205 Ponce De Leon Dr · Melbourne, FL 32903

$116,600

2 bd · 2.0 ba · 6,700 sqft · Other · 6 Days on market

Built 1998 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Condition / age +3.8/5.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

You will love living in this home near the ocean and heated pool and spa. There are 2 full bedrooms and 2 full baths. Appliances stay with the kitchen that opens to the dining area and kitchen. Open the sliders and enjoy morning coffee on the large screen porch. Store your beach chairs in the storage shed and there is also a area for your BBQ. You will love the new laminate wood flooring which is so easy to care for.

Key facts

• Large screen porch
• Storage shed
• Area for bbq

Tags

• HEATED POOL
• LARGE SCREEN PORCH
• STORAGE SHED
• AREA FOR BBQ
• NEW LAMINATE WOOD FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $117k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $986 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents rising (+1.2%/yr); 172 active listings in the ZIP; solid renter incomes; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $806 of loan paydown is wiped out by about $3k 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 + 1.2% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $116,600

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. 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.
3. 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.
4. 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: 1.95% ✓
• Cap rate: 16.44%
• Cash-on-cash: 36.25%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 2.22×
• Total profit: $39,910
• Equity at exit: $17,385

10-year hold

• IRR: 36.2%
• Equity multiple: 4.06×
• Total profit: $99,793
• Equity at exit: $10,081

Cash invested: $32,648 (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 32903

• Rents YoY: 1.2%
• Active inventory: 172
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,268 medium
• Mortgage (P&I): −$611
• Tax est. 1.5%: −$146 /mo · $1,749/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $986

Break-even live

Break-even rent $1,020

Max offer price $116,600

Occupancy floor 52%

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: $29,150
• Closing costs: $3,498
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $116,600 Active 6 DOM
2. 2026-06-17
   days on market $116,600 Active 5 DOM
3. 2026-06-16
   days on market $116,600 Active 4 DOM
4. 2026-06-15
   days on market $116,600 Active 3 DOM
5. 2026-06-14
   remarks 421-char remark
6. 2026-06-14
   listed $116,600 Active 1 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $27,219
• − Mortgage interest: −$6,531
• − Property taxes: −$1,749
• − Insurance: −$583
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − Depreciation: −$3,392
• Taxable income: $10,608
• Est. tax owed @ 24.0%: −$2,546
• After-tax cash flow: $9,287/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 · 1 photo

Good 75/100 Cosmetic rehab

This home is in good condition with a good exterior and new flooring. It has potential for a cosmetic upgrade to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Clean and maintain landscaping — Improves curb appeal and can attract more potential buyers or renters.
• Both Inspect and clean gutters — Prevents water damage and improves the home's overall appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean and maintain landscaping — Improves curb appeal and can attract more potential buyers or renters. ↑
• Both Inspect and clean gutters — Prevents water damage and improves the home's overall appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Melbourne

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Brevard County · 602,871 people
• City population: 178,420
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 13,836
• Household income: $104,906
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 309.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 8% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -230.78%
• Current HPI: 349.9366
• Rent YoY: ▲ 1.20%
• 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

1 event — show timeline

• 2026-06-13 Listed $116,600 FSBO.com