1331 Royal Fern Dr · Viera East, FL 32940

$395,000

3 bd · 2.0 ba · 1,782 sqft · SingleFamily public records · 9 Days on market

Built 2003 6,970 sqft lot

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Why this score? — see what drove the D- 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 +8.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.7/10.0

Listing remarks MLS

Immaculate 3 Bedroom, 2 bath attached villa in Magnolia Pointe. Open floor plan with large kitchen, extended screened lanai, and 2 car garage. Home sits on a large corner lot and overlooks a Preserve area in the back. Low maintenance, gated community with a community pool and cabana. Maintenance fee of $240/month covers lawn care, sprinklers, trimming shrubs and trees, exterior insurance, exterior painting, roof repairs and replacement. Brand new roof July 2018, new water heater January 2016, tinted windows, and new appliances and kitchen sink in 2017. 1 year American Home Shield warranty provided. Back porch was extended and enclosed in 2014. Magnolia Pointe has private roads is gated, and convenient to restaurants, shopping, and golf. This home shows like a model and will go fast! fast!

Key facts

• Oversized corner lot
• Open floor plan
• Preserve views

Tags

• ATTACHED VILLA
• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• EXTENDED SCREENED LANAI
• OVERSIZED CORNER LOT
• PRESERVE VIEWS

Property features AI

Exterior

• Home design: Single-family house
• Exterior features: Lot approximately 6,970 sq ft

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $-323 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $338k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (33.0% below list).
• Recommended offer: $265k (33.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#141 in FL, #1,964 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: commute D+, schools F, 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.
• Market conditions: Rents rising (+2.0%/yr); 583 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($3k loan paydown + $2k appreciation (0.4% local appreciation)).
• Brevard County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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 $258k; list at $395k implies a 53% 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 $264,543 (33.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.67% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.51%
• DSCR: 0.84
• GRM: 12.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.4% appreciation · 1.96% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.75×
• Total profit: $-27,497
• Equity at exit: $122,724

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-1,605
• Equity at exit: $154,088

Cash invested: $110,600 (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 32940

• Home prices YoY: 0.1%
• Rents YoY: 2.0%
• Active inventory: 583
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,645 medium
• Mortgage (P&I): −$2,071
• Tax from tax record: −$177 /mo · $2,127/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-323

Break-even live

Break-even rent $3,055

Max offer price $337,881

Occupancy floor —

Sensitivity live

Price	-10% $-100	-5% $-212	+0% $-323	+5% $-435	+10% $-547
Rent	-10% $-532	-5% $-428	+0% $-323	+5% $-219	+10% $-114
Rate	-1.0pp $-124	-0.5pp $-223	base $-323	+0.5pp $-426	+1.0pp $-530

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Tuscany Way Melbourne, FL	1.0–3.0	1.0–2.0	1097	$2,269	$2.07	24d	12	0.22mi
216 Country Club Dr Melbourne, FL	3.0	2.0	1749	$2,295	$1.31	21d	1	1.06mi
1367 Cypress Trace Dr Melbourne, FL	4.0	3.0	2453	$4,100	$1.67	14d	1	1.32mi
1385 Fuji Dr Melbourne, FL	3.0	2.0	1770	$3,000	$1.69	24d	1	1.50mi

Listing history 7 events

1. 2026-06-16
   days on market $395,000 Active 9 DOM
2. 2026-06-15
   days on market $395,000 Active 8 DOM
3. 2026-06-14
   days on market $395,000 Active 6 DOM
4. 2026-06-10
   days on market $395,000 Active 3 DOM
5. 2026-06-09
   price $395,000 Active 1 DOM
6. 2026-06-07
   remarks 699-char remark
7. 2026-06-07
   listed $400,000 Active 1 DOM

ⓘ 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: $2,127 · $177/mo
• Projected year-2 tax: $3,278 · $273/mo
• Expected delta: +$1,152/yr (+$96/mo · 54.2%)

ⓘ 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 2/10 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: $31,745
• − Mortgage interest: −$22,126
• − Property taxes: −$2,127
• − Insurance: −$1,975
• − Repairs & maintenance: −$2,540
• − Management: −$2,540
• − Depreciation: −$11,491
• Taxable loss: −$11,053
• Est. tax savings @ 24.0%: +$2,653
• After-tax cash flow: $-1,227/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 — Viera East

• Score: 79/100
• State rank: #141
• US rank: #1964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brevard County · 602,871 people
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 51,727
• Household income: $110,495
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 873.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 9% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% German/W. Germanic 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: ▲ 0.40%
• Current HPI: 298.1023
• Rent YoY: ▲ 1.96%
• 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

+81.9% since first listed

12 events — show timeline

• 2026-06-07 Listed $400,000 ForSaleByOwner.com
• 2018-09-13 Sold (Public Records) $258,000 Public Records
• 2018-09-10 Sold (MLS) $258,000 SCMLS
• 2018-07-30 Listed $264,900 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2014-09-05 Sold (Public Records) $189,900 Public Records
• 2014-08-29 Sold (MLS) $189,900 SCMLS
• 2014-04-02 Listed $194,900 SCMLS
• 2008-08-26 Sold (Public Records) $184,500 Public Records
• 2008-08-15 Sold (MLS) $184,500 SCMLS
• 2008-05-01 Listed $199,000 SCMLS
• 2007-12-26 Listed $219,900 SCMLS

Property tax history

-2.5%/yr

Latest (2025): $2,127 · +9.0% YoY. Source: county tax records.