Vista Plan · Palm Bay, FL 32907

$315,900

3 bd · 2.0 ba · 1,680 sqft · SingleFamily · 183 Days on market

Good condition 2-car garage

---

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 +5.9/30.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Meet The Vista - A Modern Single-Story Home from Our Heritage Series Welcome to The Vista in Melbourne, a sleek and contemporary single-story floor plan offering 1,680 square feet of comfortable living space. This home features 3 bedrooms, 2 bathrooms, and a spacious two-car garage. Step inside to find a full laundry room immediately to your right, followed by two generously sized bedrooms and a full bathroom. Continue down the foyer to discover an open-concept kitchen, seamlessly connected to a 15'2" x 10' dining room, a 15'2" x 13'5" great room, and a 15'6" x 8'8" lanai - perfect for family gatherings or entertaining guests.

Key facts

• Open concept kitchen
• Master bath
• Gourmet kitchen

Tags

• OPEN CONCEPT KITCHEN
• FULL LAUNDRY ROOM
• WALK IN CLOSET
• GOURMET KITCHEN
• SPACIOUS TWO CAR GARAGE
• MASTER BATH

🏗️ New construction. The $315,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $384,240.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $316k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (32.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (23.5% below list).
• Recommended offer: $214k (32.1% below list) — sets the bar for cash-flow.

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 flat; 1084 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 38% of the median local income ($75k/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 $12k 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 183 days — a 12% lower offer ($278k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $214,393 (32.1% 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 183 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 3.96%
• Cash-on-cash: -8.33%
• DSCR: 0.63
• GRM: 13.3

CMA / ARV

• ARV (median comp): $384,240
• List price: $315,900
• Delta: -17.79%
• 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
1656 Kylar Dr NW	0.08mi	3/2.0	1,720 (+2%)	10mo	$329,700	$192	84
1166 Kylar Dr NW	0.38mi	3/2.0	1,720 (+2%)	0mo	$367,000	$213	78
4894 Madras Dr NW	0.37mi	3/2.0	1,607 (-4%)	1mo	$321,790	$200	74
1995 Kylar Dr NW	0.19mi	3/2.0	1,789 (+6%)	8mo	$352,000	$197	74
1636 Kylar Dr NW	0.10mi	4/2.0 (+1)	1,820 (+8%)	10mo	$318,100	$175	68
1546 Kylar Dr NW	0.18mi	4/2.0 (+1)	1,820 (+8%)	10mo	$327,200	$180	64
1155 Kylar Dr NW	0.41mi	4/2.0 (+1)	1,635 (-3%)	8mo	$341,490	$209	64
2096 NW Kylar Dr	0.25mi	4/2.0 (+1)	1,822 (+8%)	8mo	$382,000	$210	63
405 Kylar Dr NW	0.56mi	3/2.0	1,713 (+2%)	10mo	$340,000	$198	62
2365 Roygaris St NW	0.32mi	3/2.0	1,789 (+6%)	14mo	$410,000	$229	62
425 Kylar Dr NW	0.57mi	3/2.0	1,507 (-10%)	4mo	$320,000	$212	53
636 Veridian Cir NW	0.65mi	3/2.0	1,598 (-5%)	14mo	$354,000	$222	50

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 · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -43.5%
• Equity multiple: -0.32×
• Total profit: $-141,652
• Equity at exit: $57,291

10-year hold

• IRR: -94.1%
• Equity multiple: -1.21×
• Total profit: $-237,802
• Equity at exit: $33,222

Cash invested: $107,587 (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: 56 active · 27 under contract
• Months of supply: 30.5 mo (3%/mo absorbed)
• Median asking: $368,445 ($195/sqft)
• Median days on market: 112 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +17.2% above current asking $/sqft

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

ZIP-level market 32907

• Home prices YoY: -10.1%
• Rents YoY: 0.9%
• Active inventory: 1084
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,415 high
• Mortgage (P&I): −$2,015
• Tax est. 1.5%: −$480 /mo · $5,764/yr
• Insurance: −$160
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-1,174

