1020 Park Dr Unit C · Indian Harbour Beach, FL 32937

$200,000

3 bd · 3.0 ba · 1,405 sqft · Townhouse public records · 2 Days on market

Built 2000 2,614 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Really nice, newer 3 Bedroom, 3 Bath beachside townhome. Great location, close to schools, restaurants, and steps to the beach. Appliances included. Neutral tile thru-out, except carpet in bedrooms. New carpet and paint in unit c.

Key facts

• 2025 roof
• Close to the beach
• Solid foundation

Tags

• SOLID FOUNDATION
• 2025 ROOF
• 2017 HVAC
• 2016 WATER HEATER
• NO HOA
• CLOSE TO THE BEACH

Property features AI

Exterior

• Parking: Attached garage; 1-car garage
• Utilities: Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Townhouse; South-facing; Entry level: 1; Attached property
• Construction: Block and concrete construction; Shingle roof; Pets allowed
• Exterior features: Wood fencing; County road frontage; Asphalt road surface; Lot described as 'Other'

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator; Ice maker; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Split-bedroom layout
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $784 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).

Location & tenants

• Location reads 84/100 on livability (#37 in FL, #722 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: cost of living C-, amenities F.
• 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: Ocean Breeze Elementary School (math 73% / reading 77%, grade A, #218 of 2,144 statewide, top 11%, 554 students, 25% FRL); Herbert C. Hoover Middle School (math 67% / reading 64%, grade A-, #95 of 571 statewide, top 17%, 506 students, 38% FRL); Satellite Senior High School (math 65% / reading 71%, grade B, #66 of 667 statewide, top 10%, 1,517 students, 20% FRL).
• Zoned-school proficiency averages 70% at this address vs 55% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Brevard average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.6%/yr); 312 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% of the median local income ($101k/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 $6k 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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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 $118k; list at $200k implies a 69% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.42% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.79%
• DSCR: 1.75
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.55% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.24×
• Total profit: $13,491
• Equity at exit: $29,821

10-year hold

• IRR: 14.3%
• Equity multiple: 2.07×
• Total profit: $60,060
• Equity at exit: $17,292

Cash invested: $56,000 (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 32937

• Rents YoY: 1.6%
• Active inventory: 312
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,849 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$335 /mo · $4,023/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $784

Break-even live

Break-even rent $1,857

Max offer price $200,000

Occupancy floor 68%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1020 Pinetree Dr #8 Indian Harbour Beach, FL	2.0	1.5	1180	$1,700	$1.44	23d	1	0.11mi
1034 Park Dr Unit 4 Indian Harbour Beach, FL	2.0	1.0	1000	$1,500	$1.50	14d	1	0.11mi
1811 Highway A1A #2104 Indian Harbour Beach, FL	3.0	2.0	1720	$3,200	$1.86	23d	1	0.27mi
1791 Jimmy Buffett Memorial Hwy Unit 1103 Indian Harbour Beach, FL	3.0	2.0	1720	$4,400	$2.56	23d	1	0.28mi
500 Palm Springs Blvd #403 Indian Harbour Beach, FL	2.0	2.0	1055	$2,200	$2.09	21d	1	0.28mi
500 Palm Springs Blvd #407 Indian Harbour Beach, FL	2.0	1.5	1055	$1,800	$1.71	23d	1	0.28mi
500 Palm Springs Blvd #110 Indian Harbour Beach, FL	2.0	2.0	1100	$1,600	$1.45	23d	1	0.28mi
799 Shell St Satellite Beach, FL	3.0	2.5	1248	$3,950	$3.17	23d	1	0.31mi
1109 Seminole Dr Unit 1464868P Satellite Beach, FL	4.0	2.0	1872	$6,688	$3.57	14d	1	0.41mi
120 E Colonial Ct #47 Indian Harbour Beach, FL	2.0	1.5	960	$1,700	$1.77	13d	1	0.48mi
926 Jamestown Ave #93 Indian Harbour Beach, FL	2.0	1.5	1088	$1,700	$1.56	23d	1	0.50mi
911 S Colonial Ct Unit C Indian Harbour Beach, FL	2.0	1.0	900	$1,600	$1.78	23d	1	0.54mi
658 Atlantic Dr Satellite Beach, FL	2.0	2.5	1470	$2,200	$1.50	23d	1	0.58mi
265 Marion St Indian Harbour Beach, FL	4.0	2.0	1724	$5,500	$3.19	23d	1	0.69mi
128 Martin St Unit 1250956P Satellite Beach, FL	3.0	2.0	1453	$5,409	$3.72	18d	1	0.69mi
157 Kristi Dr Indian Harbour Beach, FL	2.0	2.5	1296	$2,500	$1.93	23d	1	0.69mi
1175 Bay Dr E Indian Harbour Beach, FL	4.0	2.0	1650	$3,700	$2.24	23d	1	0.70mi
231 Shore Ln Indian Harbour Beach, FL	3.0	2.0	1640	$3,200	$1.95	23d	1	0.71mi
39 Anchor Dr Indian Harbour Beach, FL	2.0	2.0	1304	$2,395	$1.84	23d	1	0.72mi
2186 Jimmy Buffett Memorial Hwy Unit B7 Indian Harbour Beach, FL	2.0	2.0	1188	$1,900	$1.60	14d	1	0.82mi
2186 Highway A1A Unit A7 Indian Harbour Beach, FL	2.0	2.0	1002	$1,600	$1.60	21d	1	0.82mi
115 Hogan Rd Indian Harbour Beach, FL	2.0	1.0–2.0	705	$1,850	$2.62	23d	12	0.90mi
360 Desoto Pkwy Satellite Beach, FL	3.0	2.0	1679	$3,200	$1.91	23d	1	0.94mi
2225 Highway A1A #311 Indian Harbour Beach, FL	2.0	2.0	1361	$3,800	$2.79	23d	1	0.95mi
2225 Highway A1A Indian Harbour Beach, FL	2.0	1.0–2.0	1187	$3,400	$2.86	23d	2	0.95mi
201 Harbor City Pkwy Indian Harbour Beach, FL	1.0–3.0	1.0–2.0	918	$2,199	$2.39	23d	18	1.00mi
100 Bel Aire Dr Indian Harbour Beach, FL	4.0	2.0	1634	$4,500	$2.75	23d	1	1.01mi
1874 Brittany Dr Melbourne, FL	2.0–3.0	1.0–2.0	1286	$1,990	$1.55	14d	12	1.14mi
1465 Jimmy Buffett Memorial Hwy Unit 506 Satellite Beach, FL	2.0	2.0	1155	$4,400	$3.81	18d	1	1.14mi
1850 Charlesmont Dr #113 Indialantic, FL	2.0	2.0	900	$1,800	$2.00	23d	1	1.17mi
1850 Charlesmont Dr #113 Indialantic, FL	2.0	2.0	900	$1,700	$1.89	14d	1	1.17mi
1841 Island Club Dr Unit 4-72 Indialantic, FL	2.0	2.0	900	$3,000	$3.33	23d	1	1.22mi
1800 Charlesmont Dr #98 Indialantic, FL	2.0	2.0	900	$2,200	$2.44	23d	1	1.23mi
125 Kings Way Satellite Beach, FL	2.0	2.5	1530	$2,500	$1.63	23d	1	1.23mi
159 Queens Ct Satellite Beach, FL	2.0	2.0	1450	$2,850	$1.97	23d	1	1.25mi
408 Hawthorne Ct Indian Harbour Beach, FL	3.0	2.0	1367	$2,295	$1.68	23d	1	1.28mi
265 Kings Way Satellite Beach, FL	2.0	2.5	1530	$2,395	$1.57	23d	1	1.29mi
301 Markley Ct Unit 1545698P Indian Harbour Beach, FL	3.0	2.0	1194	$3,226	$2.70	13d	1	1.30mi
145 Cinnamon Dr Melbourne, FL	1.0–3.0	1.0–2.0	1536	$2,079	$1.35	13d	18	1.32mi
440 Hawthorne Ct Indian Harbour Beach, FL	2.0	2.0	1300	$2,299	$1.77	23d	1	1.37mi

