220 Grouper Cir SE · Palm Bay, FL 32909

$365,000

4 bd · 3.0 ba · 2,314 sqft · SingleFamily public records · 102 Days on market

Built 2013 0.25 ac lot $60/mo HOA · 3% of rent

---

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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.5/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.8/10.0

Listing remarks MLS

Beautiful home in the lovely Coral Key subdivision. Built in 2013, meticulously cared for, looks barely lived in. Many features and upgrades include: Upgraded cobble stone accent on exterior, paver driveway and sidewalk. The Living, Dining & Master Bedroom have Crown Molding, High Ceilings & Arched hallways. Spacious KITCHEN offers 42'' inch maple cabinetry with crown molding, GRANITE counter tops, breakfast bar, recessed and PENDANT Lighting. Tile through out w/ carpeted bedrooms. Granite in all bathrooms. Large laundry room w/ cabinetry. Gutters recently added. Large screened in Lanai and room for a pool. Come and make this your home!

Key facts

• Double vanity
• Walk-in closet
• Walk-in shower

Tags

• PAVER DRIVEWAYS
• GRANITE COUNTERTOPS
• SPLIT-BEDROOM FLOOR PLAN
• WALK-IN CLOSET
• DOUBLE VANITY
• WALK-IN SHOWER

Property features AI

Finance

• HOA & community: HOA (Coral Key) with monthly fee of $60; HOA provides grounds maintenance

Exterior

• Parking: Attached garage with automatic garage door opener; 2-car garage
• Utilities: Natural gas connected; Public sewer; Water connected; Sewer connected
• Home design: Single-family residence; One-story; North-facing
• Construction: Block and stucco construction
• Exterior features: Covered rear porch; Screened porch; Porch; Front and rear sprinklers; Vinyl backyard fencing

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator; Breakfast bar/nook (kitchen-adjacent)
• Bedrooms: 4 bedrooms
• Flooring: Tile; Other
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Breakfast bar; Breakfast nook; Ceiling fans; Primary bathroom with separate tub and shower; Split bedroom floor plan; Walk-in closets
• Laundry & utility: Washer and dryer included; Gas dryer hookup; Gas water heater; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-619 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (30.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (36.7% below list).
• Recommended offer: $231k (36.7% 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: John F. Turner Senior Elementary School (math 38% / reading 43%, grade F, #1,471 of 2,144 statewide, top 69%, 543 students, 69% FRL); Southwest Middle School (math 40% / reading 39%, grade F, #373 of 571 statewide, top 66%, 920 students, 58% FRL); Heritage High School (math 30% / reading 44%, grade F, #340 of 667 statewide, top 52%, 2,007 students, 62% FRL) — zoned schools average 63% FRL vs 43% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 55% district-wide (-16 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); 1123 active listings in the ZIP; 10 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).
• This rent runs 35% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $36k appreciation (10.0% local appreciation)).
• Brevard County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($332k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $45k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $251k; 45% 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 $231,123 (36.7% 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 102 days. Have you received any prior offers? Is the seller open to a 37% 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. 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: 0.63% ✗
• Cap rate: 4.26%
• Cash-on-cash: -7.27%
• DSCR: 0.68
• GRM: 13.2

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: 19.3%
• Equity multiple: 2.57×
• Total profit: $160,924
• Equity at exit: $328,821

10-year hold

• IRR: 17.9%
• Equity multiple: 5.97×
• Total profit: $508,140
• Equity at exit: $709,115

Cash invested: $102,200 (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: 1123
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,311 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$319 /mo · $3,823/yr
• Insurance: −$152
• HOA: −$60
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-619

Break-even live

Break-even rent $3,095

Max offer price $255,663

Occupancy floor —

Sensitivity live

Price	-10% $-412	-5% $-516	+0% $-619	+5% $-722	+10% $-826
Rent	-10% $-802	-5% $-710	+0% $-619	+5% $-528	+10% $-436
Rate	-1.0pp $-435	-0.5pp $-526	base $-619	+0.5pp $-714	+1.0pp $-810

