443 Treemont Ave · Palm Bay, FL 32908

$345,000

4 bd · 3.0 ba · 1,807 sqft · Land · 144 Days on market

Built 2026

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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 +6.8/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE WELL WATER/SEPTIC LOT IN A GREAT LOCATION. EASY TO GET TO JUST OFF THE MAIN ROAD. PAVED ROADS THROUGHOUT THE NEIGHBORHOOD. SHORT DRIVE TO SCHOOLS, SHOPPING, POST OFFICE, RESTAURANTS AND MORE! TAKE A DRIVE BY AND HAVE A LOOK!

Key facts

• New construction
• Modern kitchen
• Granite countertops

Tags

• NEW CONSTRUCTION
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• ABUNDANT NATURAL LIGHT
• OPEN-CONCEPT LAYOUT
• EXCELLENT LOCATION

Property features AI

Finance

• Other: Pets allowed with no restrictions
• HOA & community: No association amenities

Exterior

• Parking: Attached garage with 2 covered spaces; Driveway parking
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Water available
• Home design: Single-family residence; One story; New construction; Faces west; Public road frontage; Paved road access
• Construction: Block/stucco/CBS construction; Slate roof; Built as new construction
• Exterior features: Open porch; Covered porch/patio; Patio

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: 3 full bathrooms (all on the main level)
• Heating & cooling: Central electric heating; Central air conditioning; Roof turbines and ridge vents for ventilation
• Interior features: Kitchen island; Closet cabinetry; Pull-down attic stairs; Cabana bath; Smoke detectors
• Laundry & utility: Laundry area located in the garage; Electric water heater; Water softener (owned)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $345k.

Deal economics

• At list price, monthly cash flow is $-530 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (32.0% below list).
• Recommended offer: $235k (32.0% below list) — sets the bar for 1% rule.

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: schools C-, employment D+, 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 (+1.3%/yr); 1020 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% of the median local income ($80k/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 $2k of loan paydown is wiped out by about $10k 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 144 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $7k; list at $345k implies a 4829% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,744 (32.0% 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. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.58%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.29% rent growth · sell at horizon

5-year hold

• IRR: -29.6%
• Equity multiple: 0.03×
• Total profit: $-93,580
• Equity at exit: $51,441

10-year hold

• IRR: -39.4%
• Equity multiple: -0.45×
• Total profit: $-140,534
• Equity at exit: $29,829

Cash invested: $96,600 (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 32908

• Home prices YoY: -10.4%
• Rents YoY: 1.3%
• Active inventory: 1020
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,347 high
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,175/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-530

