2700 N Highway A1A · Melbourne, FL 32903

$245,000

2 bd · 2.0 ba · 1,131 sqft · Land · 26 Days on market

Built 2025

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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 +13.0/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sellers have moved, motivated to sell!! Lets make a deal. Directly across street from beach! Well managed complex, good financial condition, heated pool. Tastefully updated 1st floor unit. Since 2015, Air conditioning system, both bathrooms gutted and rebuilt, water heater, stainless appliances, ceiling fans, plumbing fixtures, and a new roof on building in Jan 2017!! Kitchen features newer white wood cabinetry accented by black quartz countertops. Tiled living areas for beach lifestyle. Screened patio. All this plus a Full Size stack washer/dryer. Walk to beach, shopping and church! no motorcycles or trucks. 15 lb dog weight restriction.

Key facts

• Recent upgrades
• Ground level
• Granite countertops

Tags

• GROUND LEVEL
• RECENT UPGRADES
• MODERN PORCELAIN TILE FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UPDATED HALL BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $245k.

Deal economics

• At list price, monthly cash flow is $-13 ($-152/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (13.2% below list).
• Recommended offer: $213k (13.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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.
• Market conditions: Rents rising (+1.2%/yr); 172 active listings in the ZIP; 33 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 26 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 23y 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 $133k; list at $245k implies a 84% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,714 (13.2% 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. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.2% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.35×
• Total profit: $-44,262
• Equity at exit: $36,530

10-year hold

• IRR: -15.2%
• Equity multiple: 0.21×
• Total profit: $-54,432
• Equity at exit: $21,183

Cash invested: $68,600 (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 32903

• Rents YoY: 1.2%
• Active inventory: 172
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,127 high
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-13

Break-even live

Break-even rent $2,143

Max offer price $243,162

Occupancy floor 96%

Sensitivity live

Price	-10% $157	-5% $72	+0% $-13	+5% $-97	+10% $-182
Rent	-10% $-181	-5% $-97	+0% $-13	+5% $71	+10% $155
Rate	-1.0pp $111	-0.5pp $50	base $-13	+0.5pp $-76	+1.0pp $-141

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Coral Way E Unit A Indialantic, FL	2.0	1.5	1230	$2,000	$1.63	24d	1	0.03mi
2700 N Highway A1A Unit 9-107 Indialantic, FL	2.0	2.0	1131	$1,575	$1.39	24d	1	0.07mi
2700 N Highway A1A Unit 12-101 Indialantic, FL	2.0	2.0	1131	$1,800	$1.59	14d	1	0.07mi
2700 N Highway A1A Unit 16-203 Indialantic, FL	2.0	2.0	1131	$2,400	$2.12	24d	1	0.07mi
2700 N Highway A1A Unit 11-202 Indialantic, FL	2.0	2.0	1131	$2,100	$1.86	24d	1	0.07mi
2700 N Highway A1A Unit 1-202 Indialantic, FL	2.0	2.0	1131	$1,850	$1.64	24d	1	0.07mi
100 Coral Way E #5 Indialantic, FL	1.0	1.0	924	$1,950	$2.11	24d	1	0.12mi
18 North Ct Unit A Indialantic, FL	1.0	1.0	700	$1,500	$2.14	22d	1	0.19mi
114 Harris Blvd Indialantic, FL	3.0	2.0	1056	$2,450	$2.32	24d	1	0.31mi
243 Ocean View Ln Indialantic, FL	3.0	2.0	1345	$2,300	$1.71	24d	1	0.41mi
335 Paradise Blvd #64 Melbourne, FL	2.0	2.5	1480	$2,550	$1.72	24d	1	0.57mi
1800 Charlesmont Dr #98 Indialantic, FL	2.0	2.0	900	$2,200	$2.44	24d	1	0.61mi
2225 North Highway A1A Unit 403 Melbourne, FL	2.0	2.0	1013	$3,000	$2.96	24d	1	0.63mi
1850 Charlesmont Dr #113 Indialantic, FL	2.0	2.0	900	$1,700	$1.89	15d	1	0.63mi
1850 Charlesmont Dr #113 Indialantic, FL	2.0	2.0	900	$1,800	$2.00	24d	1	0.63mi
1841 Island Club Dr Unit 4-72 Indialantic, FL	2.0	2.0	900	$3,000	$3.33	24d	1	0.64mi
1874 Brittany Dr Melbourne, FL	2.0–3.0	1.0–2.0	1286	$1,635	$1.27	15d	12	0.66mi
1951 Island Club Dr #56 Melbourne, FL	1.0	1.0	700	$1,500	$2.14	24d	1	0.72mi
650 Island Club Ct #139 Indialantic, FL	1.0	1.0	710	$1,695	$2.39	15d	1	0.74mi
2225 Highway A1A Indian Harbour Beach, FL	2.0	1.0–2.0	1187	$3,400	$2.86	24d	2	0.80mi
2225 Highway A1A #311 Indian Harbour Beach, FL	2.0	2.0	1361	$3,800	$2.79	24d	1	0.80mi
2186 Jimmy Buffett Memorial Hwy Unit 4c Indian Harbour Beach, FL	1.0	1.0	783	$1,695	$2.16	15d	1	0.89mi
2186 Highway A1A Unit A7 Indian Harbour Beach, FL	2.0	2.0	1002	$1,600	$1.60	22d	1	0.90mi
2186 Jimmy Buffett Memorial Hwy Unit B7 Indian Harbour Beach, FL	2.0	2.0	1188	$1,900	$1.60	15d	1	0.90mi
201 Harbor City Pkwy Indian Harbour Beach, FL	1.0–3.0	1.0–2.0	918	$1,874	$2.04	24d	18	0.92mi
128 Martin St Unit 1250956P Satellite Beach, FL	3.0	2.0	1453	$5,409	$3.72	20d	1	1.04mi
911 S Colonial Ct Unit C Indian Harbour Beach, FL	2.0	1.0	900	$1,600	$1.78	24d	1	1.18mi
913 S Colonial Ct Unit C Indian Harbour Beach, FL	2.0	1.0	860	$1,600	$1.86	24d	1	1.18mi
926 Jamestown Ave #93 Indian Harbour Beach, FL	2.0	1.5	1088	$1,700	$1.56	24d	1	1.21mi
120 E Colonial Ct #47 Indian Harbour Beach, FL	2.0	1.5	960	$1,700	$1.77	15d	1	1.24mi
500 Palm Springs Blvd #403 Indian Harbour Beach, FL	2.0	2.0	1055	$2,200	$2.09	22d	1	1.43mi
500 Palm Springs Blvd #110 Indian Harbour Beach, FL	2.0	2.0	1100	$1,600	$1.45	24d	1	1.43mi
500 Palm Springs Blvd #407 Indian Harbour Beach, FL	2.0	1.5	1055	$1,800	$1.71	24d	1	1.43mi

