll Dr NE #202 Palm Bay, FL	2.0	2.0	1069	$1,600	$1.50	15d	1	0.44mi
2130 Forest Knoll Dr NE #202 Palm Bay, FL	2.0	2.0	1069	$1,450	$1.36	25d	1	0.46mi
1123 Tree Ridge Ln NE Palm Bay, FL	2.0	1.0	870	$1,350	$1.55	25d	1	0.48mi
2160 Forest Knoll Dr NE Unit 60-102 Palm Bay, FL	2.0	2.0	1069	$1,350	$1.26	25d	1	0.50mi
2190 Forest Knoll Dr NE Unit 90-202 Palm Bay, FL	2.0	2.0	1069	$1,400	$1.31	25d	1	0.52mi
1701 Forest Knoll Dr NE Palm Bay, FL	2.0–3.0	2.0	1200	$1,499	$1.25	15d	5	0.52mi
1000 Palm Place Dr NE Palm Bay, FL	1.0–2.0	1.0–2.0	884	$2,185	$2.47	22d	8	0.78mi
1311 Cindy Cir NE Palm Bay, FL	2.0	2.0	865	$1,700	$1.97	25d	1	0.95mi
331 Holiday Park Blvd NE Palm Bay, FL	2.0	2.0	920	$1,350	$1.47	25d	1	1.14mi
1635 Monterey Dr NE Palm Bay, FL	1.0	1.0	581	$1,276	$2.20	15d	22	1.24mi
1501 Harvard Cir Melbourne, FL	1.0–3.0	1.0–2.0	1075	$1,765	$1.64	25d	3	1.25mi
1440 Sheafe Ave NE Palm Bay, FL	2.0	2.0	793	$1,500	$1.89	22d	1	1.27mi
1440 Sheafe Ave NE #112 Palm Bay, FL	2.0	2.0	793	$1,500	$1.89	25d	1	1.28mi
1245 Palm Bay Rd Palm Bay, FL	1.0–2.0	1.0–2.0	807	$1,425	$1.76	25d	6	1.32mi
4881 Dairy Rd Melbourne, FL	1.0–2.0	1.0–2.0	954	$2,491	$2.61	15d	12	1.34mi
993 Sonesta Ave NE Unit A-103 Palm Bay, FL	2.0	2.0	825	$1,350	$1.64	25d	1	1.40mi
3016 Pinewood Dr NE Palm Bay, FL	1.0–2.0	1.0	800	$1,103	$1.38	25d	1	1.41mi
1030 Luminary Cir Unit 106 Melbourne, FL	2.0	2.0	1008	$1,800	$1.79	22d	1	1.42mi
987 Sonesta Ave NE #207 Palm Bay, FL	1.0	1.0	644	$1,200	$1.86	15d	1	1.42mi
100 Larch Cir NE Palm Bay, FL	1.0–2.0	1.0–2.0	1013	$1,775	$1.75	15d	16	1.43mi
1070 Luminary Cir #104 Melbourne, FL	2.0	2.0	1008	$1,850	$1.84	25d	1	1.44mi
915 Sonesta Ave NE Palm Bay, FL	2.0	2.0	825	$1,425	$1.73	22d	2	1.48mi
4001 Pinewood Dr NE Palm Bay, FL	2.0	2.0	1036	$1,269	$1.22	25d	5	1.48mi
969 Sonesta Ave NE #208 Palm Bay, FL	1.0	1.0	624	$1,475	$2.36	25d	1	1.49mi

HOA detail

• Monthly dues: $181 · $2,172/yr
• Likely covers: pool

Listing history 14 events

1. 2026-05-31
   statusdays on market $169,900 Pending 3 DOM
2. 2026-05-27
   listed $169,900 Active
3. 2019-10-09
   soldstatus $135,000
4. 2019-10-08
   soldstatus $135,000 442-char remark

   Show marketing remark (442 chars)

   Motivated Sellers! Great price in POPULAR Country Club Vista! Very well maintained. BRAND NEW ROOF! All appl. stay/ all convey. Ceiling fans. Located on quiet dead end, EZ WALK to heated comunity. pool, active clubhouse. Walk to stores, restaurants, medical offices. Pass thru breakfast bar to dining area. Master walk-in closet. Extra long garage affords plentiful storage. 20 minute drive to the beach. Motivated seller! CALL for details.

