1927 Westwood Blvd · Melbourne, FL 32901

$194,999

1 bd · 1.0 ba · 625 sqft · SingleFamily public records · 126 Days on market

Built 1946 6,534 sqft lot ↓ 13% since listing

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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
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cute, well located and inexpensive home will make either a first time home buyer or a retiree very happy! The home has recently been renovated and is ready for a new happy home owner. It is very close to shopping and all services and has a metal roof for a long life. Come and take a look at this cute home! P. S. the adjacent home is very similar and is also available.

Key facts

• Large wooded lot
• Renovated kitchen
• Ample room to expand

Tags

• RENOVATED KITCHEN
• SIZABLE LOT
• LARGE WOODED LOT
• AMPLE ROOM TO EXPAND

Property features AI

Finance

• Other: Lot accessed via private asphalt road

Exterior

• Parking: Other parking
• Security: Other security features
• Utilities: Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Single family residence; One story; Faces west; Located on a cul-de-sac
• Construction: Concrete construction; Other construction materials; Metal roof; Pets allowed
• Exterior features: Front porch; Fenced yard; Other exterior features

Interior

• Kitchen: Dishwasher; Electric cooktop
• Bedrooms: 2 bedrooms (main level)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; some units/areas may have no cooling
• Interior features: Primary bathroom with tub and shower; Fireplace
• Laundry & utility: Unfurnished (no washer/dryer included)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-300 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (27.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (33.9% below list).
• Recommended offer: $129k (33.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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.
• Zoned schools: University Park Elementary School (math 22% / reading 32%, grade F, #1,969 of 2,144 statewide, top 94%, 484 students, 76% FRL); Stone Magnet Middle School (math 33% / reading 35%, grade F, #426 of 571 statewide, top 75%, 670 students, 69% FRL); Melbourne Senior High School (math 43% / reading 57%, grade D+, #175 of 667 statewide, top 27%, 2,249 students, 31% FRL) — zoned schools average 59% FRL vs 43% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 37% at this address vs 55% district-wide (-18 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 202 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• 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 $128,848 (33.9% 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 126 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.66% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.60%
• DSCR: 0.71
• GRM: 12.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.7% rent growth · sell at horizon

5-year hold

• IRR: -29.1%
• Equity multiple: 0.04×
• Total profit: $-52,385
• Equity at exit: $29,075

10-year hold

• IRR: -35.4%
• Equity multiple: -0.41×
• Total profit: $-76,887
• Equity at exit: $16,860

Cash invested: $54,600 (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 32901

• Home prices YoY: -31.0%
• Rents YoY: 1.7%
• Active inventory: 202
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$214 /mo · $2,572/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-300

Break-even live

Break-even rent $1,669

Max offer price $141,956

Occupancy floor —

Sensitivity live

Price	-10% $-190	-5% $-245	+0% $-300	+5% $-355	+10% $-411
Rent	-10% $-402	-5% $-351	+0% $-300	+5% $-249	+10% $-198
Rate	-1.0pp $-202	-0.5pp $-251	base $-300	+0.5pp $-351	+1.0pp $-402

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Seminole Ave W Unit 4 Melbourne, FL	1.0	1.0	505	$2,750	$5.45	24d	1	0.69mi
1629 Elizabeth St Melbourne, FL	—	1.0	350	$900	$2.57	22d	1	0.76mi
1628 Mitchell St Melbourne, FL	—	1.0	350	$900	$2.57	24d	1	0.79mi
1023 Gull Ln Melbourne, FL	1.0–3.0	1.0–2.0	1072	$1,599	$1.49	15d	31	1.26mi
1704 Oak St Melbourne, FL	1.0	1.0	500	$1,875	$3.75	24d	1	1.30mi
100 E University Blvd Melbourne, FL	1.0–3.0	1.0–1.5	756	$1,199	$1.58	14d	16	1.40mi

Listing history 23 events

1. 2026-06-18
   days on market $194,999 Active 126 DOM
2. 2026-06-17
   days on market $194,999 Active 125 DOM
3. 2026-06-16
   days on market $194,999 Active 124 DOM
4. 2026-06-15
   days on market $194,999 Active 123 DOM
5. 2026-06-14
   days on market $194,999 Active 121 DOM
6. 2026-06-10
   days on market $194,999 Active 118 DOM
7. 2026-06-08
   days on market $194,999 Active 116 DOM
8. 2026-06-07
   statusdays on market $194,999 Active 115 DOM
9. 2026-05-11
   price $194,999
10. 2026-05-08
    price $196,999
11. 2026-02-27
    price $199,999
12. 2026-02-05
    listed $215,000 Active
13. 2025-08-30
    historical $1,750
14. 2025-07-04
    price $1,750
15. 2025-06-11
    price $1,850
16. 2025-06-07
    listed $1,800
17. 2023-10-23
    soldstatus $205,000
18. 2023-10-19
    soldstatus $205,000 Closed 379-char remark

    Show marketing remark (379 chars)

    This cute, well located and inexpensive home will make either a first time home buyer or a retiree very happy! The home has recently been renovated and is ready for a new happy home owner. It is very close to shopping and all services and has a metal roof for a long life. Come and take a look at this cute home! P. S. the adjacent home is very similar and is also available.