Listing history 39 events

1. 2026-06-18
   days on market $245,000 Active 26 DOM
2. 2026-06-17
   days on market $245,000 Active 25 DOM
3. 2026-06-16
   days on market $245,000 Active 24 DOM
4. 2026-06-15
   days on market $245,000 Active 23 DOM
5. 2026-06-14
   days on market $245,000 Active 21 DOM
6. 2026-06-10
   days on market $245,000 Active 18 DOM
7. 2026-06-08
   days on market $245,000 Active 16 DOM
8. 2026-06-07
   days on market $245,000 Active 15 DOM
9. 2026-06-05
   days on market $245,000 Active 12 DOM
10. 2026-06-03
    days on market $245,000 Active 11 DOM
11. 2026-06-02
    days on market $245,000 Active 10 DOM
12. 2026-06-01
    days on market $245,000 Active 9 DOM
13. 2026-05-31
    days on market $245,000 Active 8 DOM
14. 2026-05-24
    listed $245,000 Active
15. 2025-10-29
    historical $1,800
16. 2025-10-26
    listed $1,800
17. 2025-09-28
    historical $1,400
18. 2025-09-03
    price $1,400
19. 2025-08-29
    listed $1,500
20. 2025-02-07
    historical $1,700
21. 2025-01-08
    price $1,700
22. 2025-01-04
    price $1,800
23. 2024-12-18
    listed $1,850
24. 2024-12-18
    historical $1,800
25. 2024-11-26
    listed $1,800
26. 2024-04-10
    historical $1,800
27. 2024-03-28
    listed $1,800
28. 2022-07-01
    price $1,850
29. 2017-05-05
    soldstatus $133,000 651-char remark

    Show marketing remark (651 chars)

    Sellers have moved, motivated to sell!! Lets make a deal. Directly across street from beach! Well managed complex, good financial condition, heated pool. Tastefully updated 1st floor unit. Since 2015, Air conditioning system, both bathrooms gutted and rebuilt, water heater, stainless appliances, ceiling fans, plumbing fixtures, and a new roof on building in Jan 2017!! Kitchen features newer white wood cabinetry accented by black quartz countertops. Tiled living areas for beach lifestyle. Screened patio. All this plus a Full Size stack washer/dryer. Walk to beach, shopping and church! no motorcycles or trucks. 15 lb dog weight restriction.