5. 2019-07-19
   listed $137,000 442-char remark

   Show marketing remark (442 chars)

   Motivated Sellers! Great price in POPULAR Country Club Vista! Very well maintained. BRAND NEW ROOF! All appl. stay/ all convey. Ceiling fans. Located on quiet dead end, EZ WALK to heated comunity. pool, active clubhouse. Walk to stores, restaurants, medical offices. Pass thru breakfast bar to dining area. Master walk-in closet. Extra long garage affords plentiful storage. 20 minute drive to the beach. Motivated seller! CALL for details.

6. 2007-07-27
   soldstatus $115,000
7. 2007-07-20
   soldstatus $115,000 482-char remark

   Show marketing remark (482 chars)

   Great price in POPULAR Country Club Vista! Very well maintained. All appl. are newer/ all convey. Complete A/C system replaced 05/07., HW htr 04. 3 ceiling fans. Located on quiet dead end, EZ WALK to heated comm. pool, active clubhouse. Walk to stores, restaurants, medical offices. Pass thru breakfast bar to dining area. Master walk-in closet. Extra long garage affords plentiful storage. Plywood hurricane panels stay. Available for Lease Purchase or FOR RENT!! CALL for details.

8. 2006-03-28
   listed $128,900 482-char remark

   Show marketing remark (482 chars)

   Great price in POPULAR Country Club Vista! Very well maintained. All appl. are newer/ all convey. Complete A/C system replaced 05/07., HW htr 04. 3 ceiling fans. Located on quiet dead end, EZ WALK to heated comm. pool, active clubhouse. Walk to stores, restaurants, medical offices. Pass thru breakfast bar to dining area. Master walk-in closet. Extra long garage affords plentiful storage. Plywood hurricane panels stay. Available for Lease Purchase or FOR RENT!! CALL for details.

9. 2004-09-09
   soldstatus $109,900
10. 2004-08-26
    soldstatus $109,900
11. 2004-07-05
    listed $109,900
12. 2001-09-21
    soldstatus $64,500
13. 1986-10-01
    soldstatus $53,500
14. 1981-05-01
    soldstatus $62,600

ⓘ 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: $1,242 · $103/mo
• Projected year-2 tax: $1,410 · $118/mo
• Expected delta: +$169/yr (+$14/mo · 13.6%)

ⓘ 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 ≥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: $20,625
• − Mortgage interest: −$9,517
• − Property taxes: −$1,242
• − Insurance: −$850
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − HOA: −$2,172
• − Depreciation: −$4,943
• Taxable loss: −$1,398
• Est. tax savings @ 24.0%: +$335
• After-tax cash flow: $1,675/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): 24,792
• Household income: $56,411
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 1962.0

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 0.57)
• Race & ethnicity: White 61% Hispanic / Latino 16% Black 16% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 4%
• Common ancestry: Romanian 2% Hispanic 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 12% French/Haitian/Cajun 2% Other Indo-European 2%

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: ▼ -5.59%
• Current HPI: 309.8748
• Rent YoY: ▼ -0.52%
• 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

+171.4% since first listed

13 events — show timeline

• 2026-05-27 Listed $169,900 SCMLS
• 2019-10-09 Sold (Public Records) $135,000 Public Records
• 2019-10-08 Sold (MLS) $135,000 SCMLS
• 2019-07-19 Listed $137,000 SCMLS
• 2007-07-27 Sold (Public Records) $115,000 Public Records
• 2007-07-20 Sold (MLS) $115,000 SCMLS
• 2006-03-28 Listed $128,900 SCMLS
• 2004-09-09 Sold (Public Records) $109,900 Public Records
• 2004-08-26 Sold (MLS) $109,900 SCMLS
• 2004-07-05 Listed $109,900 SCMLS
• 2001-09-21 Sold (Public Records) $64,500 Public Records
• 1986-10-01 Sold (Public Records) $53,500 Public Records
• 1981-05-01 Sold (Public Records) $62,600 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,242 · +3.5% YoY. Source: county tax records.