Break-even live

Break-even rent $3,018

Max offer price $268,347

Occupancy floor —

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
487 Wiltshire Ave SW Palm Bay, FL	3.0	2.0	1462	$2,300	$1.57	23d	1	0.29mi
511 Trumpet St SW Palm Bay, FL	3.0	2.0	1243	$2,200	$1.77	23d	1	0.32mi
154 Daffodil Dr SW Palm Bay, FL	3.0–4.0	2.0–3.0	1384	$2,034	$1.47	14d	6	0.51mi
726 Scotten Ave SW Palm Bay, FL	3.0	2.0	1443	$1,970	$1.37	14d	1	0.57mi
171 Okeefe St SE Palm Bay, FL	3.0	2.0	1288	$1,855	$1.44	14d	1	0.68mi
436 Wimpole Ln SW Palm Bay, FL	4.0	2.0	1806	$2,300	$1.27	23d	1	0.82mi
263 Trilby Rd SW Palm Bay, FL	4.0	3.0	2000	$2,500	$1.25	23d	1	0.89mi
309 Cactus St SE Palm Bay, FL	4.0	2.0	1846	$2,195	$1.19	14d	1	0.90mi
Town Rd SW Palm Bay, FL	3.0	2.0	1600	$1,995	$1.25	23d	1	0.94mi
191 Turk Rd SW Palm Bay, FL	4.0	2.0	1604	$2,485	$1.55	23d	1	0.95mi
210 Meehan Ave NW Palm Bay, FL	3.0	2.0	2020	$1,895	$0.94	14d	1	0.95mi
497 Schenley St SW Palm Bay, FL	4.0	2.0	1833	$1,995	$1.09	23d	1	0.96mi
320 Algiers Ave SE Palm Bay, FL	3.0	2.0	1306	$1,825	$1.40	23d	1	0.98mi
154 Anderson Ave NE Unit 154 Palm Bay, FL	3.0	2.0	1414	$1,800	$1.27	14d	1	1.06mi
746 Harriet Ave SW Palm Bay, FL	4.0	3.0	2155	$2,550	$1.18	23d	1	1.07mi
272 Aquarius Ave SE Palm Bay, FL	4.0	2.0	1650	$1,995	$1.21	23d	1	1.10mi
857 Buchanan Ave SE Palm Bay, FL	3.0	2.0	1257	$1,950	$1.55	23d	1	1.16mi
1850 Jupiter Blvd SW Unit 20 Palm Bay, FL	4.0	3.0	2203	$2,200	$1.00	23d	1	1.16mi
490 Hatcher St SE Palm Bay, FL	4.0	2.0	1833	$2,150	$1.17	21d	1	1.19mi
914 Caligula Ave SE Palm Bay, FL	3.0	2.0	1371	$1,841	$1.34	14d	1	1.22mi
296 Croquet Ave NE Palm Bay, FL	4.0	2.0	2028	$2,300	$1.13	21d	1	1.22mi
1023 Garvey Rd SW Palm Bay, FL	4.0	2.0	1750	$2,296	$1.31	14d	1	1.24mi
214 Eldron Blvd NE Palm Bay, FL	3.0	2.0	1646	$2,075	$1.26	23d	1	1.26mi
1133 Hanover Ave SW Palm Bay, FL	4.0	2.0	1804	$2,250	$1.25	21d	1	1.36mi
431 Brantley St SE Palm Bay, FL	3.0	2.0	1326	$2,050	$1.55	19d	1	1.37mi
356 Garbelmann St SW Palm Bay, FL	4.0	3.0	1850	$2,121	$1.15	14d	1	1.39mi
276 Americana Blvd NW Palm Bay, FL	4.0	3.0	2089	$2,500	$1.20	23d	1	1.43mi
609 Concha St NW Palm Bay, FL	4.0	2.0	1918	$2,200	$1.15	23d	1	1.45mi
1037 Garvey Rd SW Palm Bay, FL	4.0	3.0	1850	$2,516	$1.36	14d	1	1.46mi
465 Birch Ave SW Palm Bay, FL	3.0	2.0	1252	$2,000	$1.60	23d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $345,000 Active 144 DOM
2. 2026-06-17
   days on market $345,000 Active 143 DOM
3. 2026-06-16
   days on market $345,000 Active 142 DOM
4. 2026-06-15
   days on market $345,000 Active 141 DOM
5. 2026-06-14
   pricedays on market $345,000 Active 139 DOM
6. 2026-06-10
   days on market $358,000 Active 136 DOM
7. 2026-06-08
   days on market $358,000 Active 134 DOM
8. 2026-06-07
   days on market $358,000 Active 133 DOM
9. 2026-06-05
   days on market $358,000 Active 130 DOM
10. 2026-06-03
    days on market $358,000 Active 129 DOM
11. 2026-06-02
    days on market $358,000 Active 128 DOM
12. 2026-06-01
    days on market $358,000 Active 127 DOM
13. 2026-05-31
    days on market $358,000 Active 126 DOM
14. 2026-05-31
    days on market $358,000 Active 125 DOM
15. 2026-04-29
    price $358,000
16. 2026-01-25
    listed $365,000 Active
17. 2020-02-06
    soldstatus $7,000
18. 2020-01-31
    soldstatus $7,000 229-char remark

    Show marketing remark (229 chars)

    NICE WELL WATER/SEPTIC LOT IN A GREAT LOCATION. EASY TO GET TO JUST OFF THE MAIN ROAD. PAVED ROADS THROUGHOUT THE NEIGHBORHOOD. SHORT DRIVE TO SCHOOLS, SHOPPING, POST OFFICE, RESTAURANTS AND MORE! TAKE A DRIVE BY AND HAVE A LOOK!

19. 2018-11-19
    listed $7,500 229-char remark

    Show marketing remark (229 chars)

    NICE WELL WATER/SEPTIC LOT IN A GREAT LOCATION. EASY TO GET TO JUST OFF THE MAIN ROAD. PAVED ROADS THROUGHOUT THE NEIGHBORHOOD. SHORT DRIVE TO SCHOOLS, SHOPPING, POST OFFICE, RESTAURANTS AND MORE! TAKE A DRIVE BY AND HAVE A LOOK!

ⓘ 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 X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 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: $28,169
• − Mortgage interest: −$19,325
• − Property taxes: −$5,175
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,254
• − Management: −$2,254
• − Depreciation: −$10,036
• Taxable loss: −$12,599
• Est. tax savings @ 24.0%: +$3,024
• After-tax cash flow: $-3,333/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): 16,535
• Household income: $79,596
• Rent vs Own: 10.2% rent · 89.8% own
• Severe rent burden: 112.0

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 0.69)
• Race & ethnicity: White 48% Hispanic / Latino 20% Black 20% Two or more races 19%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8% Cuban 6% Dominican 3%
• Common ancestry: Hispanic 3% Estonian 2% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica, South Korea
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% 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: ▼ -38.22%
• Current HPI: 330.0399
• Rent YoY: ▲ 1.29%
• 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

+4673.3% since first listed

5 events — show timeline

• 2026-04-29 Price Changed $358,000 Beaches MLS
• 2026-01-25 Listed $365,000 Beaches MLS
• 2020-02-06 Sold (Public Records) $7,000 Public Records
• 2020-01-31 Sold (MLS) $7,000 SCMLS
• 2018-11-19 Listed $7,500 SCMLS

Property tax history

+14.1%/yr

Latest (2025): $366 · +11.3% YoY. Source: county tax records.