30. 2017-02-22
    listed $139,900 651-char remark

    Show marketing remark (651 chars)

    Sellers have moved, motivated to sell!! Lets make a deal. Directly across street from beach! Well managed complex, good financial condition, heated pool. Tastefully updated 1st floor unit. Since 2015, Air conditioning system, both bathrooms gutted and rebuilt, water heater, stainless appliances, ceiling fans, plumbing fixtures, and a new roof on building in Jan 2017!! Kitchen features newer white wood cabinetry accented by black quartz countertops. Tiled living areas for beach lifestyle. Screened patio. All this plus a Full Size stack washer/dryer. Walk to beach, shopping and church! no motorcycles or trucks. 15 lb dog weight restriction.

31. 2016-08-16
    historical 580-char remark

    Show marketing remark (580 chars)

    Gorgeous unit on the ground fllor. Almost all new furniture. Lots of tile and a screend tiled porch!! Owner prefers seasonal rental starting now. Minimun rental period 2 months. $75 application for the mantatory board interview and approval with the tenant. Large heated pool, tennis courts, car wash! Beach across the street with an easy access overpass. Owner will concider long term lease with a reduced rate!Tenant responsible for the utilites (water sewer included in price) $75 interview fee, an '||chr(10)||'Addendum - d all applicable taxes. Just bring your toothbrush!!!!

32. 2015-09-25
    soldstatus $110,000
33. 2015-03-08
    listed $114,900
34. 2014-07-15
    soldstatus $81,000
35. 2014-05-12
    listed $85,000
36. 2007-09-27
    historical
37. 2007-09-06
    listed $166,000
38. 2003-12-11
    listed $1,500 580-char remark

    Show marketing remark (580 chars)

    Gorgeous unit on the ground fllor. Almost all new furniture. Lots of tile and a screend tiled porch!! Owner prefers seasonal rental starting now. Minimun rental period 2 months. $75 application for the mantatory board interview and approval with the tenant. Large heated pool, tennis courts, car wash! Beach across the street with an easy access overpass. Owner will concider long term lease with a reduced rate!Tenant responsible for the utilites (water sewer included in price) $75 interview fee, an '||chr(10)||'Addendum - d all applicable taxes. Just bring your toothbrush!!!!

39. 1976-02-01
    soldstatus $200,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 24 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: $25,526
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − Depreciation: −$7,127
• Taxable loss: −$4,310
• Est. tax savings @ 24.0%: +$1,034
• After-tax cash flow: $882/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

• County: Brevard County · 602,871 people
• City population: 178,420
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 13,836
• Household income: $104,906
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 309.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 8% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% 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: ▼ -230.78%
• Current HPI: 349.9366
• Rent YoY: ▲ 1.20%
• 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

+22.5% since first listed

26 events — show timeline

• 2026-05-24 Listed $245,000 FSBO.com
• 2025-10-29 Rental Removed $1,800 APPFOLIO
• 2025-10-26 Listed for Rent $1,800 APPFOLIO
• 2025-09-28 Rental Removed $1,400 APPFOLIO
• 2025-09-03 Price Changed $1,400 APPFOLIO
• 2025-08-29 Listed for Rent $1,500 APPFOLIO
• 2025-02-07 Rental Removed $1,700 BUILDIUM
• 2025-01-08 Price Changed $1,700 BUILDIUM
• 2025-01-04 Price Changed $1,800 BUILDIUM
• 2024-12-18 Listed for Rent $1,850 BUILDIUM
• 2024-12-18 Rental Removed $1,800 BUILDIUM
• 2024-11-26 Listed for Rent $1,800 BUILDIUM
• 2024-04-10 Rental Removed $1,800 BUILDIUM
• 2024-03-28 Listed for Rent $1,800 BUILDIUM
• 2022-07-01 Price Changed $1,850 RENT.
• 2017-05-05 Sold (MLS) $133,000 SCMLS
• 2017-02-22 Listed $139,900 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2015-09-25 Sold (MLS) $110,000 SCMLS
• 2015-03-08 Listed $114,900 SCMLS
• 2014-07-15 Sold (MLS) $81,000 SCMLS
• 2014-05-12 Listed $85,000 SCMLS
• 2007-09-27 Listing Removed — Beaches MLS
• 2007-09-06 Listed $166,000 Beaches MLS
• 2003-12-11 Listed $1,500 SCMLS
• 1976-02-01 Sold (Public Records) $200,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $0 · +9.1% YoY. Source: county tax records.