9723 Alister Dr · Viera West, FL 32940

$387,000

3 bd · 2.0 ba · 1,565 sqft · SingleFamily public records · 85 Days on market

Built 2022 5,227 sqft lot $513/mo HOA · 16% of rent ↓ 3% since listing

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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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Appreciation +5.2/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0

Listing remarks MLS

This is the Lifestyle You've Worked For! Amazing Resort Adult Living with AMAZING Amenities! Pickleball, Tennis, HUGE Gorgeous Heated Pool & Spas, Modern Clubhouse, Rec Center, Exercise Room, Reservable Beautiful Community Kitchen, All Like New in this Secure Guard Gated Community, This 3/2/2 home is Serenly located in the Back of Quiet & Peaceful Neighborhood. Half Duplex Home with Beautiful Oversized Screened Lanai, Home has Tile Thruout with Carpet in Bedrooms, Master has Oversized Walk In Closet for Plenty of Storage, Light & Bright Open Floorplan, With Kitchen in Heart of Home with Eat In Kitchen Nook plus Breakfast Bar Seating. Huge Laundry Room with Extra Pantry Storage leads to Garage (Like New Golf Cart Negotiable) Must See Soon to Make This Your New Home! Like New Patio Furniture Included with Full Price Offer.

Key facts

• Rec center
• Modern clubhouse
• Exercise room

Tags

• HUGE GORGEOUS HEATED POOL
• MODERN CLUBHOUSE
• REC CENTER
• EXERCISE ROOM
• SECURE GUARD GATED COMMUNITY
• OVERSIZED WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $387k.

Deal economics

• At list price, monthly cash flow is $-515 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $311k (19.6% below list).
• Recommended offer: $296k (23.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#450 in FL) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A; Watch: amenities F, commute F, cost of living 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 (+2.0%/yr); 583 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 34% of the median local income ($110k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($3k loan paydown + $2k appreciation (0.4% local appreciation)).
• Brevard County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 7, 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 85 days — a 6% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

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

Recommended offer $296,011 (23.5% 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 85 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.70%
• DSCR: 0.75
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.4% appreciation · 1.96% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.63×
• Total profit: $-39,725
• Equity at exit: $120,238

10-year hold

• IRR: -2.5%
• Equity multiple: 0.73×
• Total profit: $-29,577
• Equity at exit: $150,968

Cash invested: $108,360 (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 32940

• Home prices YoY: 0.1%
• Rents YoY: 2.0%
• Active inventory: 583
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,111 medium
• Mortgage (P&I): −$2,029
• Tax from tax record: −$269 /mo · $3,232/yr
• Insurance: −$161
• HOA: −$513
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $-515

Break-even live

Break-even rent $3,763

Max offer price $296,011

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: $96,750
• Closing costs: $11,610
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9051 Udina Way Melbourne, FL	4.0	2.5	2054	$3,500	$1.70	23d	1	0.29mi
2371 Caravan Pl Melbourne, FL	3.0	2.0	1876	$2,999	$1.60	14d	1	0.52mi
1665 Ficus Point Dr Melbourne, FL	3.0	2.0	1834	$2,850	$1.55	23d	1	1.17mi
4591 Portage Trl Melbourne, FL	4.0	2.0	2104	$3,250	$1.54	14d	1	1.31mi

HOA detail

• Monthly dues: $513 · $6,156/yr
• Likely covers: poolsecurity

Listing history 13 events

1. 2026-05-26
   listed $387,000 Active 850-char remark

   Show marketing remark (850 chars)

   This is the Lifestyle You've Worked For! Amazing Resort Adult Living with AMAZING Amenities! Pickleball, Tennis, HUGE Gorgeous Heated Pool & Spas, Modern Clubhouse, Rec Center, Exercise Room, Reservable Beautiful Community Kitchen, All Like New in this Secure Guard Gated Community, This 3/2/2 home is Serenly located in the Back of Quiet & Peaceful Neighborhood. Half Duplex Home with Beautiful Oversized Screened Lanai, Home has Tile Thruout with Carpet in Bedrooms, Master has Oversized Walk In Closet for Plenty of Storage, Light & Bright Open Floorplan, With Kitchen in Heart of Home with Eat In Kitchen Nook plus Breakfast Bar Seating. Huge Laundry Room with Extra Pantry Storage leads to Garage (Like New Golf Cart Negotiable) Must See Soon to Make This Your New Home! Like New Patio Furniture Included with Full Price Offer.