Break-even live

Break-even rent $3,901

Max offer price $214,393

Occupancy floor —

Sensitivity live

Price	-10% $-908	-5% $-1,041	+0% $-1,174	+5% $-1,307	+10% $-1,439
Rent	-10% $-1,365	-5% $-1,269	+0% $-1,174	+5% $-1,078	+10% $-983
Rate	-1.0pp $-980	-0.5pp $-1,076	base $-1,174	+0.5pp $-1,273	+1.0pp $-1,375

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: $96,060
• Closing costs: $11,527
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2585 Roygaris St NW Palm Bay, FL	4.0	2.0	1845	$2,650	$1.44	97d	1	0.11mi
938 Soleway Ave NW Palm Bay, FL	3.0	2.0	1867	$2,300	$1.23	108d	1	0.14mi
2701 Pinwherry St NW Palm Bay, FL	4.0	2.5	2100	$2,800	$1.33	108d	1	0.28mi
2166 Kylar Dr NW Palm Bay, FL	3.0	2.0	1713	$2,200	$1.28	2d	1	0.32mi
2166 Kylar Dr NW Palm Bay, FL	3.0	2.0	1713	$2,350	$1.37	42d	1	0.32mi
1146 Kylar Dr NW Palm Bay, FL	4.0	2.0	1635	$2,200	$1.35	6d	1	0.42mi
616 Kylar Dr NW Palm Bay, FL	4.0	2.0	1866	$2,350	$1.26	42d	1	0.42mi
2600 Snapdragon Dr NW Palm Bay, FL	4.0	2.0	1873	$2,000	$1.07	80d	1	0.67mi
2700 Malabar Rd Palm Bay, FL	1.0–3.0	1.0–2.0	1036	$2,694	$2.60	2d	15	0.69mi
2448 Snapdragon Dr NW Palm Bay, FL	4.0	2.0	2162	$2,500	$1.16	62d	1	0.81mi
2115 Imperia Ct NW Palm Bay, FL	3.0	2.0	1600	$2,500	$1.56	6d	1	0.85mi
1866 Delki St NW Palm Bay, FL	3.0	2.0	1481	$2,150	$1.45	6d	1	1.17mi
1738 Loquat Ct NW Palm Bay, FL	3.0	2.0	1615	$2,200	$1.36	0d	1	1.29mi
1812 Glenridge St NW Palm Bay, FL	3.0	2.0	1536	$2,200	$1.43	62d	1	1.33mi
1812 Glenridge St NW Palm Bay, FL	3.0	2.0	1212	$1,950	$1.61	0d	1	1.33mi
1837 Heartwellville St NW Palm Bay, FL	3.0	2.0	1344	$1,700	$1.26	6d	1	1.35mi
1767 Delaware St NW Palm Bay, FL	3.0	2.0	2121	$2,250	$1.06	119d	1	1.36mi
1154 Blessed Isles Dr NW Palm Bay, FL	3.0	2.0	1789	$1,606	$0.90	6d	1	1.37mi
1767 Orchid Ct NW Palm Bay, FL	3.0	2.0	2000	$1,850	$0.93	6d	1	1.40mi
308 Tamarind Cir NW Palm Bay, FL	3.0	2.0	1350	$2,100	$1.56	119d	1	1.45mi

Property features AI

Finance

• Financial info: Listing status: ActiveList price: $316,900

Exterior

• Parking: 2 parking spaces2-car garage
• Home design: Single-family property (Plan: Vista)
• Exterior features: Property is part of the Vista plan (new construction plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1680 total living area)

