1657 Westcott St SE · Palm Bay, FL 32909

$189,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 50 Days on market

Built 1986 10,454 sqft lot

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Why this score? — see what drove the C 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 +18.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +4.7/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lovely updated home on a spacious quarter acre lot, tucked away in a quiet area, but still a quick, easy drive to I-95. This home features gorgeous all updated wood look vinyl flooring and fresh paint throughout. Vaulted ceilings and plenty of natural light give a bright open feel to this 2 bedroom home. The enclosed room off the back is the perfect extra space for a den or family room. New water softener and new electrical panel installed. Storage closet off the carport as well as a detached storage shed in the backyard. The septic system was pumped in 2016.

Key facts

• Attached carport
• Shed in the backyard
• Open layout

Tags

• FENCED LOT
• VAULTED CEILINGS
• OPEN LAYOUT
• WELL WATER WITH WATER SOFTENER
• ATTACHED CARPORT
• SHED IN THE BACKYARD

Property features AI

Exterior

• Parking: Carport (1 space); Additional parking
• Utilities: 150 amp electric service; Septic tank; Cable connected; Electricity connected
• Home design: Single family residence; One story; Entry level: 1; Faces south
• Construction: Wood siding; Shingle roof; Built with traditional foundation
• Exterior features: Back yard fencing (wood); Cleared lot; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Owned water softener
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Vaulted ceilings
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (8.8% below list).
• Recommended offer: $172k (8.8% 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: 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: Port Malabar Elementary School (math 48% / reading 58%, grade C, #963 of 2,144 statewide, top 45%, 640 students, 68% FRL); Southwest Middle School (math 40% / reading 39%, grade F, #373 of 571 statewide, top 66%, 920 students, 58% FRL); Bayside High School (math 27% / reading 40%, grade F, #400 of 667 statewide, top 61%, 1,854 students, 51% 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 42% at this address vs 55% district-wide (-13 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 (+3.7%/yr); 1111 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Brevard County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.7% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $11k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $126k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,390 (8.8% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.67% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 3.16×
• Total profit: $114,440
• Equity at exit: $170,266

10-year hold

• IRR: 23.9%
• Equity multiple: 7.26×
• Total profit: $331,209
• Equity at exit: $367,185

Cash invested: $52,920 (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 32909

• Home prices YoY: 6.0%
• Rents YoY: 3.7%
• Active inventory: 1111
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,724 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$129 /mo · $1,549/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $163

Break-even live

Break-even rent $1,518

Max offer price $189,000

Occupancy floor 86%

Sensitivity live

Price	-10% $270	-5% $216	+0% $163	+5% $109	+10% $56
Rent	-10% $27	-5% $95	+0% $163	+5% $231	+10% $299
Rate	-1.0pp $258	-0.5pp $211	base $163	+0.5pp $114	+1.0pp $64

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1430 Valerius St SE Palm Bay, FL	2.0	1.0	904	$1,750	$1.94	24d	1	0.59mi
1490 Van Buren Ave SE Palm Bay, FL	2.0	1.0	900	$1,600	$1.78	24d	1	0.74mi
1625 Santos St SE Unit A Palm Bay, FL	2.0	1.0	900	$1,350	$1.50	20d	1	0.88mi
1630 Agnes Ave SE Palm Bay, FL	3.0	2.0	924	$1,749	$1.89	20d	1	1.26mi

Listing history 12 events

1. 2026-05-02
   historical Active Under Contract
2. 2026-04-23
   price $189,000
3. 2026-04-07
   listed $199,900 Active
4. 2020-01-03
   soldstatus $126,300
5. 2019-12-26
   soldstatus $126,250 565-char remark

   Show marketing remark (565 chars)

   Lovely updated home on a spacious quarter acre lot, tucked away in a quiet area, but still a quick, easy drive to I-95. This home features gorgeous all updated wood look vinyl flooring and fresh paint throughout. Vaulted ceilings and plenty of natural light give a bright open feel to this 2 bedroom home. The enclosed room off the back is the perfect extra space for a den or family room. New water softener and new electrical panel installed. Storage closet off the carport as well as a detached storage shed in the backyard. The septic system was pumped in 2016.

6. 2019-11-12
   listed $129,900 565-char remark

   Show marketing remark (565 chars)

   Lovely updated home on a spacious quarter acre lot, tucked away in a quiet area, but still a quick, easy drive to I-95. This home features gorgeous all updated wood look vinyl flooring and fresh paint throughout. Vaulted ceilings and plenty of natural light give a bright open feel to this 2 bedroom home. The enclosed room off the back is the perfect extra space for a den or family room. New water softener and new electrical panel installed. Storage closet off the carport as well as a detached storage shed in the backyard. The septic system was pumped in 2016.

7. 2016-09-02
   soldstatus $65,500 260-char remark

   Show marketing remark (260 chars)

   This two bedroom one bathroom home sits on . 24 acre with a carport and extra storage in carport area. Property features include family room, kitchen, enclosed room, and shed in back yard. Total square footage including enclosed room is 1008. Wont last long !!

8. 2016-06-29
   listed $68,500 260-char remark

   Show marketing remark (260 chars)

   This two bedroom one bathroom home sits on . 24 acre with a carport and extra storage in carport area. Property features include family room, kitchen, enclosed room, and shed in back yard. Total square footage including enclosed room is 1008. Wont last long !!

9. 2006-04-10
   soldstatus $139,900
10. 2006-02-24
    soldstatus $139,900
11. 2006-01-08
    listed $139,900
12. 2005-06-20
    soldstatus $85,000

ⓘ 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: $1,549 · $129/mo
• Projected year-2 tax: $1,569 · $131/mo
• Expected delta: +$20/yr (+$2/mo · 1.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $20,687
• − Mortgage interest: −$10,587
• − Property taxes: −$1,549
• − Insurance: −$945
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$5,498
• Taxable loss: −$1,202
• Est. tax savings @ 24.0%: +$289
• After-tax cash flow: $2,243/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): 41,804
• Household income: $79,977
• Rent vs Own: 17.3% rent · 82.7% own
• Severe rent burden: 697.0

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 0.70)
• Race & ethnicity: White 46% Black 21% Hispanic / Latino 20% Two or more races 16% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8% Cuban 5%
• Common ancestry: Hispanic 3% Slovak 2% Lithuanian 2%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 9% French/Haitian/Cajun 4% Chinese 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: ▲ 18.81%
• Current HPI: 330.8595
• Rent YoY: ▲ 3.67%
• 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

+122.4% since first listed

12 events — show timeline

• 2026-05-02 Contingent — SCMLS
• 2026-04-23 Price Changed $189,000 SCMLS
• 2026-04-07 Listed $199,900 SCMLS
• 2020-01-03 Sold (Public Records) $126,300 Public Records
• 2019-12-26 Sold (MLS) $126,250 SCMLS
• 2019-11-12 Listed $129,900 SCMLS
• 2016-09-02 Sold (MLS) $65,500 SCMLS
• 2016-06-29 Listed $68,500 SCMLS
• 2006-04-10 Sold (Public Records) $139,900 Public Records
• 2006-02-24 Sold (MLS) $139,900 SCMLS
• 2006-01-08 Listed $139,900 SCMLS
• 2005-06-20 Sold (Public Records) $85,000 Public Records

Property tax history

+10.1%/yr

Latest (2019): $1,549 · +5.9% YoY. Source: county tax records.