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
272 Aquarius Ave SE Palm Bay, FL	4.0	2.0	1650	$1,995	$1.21	25d	1	0.13mi
490 Hatcher St SE Palm Bay, FL	4.0	2.0	1833	$2,150	$1.17	23d	1	0.21mi
214 Eldron Blvd NE Palm Bay, FL	3.0	2.0	1646	$2,075	$1.26	25d	1	0.51mi
309 Cactus St SE Palm Bay, FL	4.0	2.0	1846	$2,195	$1.19	16d	1	0.69mi
296 Croquet Ave NE Palm Bay, FL	4.0	2.0	2028	$2,300	$1.13	23d	1	0.79mi
334 Bordeaux Ave NE Palm Bay, FL	4.0	2.0	2083	$2,250	$1.08	16d	1	0.79mi
463 Eldron Blvd NE Palm Bay, FL	4.0	2.0	1870	$2,800	$1.50	25d	1	0.97mi
907 Algardi St SE Palm Bay, FL	4.0	2.0	1943	$2,330	$1.20	25d	1	1.06mi
549 Burlington Ave NE Palm Bay, FL	3.0	2.0	1608	$2,075	$1.29	16d	1	1.10mi
210 Meehan Ave NW Palm Bay, FL	3.0	2.0	2020	$1,895	$0.94	16d	1	1.17mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: pool

Listing history 9 events

1. 2026-05-03
   status Pending
2. 2026-04-23
   price $365,000
3. 2026-03-11
   price $385,000
4. 2026-02-16
   price $399,000
5. 2026-01-21
   listed $410,000 Active
6. 2016-02-26
   soldstatus $251,000 656-char remark

   Show marketing remark (656 chars)

   Beautiful home in the lovely Coral Key subdivision. Built in 2013, meticulously cared for, looks barely lived in. Many features and upgrades include: Upgraded cobble stone accent on exterior, paver driveway and sidewalk. The Living, Dining & Master Bedroom have Crown Molding, High Ceilings & Arched hallways. Spacious KITCHEN offers 42'' inch maple cabinetry with crown molding, GRANITE counter tops, breakfast bar, recessed and PENDANT Lighting. Tile through out w/ carpeted bedrooms. Granite in all bathrooms. Large laundry room w/ cabinetry. Gutters recently added. Large screened in Lanai and room for a pool. Come and make this your home!

7. 2016-02-26
   soldstatus $251,000

   Show marketing remark (656 chars)

   Beautiful home in the lovely Coral Key subdivision. Built in 2013, meticulously cared for, looks barely lived in. Many features and upgrades include: Upgraded cobble stone accent on exterior, paver driveway and sidewalk. The Living, Dining & Master Bedroom have Crown Molding, High Ceilings & Arched hallways. Spacious KITCHEN offers 42'' inch maple cabinetry with crown molding, GRANITE counter tops, breakfast bar, recessed and PENDANT Lighting. Tile through out w/ carpeted bedrooms. Granite in all bathrooms. Large laundry room w/ cabinetry. Gutters recently added. Large screened in Lanai and room for a pool. Come and make this your home!

8. 2016-01-11
   listed $254,900 656-char remark

   Show marketing remark (656 chars)

   Beautiful home in the lovely Coral Key subdivision. Built in 2013, meticulously cared for, looks barely lived in. Many features and upgrades include: Upgraded cobble stone accent on exterior, paver driveway and sidewalk. The Living, Dining & Master Bedroom have Crown Molding, High Ceilings & Arched hallways. Spacious KITCHEN offers 42'' inch maple cabinetry with crown molding, GRANITE counter tops, breakfast bar, recessed and PENDANT Lighting. Tile through out w/ carpeted bedrooms. Granite in all bathrooms. Large laundry room w/ cabinetry. Gutters recently added. Large screened in Lanai and room for a pool. Come and make this your home!

9. 2012-11-13
   soldstatus $135,000

ⓘ 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: $3,823 · $319/mo
• Projected year-2 tax: $3,823 · $319/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 ≥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: $27,735
• − Mortgage interest: −$20,446
• − Property taxes: −$3,823
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − HOA: −$720
• − Depreciation: −$10,618
• Taxable loss: −$14,135
• Est. tax savings @ 24.0%: +$3,392
• After-tax cash flow: $-4,035/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

+170.4% since first listed

9 events — show timeline

• 2026-05-03 Pending — SCMLS
• 2026-04-23 Price Changed $365,000 SCMLS
• 2026-03-11 Price Changed $385,000 SCMLS
• 2026-02-16 Price Changed $399,000 SCMLS
• 2026-01-21 Listed $410,000 SCMLS
• 2016-02-26 Sold (Public Records) $251,000 Public Records
• 2016-02-26 Sold (MLS) $251,000 SCMLS
• 2016-01-11 Listed $254,900 SCMLS
• 2012-11-13 Sold (Public Records) $135,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $3,823 · +2.5% YoY. Source: county tax records.