258 Aquarina Blvd · Grant-Valkaria, FL 32951

$399,000

3 bd · 2.5 ba · 1,830 sqft · Condo · 169 Days on market

Built 1984 $1470/mo HOA · 25% of rent ↓ 9% since listing

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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 +17.8/30.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BEST DEAL IN AQARINA RIGHT NOW! BARRIER ISLAND CONDO LOCATED IN THE MUCH-SOUGHT-AFTER AQUARINA BEACH & COUNTRY CLUB OCEAN-TO RIVER BEACH RESORT COMMUNITY! FULLY FURNISHED with 3 bedrooms, 2 & a half baths, large living room with wood-burning FP, spacious primary suite, walk-in closets, wet bar & wrap-around glassed-in porches offering stunning tropical views from every room. This unit is full of upgrades! New LVP flooring, updated kitchen cabinets with new quartz countertops & new appliances. New paid for roof & community pool! Thoughtfully appointed bohemian-chic decor & modern furniture with everything you need to live your BEST FLORIDA LIFE right here-

Key facts

• New appliances
• New lvp flooring
• $1,470 HOA

Tags

• OCEAN-TO RIVER BEACH RESORT
• WRAP-AROUND GLASSED-IN PORCHES
• NEW LVP FLOORING
• UPDATED KITCHEN CABINETS
• NEW QUARTZ COUNTERTOPS
• NEW APPLIANCES

Property features AI

Finance

• Other: Property listed furnished
• HOA & community: Association: Aquarina HOA; Quarterly association fees (amounts listed in records); Association fee covers insurance, grounds maintenance, security, and trash; Community amenities include beach access, clubhouse, fitness center, gated entry, golf course, car wash area, RV/boat storage, sauna, tennis courts, and trash service

Exterior

• Parking: 1-car garage with garage door opener
• Security: Gated community; Security gate; Smoke detectors
• Utilities: Public sewer; Water available; Sewer available; Cable available
• Home design: Condominium; Entry level: 2; Faces south; 3 stories
• Construction: Block, concrete, and stucco construction; Concrete roof; Built with a foundation suitable for condominium construction
• Exterior features: Glass-enclosed wrap-around porch; Security gate; Smoke detectors; Cul-de-sac lot; Private road with asphalt surface

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Ceiling fans; Eat-in kitchen; Primary bathroom with tub and separate shower; Walk-in closets; Wood-burning fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $399k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $399k).
• Recommended offer: $351k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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: Gemini Elementary School (math 80% / reading 79%, grade A, #116 of 2,144 statewide, top 6%, 468 students, 20% FRL); Herbert C. Hoover Middle School (math 67% / reading 64%, grade A-, #95 of 571 statewide, top 17%, 506 students, 38% FRL); Melbourne Senior High School (math 43% / reading 57%, grade D+, #175 of 667 statewide, top 27%, 2,249 students, 31% FRL).
• Market conditions: 218 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• At $5,771/mo this rent would consume 70% of the median local household income ($98k/yr) (locally 196% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 169 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 25% of rent.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $351,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.45% ✓
• Cap rate: 7.29%
• Cash-on-cash: 3.56%
• DSCR: 1.16
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.5%
• Equity multiple: 0.58×
• Total profit: $-46,754
• Equity at exit: $59,492

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-14,800
• Equity at exit: $34,498

Cash invested: $111,720 (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 32951

• Active inventory: 218
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $5,771 high
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$1,470
• Vacancy / Maint / Mgmt: −$1,212
• Net cashflow: $265

Break-even live

Break-even rent $5,435

Max offer price $399,000

Occupancy floor 90%

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Warsteiner Way #301 Melbourne Beach, FL	3.0	3.5	2400	$3,650	$1.52	23d	1	0.21mi
130 Warsteiner Way #204 Melbourne Beach, FL	3.0	3.5	2384	$3,600	$1.51	23d	1	0.24mi
7585 Highway A1A Melbourne Beach, FL	3.0	2.5	2608	$12,500	$4.79	23d	1	0.30mi
143 Caledonia Dr Melbourne Beach, FL	3.0	2.5	2005	$9,500	$4.74	13d	1	0.35mi
113 Margarita Rd Unit 1546210P Melbourne Beach, FL	3.0	2.0	1689	$5,076	$3.01	14d	1	1.38mi

HOA detail condo

• Monthly dues: $1,470 · $17,640/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $399,000 Active 169 DOM
2. 2026-06-17
   days on market $399,000 Active 168 DOM
3. 2026-06-16
   days on market $399,000 Active 167 DOM
4. 2026-06-15
   days on market $399,000 Active 166 DOM
5. 2026-06-14
   days on market $399,000 Active 164 DOM
6. 2026-06-10
   days on market $399,000 Active 161 DOM
7. 2026-06-08
   days on market $399,000 Active 159 DOM
8. 2026-06-07
   days on market $399,000 Active 158 DOM
9. 2026-06-05
   days on market $399,000 Active 155 DOM
10. 2026-06-03
    days on market $399,000 Active 154 DOM
11. 2026-06-02
    days on market $399,000 Active 153 DOM
12. 2026-06-01
    days on market $399,000 Active 152 DOM
13. 2026-05-31
    days on market $399,000 Active 151 DOM
14. 2026-05-31
    days on market $399,000 Active 150 DOM
15. 2026-03-22
    price $399,000
16. 2026-02-20
    price $425,000
17. 2026-01-01
    listed $439,000 Active

ⓘ 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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 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: $69,247
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$2,792
• − Repairs & maintenance: −$5,540
• − Management: −$5,540
• − HOA: −$17,640
• − Depreciation: −$11,607
• Taxable loss: −$2,208
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $3,708/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 — Grant-Valkaria

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

Census & demographics

• County: Brevard County · 602,871 people
• City population: 2,821
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 11,299
• Household income: $98,420
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 196.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -209.56%
• Current HPI: 379.9073
• Rent YoY: —
• 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

-9.1% since first listed

3 events — show timeline

• 2026-03-22 Price Changed $399,000 SCMLS
• 2026-02-20 Price Changed $425,000 SCMLS
• 2026-01-01 Listed $439,000 SCMLS