2. 2026-05-09
   status Pending 850-char remark

   Show marketing remark (850 chars)

   This is the Lifestyle You've Worked For! Amazing Resort Adult Living with AMAZING Amenities! Pickleball, Tennis, HUGE Gorgeous Heated Pool & Spas, Modern Clubhouse, Rec Center, Exercise Room, Reservable Beautiful Community Kitchen, All Like New in this Secure Guard Gated Community, This 3/2/2 home is Serenly located in the Back of Quiet & Peaceful Neighborhood. Half Duplex Home with Beautiful Oversized Screened Lanai, Home has Tile Thruout with Carpet in Bedrooms, Master has Oversized Walk In Closet for Plenty of Storage, Light & Bright Open Floorplan, With Kitchen in Heart of Home with Eat In Kitchen Nook plus Breakfast Bar Seating. Huge Laundry Room with Extra Pantry Storage leads to Garage (Like New Golf Cart Negotiable) Must See Soon to Make This Your New Home! Like New Patio Furniture Included with Full Price Offer.

3. 2026-05-08
   soldstatus Closed 850-char remark

   Show marketing remark (850 chars)

   This is the Lifestyle You've Worked For! Amazing Resort Adult Living with AMAZING Amenities! Pickleball, Tennis, HUGE Gorgeous Heated Pool & Spas, Modern Clubhouse, Rec Center, Exercise Room, Reservable Beautiful Community Kitchen, All Like New in this Secure Guard Gated Community, This 3/2/2 home is Serenly located in the Back of Quiet & Peaceful Neighborhood. Half Duplex Home with Beautiful Oversized Screened Lanai, Home has Tile Thruout with Carpet in Bedrooms, Master has Oversized Walk In Closet for Plenty of Storage, Light & Bright Open Floorplan, With Kitchen in Heart of Home with Eat In Kitchen Nook plus Breakfast Bar Seating. Huge Laundry Room with Extra Pantry Storage leads to Garage (Like New Golf Cart Negotiable) Must See Soon to Make This Your New Home! Like New Patio Furniture Included with Full Price Offer.

4. 2026-04-19
   historical Active Under Contract 850-char remark

   Show marketing remark (850 chars)

   This is the Lifestyle You've Worked For! Amazing Resort Adult Living with AMAZING Amenities! Pickleball, Tennis, HUGE Gorgeous Heated Pool & Spas, Modern Clubhouse, Rec Center, Exercise Room, Reservable Beautiful Community Kitchen, All Like New in this Secure Guard Gated Community, This 3/2/2 home is Serenly located in the Back of Quiet & Peaceful Neighborhood. Half Duplex Home with Beautiful Oversized Screened Lanai, Home has Tile Thruout with Carpet in Bedrooms, Master has Oversized Walk In Closet for Plenty of Storage, Light & Bright Open Floorplan, With Kitchen in Heart of Home with Eat In Kitchen Nook plus Breakfast Bar Seating. Huge Laundry Room with Extra Pantry Storage leads to Garage (Like New Golf Cart Negotiable) Must See Soon to Make This Your New Home! Like New Patio Furniture Included with Full Price Offer.

5. 2026-03-07
   price $387,000 850-char remark

   Show marketing remark (850 chars)

   This is the Lifestyle You've Worked For! Amazing Resort Adult Living with AMAZING Amenities! Pickleball, Tennis, HUGE Gorgeous Heated Pool & Spas, Modern Clubhouse, Rec Center, Exercise Room, Reservable Beautiful Community Kitchen, All Like New in this Secure Guard Gated Community, This 3/2/2 home is Serenly located in the Back of Quiet & Peaceful Neighborhood. Half Duplex Home with Beautiful Oversized Screened Lanai, Home has Tile Thruout with Carpet in Bedrooms, Master has Oversized Walk In Closet for Plenty of Storage, Light & Bright Open Floorplan, With Kitchen in Heart of Home with Eat In Kitchen Nook plus Breakfast Bar Seating. Huge Laundry Room with Extra Pantry Storage leads to Garage (Like New Golf Cart Negotiable) Must See Soon to Make This Your New Home! Like New Patio Furniture Included with Full Price Offer.

6. 2026-02-14
   listed $389,000 Active 850-char remark

   Show marketing remark (850 chars)

   This is the Lifestyle You've Worked For! Amazing Resort Adult Living with AMAZING Amenities! Pickleball, Tennis, HUGE Gorgeous Heated Pool & Spas, Modern Clubhouse, Rec Center, Exercise Room, Reservable Beautiful Community Kitchen, All Like New in this Secure Guard Gated Community, This 3/2/2 home is Serenly located in the Back of Quiet & Peaceful Neighborhood. Half Duplex Home with Beautiful Oversized Screened Lanai, Home has Tile Thruout with Carpet in Bedrooms, Master has Oversized Walk In Closet for Plenty of Storage, Light & Bright Open Floorplan, With Kitchen in Heart of Home with Eat In Kitchen Nook plus Breakfast Bar Seating. Huge Laundry Room with Extra Pantry Storage leads to Garage (Like New Golf Cart Negotiable) Must See Soon to Make This Your New Home! Like New Patio Furniture Included with Full Price Offer.