19. 2023-09-15
    historical Contingent 379-char remark

    Show marketing remark (379 chars)

    This cute, well located and inexpensive home will make either a first time home buyer or a retiree very happy! The home has recently been renovated and is ready for a new happy home owner. It is very close to shopping and all services and has a metal roof for a long life. Come and take a look at this cute home! P. S. the adjacent home is very similar and is also available.

20. 2023-09-08
    price $205,000 379-char remark

    Show marketing remark (379 chars)

    This cute, well located and inexpensive home will make either a first time home buyer or a retiree very happy! The home has recently been renovated and is ready for a new happy home owner. It is very close to shopping and all services and has a metal roof for a long life. Come and take a look at this cute home! P. S. the adjacent home is very similar and is also available.

21. 2023-08-24
    status Active 379-char remark

    Show marketing remark (379 chars)

    This cute, well located and inexpensive home will make either a first time home buyer or a retiree very happy! The home has recently been renovated and is ready for a new happy home owner. It is very close to shopping and all services and has a metal roof for a long life. Come and take a look at this cute home! P. S. the adjacent home is very similar and is also available.

22. 2023-08-19
    historical Contingent 379-char remark

    Show marketing remark (379 chars)

    This cute, well located and inexpensive home will make either a first time home buyer or a retiree very happy! The home has recently been renovated and is ready for a new happy home owner. It is very close to shopping and all services and has a metal roof for a long life. Come and take a look at this cute home! P. S. the adjacent home is very similar and is also available.

23. 2023-08-01
    listed $224,900 Active 379-char remark

    Show marketing remark (379 chars)

    This cute, well located and inexpensive home will make either a first time home buyer or a retiree very happy! The home has recently been renovated and is ready for a new happy home owner. It is very close to shopping and all services and has a metal roof for a long life. Come and take a look at this cute home! P. S. the adjacent home is very similar and is also available.

ⓘ 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: $2,572 · $214/mo
• Projected year-2 tax: $2,572 · $214/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $15,462
• − Mortgage interest: −$10,923
• − Property taxes: −$2,572
• − Insurance: −$975
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$5,673
• Taxable loss: −$7,155
• Est. tax savings @ 24.0%: +$1,717
• After-tax cash flow: $-1,886/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 — Melbourne

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

Census & demographics

• Census place: Melbourne, FL
• County: Brevard County · 602,871 people
• City population: 178,420
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 28,923
• Household income: $54,651
• Rent vs Own: 50.6% rent · 49.4% own
• Severe rent burden: 2018.0

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 0.56)
• Race & ethnicity: White 62% Black 18% Hispanic / Latino 11% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 1%
• Foreign-born: 14% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 2% Vietnamese 2%

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: ▼ -145.13%
• Current HPI: 322.934
• Rent YoY: ▲ 1.70%
• 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

-13.3% since first listed

15 events — show timeline

• 2026-05-11 Price Changed $194,999 SCMLS
• 2026-05-08 Price Changed $196,999 SCMLS
• 2026-02-27 Price Changed $199,999 SCMLS
• 2026-02-05 Listed $215,000 SCMLS
• 2025-08-30 Rental Removed $1,750 SCMLS
• 2025-07-04 Price Changed $1,750 SCMLS
• 2025-06-11 Price Changed $1,850 SCMLS
• 2025-06-07 Listed for Rent $1,800 SCMLS
• 2023-10-23 Sold (Public Records) $205,000 Public Records
• 2023-10-19 Sold (MLS) $205,000 SCMLS
• 2023-09-15 Contingent — SCMLS
• 2023-09-08 Price Changed $205,000 SCMLS
• 2023-08-24 Relisted — SCMLS
• 2023-08-19 Contingent — SCMLS
• 2023-08-01 Listed $224,900 SCMLS

Property tax history

+13.7%/yr

Latest (2025): $2,572 · -12.3% YoY. Source: county tax records.