Listing history 8 events

1. 2026-05-26
   listed $200,000 Active
2. 2010-03-10
   soldstatus $118,000
3. 2010-03-09
   soldstatus $118,000 230-char remark

   Show marketing remark (230 chars)

   Really nice, newer 3 Bedroom, 3 Bath beachside townhome. Great location, close to schools, restaurants, and steps to the beach. Appliances included. Neutral tile thru-out, except carpet in bedrooms. New carpet and paint in unit c.

4. 2009-10-27
   soldstatus $548,000
5. 2009-10-02
   listed $119,900 230-char remark

   Show marketing remark (230 chars)

   Really nice, newer 3 Bedroom, 3 Bath beachside townhome. Great location, close to schools, restaurants, and steps to the beach. Appliances included. Neutral tile thru-out, except carpet in bedrooms. New carpet and paint in unit c.

6. 2005-05-19
   soldstatus $200,000
7. 2003-04-17
   soldstatus $745,000
8. 2001-01-05
   soldstatus $95,200

ⓘ 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: $4,023 · $335/mo
• Projected year-2 tax: $4,023 · $335/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥103°F today · 23 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: $34,191
• − Mortgage interest: −$11,203
• − Property taxes: −$4,023
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,735
• − Management: −$2,735
• − Depreciation: −$5,818
• Taxable income: $6,676
• Est. tax owed @ 24.0%: −$1,602
• After-tax cash flow: $7,800/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 — Indian Harbour Beach

• Score: 84/100
• State rank: #37
• US rank: #722

Category grades

Amenities F Commute C+ Cost of living C- Crime A+ Employment B+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Indian Harbour Beach, FL
• County: Brevard County · 602,871 people
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 27,836
• Household income: $101,184
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 534.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 7% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -336.76%
• Current HPI: 361.3801
• Rent YoY: ▲ 1.55%
• 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

+110.1% since first listed

8 events — show timeline

• 2026-05-26 Listed $200,000 SCMLS
• 2010-03-10 Sold (Public Records) $118,000 Public Records
• 2010-03-09 Sold (MLS) $118,000 SCMLS
• 2009-10-27 Sold (Public Records) $548,000 Public Records
• 2009-10-02 Listed $119,900 SCMLS
• 2005-05-19 Sold (Public Records) $200,000 Public Records
• 2003-04-17 Sold (Public Records) $745,000 Public Records
• 2001-01-05 Sold (Public Records) $95,200 Public Records

Property tax history

+7.4%/yr

Latest (2025): $4,023 · +3.3% YoY. Source: county tax records.