7. 2026-02-08
   historical 511-char remark

   Show marketing remark (511 chars)

   Beautiful twin home in much sought after Bridgewater at Viera HOA. Active 55 plus community with community pool, spa, theater, tennis, pickle ball, bocce ball, amphitheater for outdoor concerts. 2 bedroom/ 2 bath open floor plan waiting for your personal touches. Den currently used as a guest room. Added utility closet in the back hall not seen in comparable units. Garage has a work bench for those handy guys who like to putter around. Extended Lanai 18' x 30' great for those friends and family gatherings.

8. 2025-12-31
   price $389,500 511-char remark

   Show marketing remark (511 chars)

   Beautiful twin home in much sought after Bridgewater at Viera HOA. Active 55 plus community with community pool, spa, theater, tennis, pickle ball, bocce ball, amphitheater for outdoor concerts. 2 bedroom/ 2 bath open floor plan waiting for your personal touches. Den currently used as a guest room. Added utility closet in the back hall not seen in comparable units. Garage has a work bench for those handy guys who like to putter around. Extended Lanai 18' x 30' great for those friends and family gatherings.

9. 2025-10-24
   price $394,900 511-char remark

   Show marketing remark (511 chars)

   Beautiful twin home in much sought after Bridgewater at Viera HOA. Active 55 plus community with community pool, spa, theater, tennis, pickle ball, bocce ball, amphitheater for outdoor concerts. 2 bedroom/ 2 bath open floor plan waiting for your personal touches. Den currently used as a guest room. Added utility closet in the back hall not seen in comparable units. Garage has a work bench for those handy guys who like to putter around. Extended Lanai 18' x 30' great for those friends and family gatherings.

10. 2025-08-19
    listed $398,500 Active 511-char remark

    Show marketing remark (511 chars)

    Beautiful twin home in much sought after Bridgewater at Viera HOA. Active 55 plus community with community pool, spa, theater, tennis, pickle ball, bocce ball, amphitheater for outdoor concerts. 2 bedroom/ 2 bath open floor plan waiting for your personal touches. Den currently used as a guest room. Added utility closet in the back hall not seen in comparable units. Garage has a work bench for those handy guys who like to putter around. Extended Lanai 18' x 30' great for those friends and family gatherings.

11. 2025-08-19
    historical

    Show marketing remark (511 chars)

    Beautiful twin home in much sought after Bridgewater at Viera HOA. Active 55 plus community with community pool, spa, theater, tennis, pickle ball, bocce ball, amphitheater for outdoor concerts. 2 bedroom/ 2 bath open floor plan waiting for your personal touches. Den currently used as a guest room. Added utility closet in the back hall not seen in comparable units. Garage has a work bench for those handy guys who like to putter around. Extended Lanai 18' x 30' great for those friends and family gatherings.

12. 2025-08-17
    price $398,500
13. 2025-08-08
    listed $400,000 Active

ⓘ 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: $3,232 · $269/mo
• Projected year-2 tax: $3,232 · $269/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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $37,337
• − Mortgage interest: −$21,678
• − Property taxes: −$3,232
• − Insurance: −$1,935
• − Repairs & maintenance: −$2,987
• − Management: −$2,987
• − HOA: −$6,156
• − Depreciation: −$11,258
• Taxable loss: −$12,897
• Est. tax savings @ 24.0%: +$3,095
• After-tax cash flow: $-3,086/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 — Viera West

• Score: 70/100
• State rank: #450
• US rank: #8106

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A Housing A Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brevard County · 602,871 people
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 51,727
• Household income: $110,495
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 873.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 9% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% German/W. Germanic 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: ▲ 0.40%
• Current HPI: 298.1023
• Rent YoY: ▲ 1.96%
• 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

-3.2% since first listed

13 events — show timeline

• 2026-05-26 Listed $387,000 SCMLS
• 2026-05-09 Pending — SCMLS
• 2026-05-08 Sold (MLS) — SCMLS
• 2026-04-19 Contingent — SCMLS
• 2026-03-07 Price Changed $387,000 SCMLS
• 2026-02-14 Listed $389,000 SCMLS
• 2026-02-08 Listing Removed — SCMLS
• 2025-12-31 Price Changed $389,500 SCMLS
• 2025-10-24 Price Changed $394,900 SCMLS
• 2025-08-19 Listing Removed — SCMLS
• 2025-08-19 Listed $398,500 SCMLS
• 2025-08-17 Price Changed $398,500 SCMLS
• 2025-08-08 Listed $400,000 SCMLS

Property tax history

+84.7%/yr

Latest (2025): $3,232 · +6.9% YoY. Source: county tax records.