Listing history 50 events

1. 2026-09-24
   days on market $315,900 Active 183 DOM
2. 2026-09-22
   days on market $315,900 Active 181 DOM
3. 2026-09-21
   days on market $315,900 Active 180 DOM
4. 2026-09-20
   days on market $315,900 Active 179 DOM
5. 2026-09-19
   days on market $315,900 Active 178 DOM
6. 2026-09-18
   days on market $315,900 Active 177 DOM
7. 2026-09-17
   days on market $315,900 Active 176 DOM
8. 2026-09-16
   days on market $315,900 Active 175 DOM
9. 2026-09-15
   days on market $315,900 Active 174 DOM
10. 2026-09-15
    days on market $315,900 Active 173 DOM
11. 2026-09-13
    days on market $315,900 Active 172 DOM
12. 2026-09-12
    days on market $315,900 Active 171 DOM
13. 2026-09-11
    days on market $315,900 Active 170 DOM
14. 2026-09-05
    days on market $315,900 Active 164 DOM
15. 2026-09-04
    days on market $315,900 Active 163 DOM
16. 2026-09-03
    pricedays on market $315,900 Active 162 DOM
17. 2026-08-30
    days on market $314,900 Active 158 DOM
18. 2026-08-29
    days on market $314,900 Active 157 DOM
19. 2026-08-28
    days on market $314,900 Active 156 DOM
20. 2026-08-27
    days on market $314,900 Active 155 DOM
21. 2026-08-26
    days on market $314,900 Active 154 DOM
22. 2026-08-25
    days on market $314,900 Active 153 DOM
23. 2026-08-24
    days on market $314,900 Active 152 DOM
24. 2026-08-23
    days on market $314,900 Active 151 DOM
25. 2026-08-22
    days on market $314,900 Active 150 DOM
26. 2026-08-21
    days on market $314,900 Active 149 DOM
27. 2026-08-20
    days on market $314,900 Active 148 DOM
28. 2026-08-19
    days on market $314,900 Active 147 DOM
29. 2026-08-18
    days on market $314,900 Active 146 DOM
30. 2026-08-17
    days on market $314,900 Active 145 DOM
31. 2026-08-16
    days on market $314,900 Active 144 DOM
32. 2026-08-15
    days on market $314,900 Active 143 DOM
33. 2026-08-15
    days on market $314,900 Active 142 DOM
34. 2026-08-13
    days on market $314,900 Active 141 DOM
35. 2026-08-12
    days on market $314,900 Active 140 DOM
36. 2026-08-11
    days on market $314,900 Active 139 DOM
37. 2026-08-10
    days on market $314,900 Active 138 DOM
38. 2026-08-09
    days on market $314,900 Active 137 DOM
39. 2026-08-08
    days on market $314,900 Active 136 DOM
40. 2026-08-07
    days on market $314,900 Active 135 DOM
41. 2026-08-06
    days on market $314,900 Active 134 DOM
42. 2026-08-05
    days on market $314,900 Active 133 DOM
43. 2026-08-03
    days on market $314,900 Active 131 DOM
44. 2026-07-31
    days on market $314,900 Active 128 DOM
45. 2026-07-29
    days on market $314,900 Active 126 DOM
46. 2026-07-25
    days on market $314,900 Active 122 DOM
47. 2026-07-23
    days on market $314,900 Active 120 DOM
48. 2026-07-22
    days on market $314,900 Active 119 DOM
49. 2026-07-21
    days on market $314,900 Active 118 DOM
50. 2026-07-18
    days on market $314,900 Active 115 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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $28,985
• − Mortgage interest: −$21,523
• − Property taxes: −$5,764
• − Insurance: −$7,040
• − Repairs & maintenance: −$2,319
• − Management: −$2,319
• − Depreciation: −$11,178
• Taxable loss: −$21,157
• Est. tax savings @ 24.0%: +$5,078
• After-tax cash flow: $-9,008/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 · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $8,400–$25,200 screening

The home is in good condition with a modern design, requiring only cosmetic updates to enhance its curb appeal and resale value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Trim hedges — Improves landscaping and enhances curb appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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): 49,080
• Household income: $75,311
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 9% of renters

---

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 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 21% Black 15% Two or more races 14% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Cuban 2% Dominican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Hispanic 2%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 77% English-only · Spanish 17% French/Haitian/Cajun 2% 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: ▼ -34.79%
• Current HPI: 308.9719
• Rent YoY: ▲ 0.93%
• 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

Property features AI

Finance

• Financial info: Listing status: ActiveList price: $316,900

Exterior

• Parking: 2 parking spaces2-car garage
• Home design: Single-family property (Plan: Vista)
• Exterior features: Property is part of the Vista plan (new construction plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1680 total living area)