1379 Palau St SE · Palm Bay, FL 32909

$464,000

4 bd · 2.0 ba · 1,821 sqft · Land · 293 Days on market

Built 2026 10,019 sqft lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Cash flow +3.3/30.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Nice buildable lot in sought after area of Palm Bay. NOT A SCRUB JAY LOT!!! Great buy at $53,900 This area has a lot of new homes going up. Close to shopping, schools and main roads, but away from the noise and traffic.

Key facts

• 6-car garage
• Oversized rv garage
• Soft-close cabinetry

Tags

• 6-CAR GARAGE
• OVERSIZED RV GARAGE
• SPACIOUS 2-CAR GARAGE
• CHEF'S KITCHEN
• GRANITE COUNTERTOPS
• SOFT-CLOSE CABINETRY

Property features AI

Exterior

• Parking: Garage; RV access/parking; 6-car garage
• Utilities: Septic tank; Water available; Sewer available
• Home design: Single-family home; One-story; Faces south; New construction
• Construction: Block and concrete construction; Shingle roof
• Exterior features: Impact windows

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave
• Bedrooms: 4 bedrooms (main level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fans; Kitchen island; Open floorplan; Pantry; Primary bathroom with shower (no tub); Walk-in closets
• Laundry & utility: Electric dryer hookup; Laundry sink

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $464k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (45.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (51.8% below list).
• Recommended offer: $223k (51.8% 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: Columbia Elementary School (math 52% / reading 47%, grade D, #1,088 of 2,144 statewide, top 53%, 506 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 41% at this address vs 55% district-wide (-14 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 34% 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 $50k of equity ($3k loan paydown + $46k 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 ~$80k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 293 days — a 12% lower offer ($408k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $6k; list at $464k implies a 8336% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,439 (51.8% 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 293 days. Have you received any prior offers? Is the seller open to a 52% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.48% ✗
• Cap rate: 2.57%
• Cash-on-cash: -13.31%
• DSCR: 0.41
• GRM: 17.3

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: 15.1%
• Equity multiple: 2.25×
• Total profit: $162,451
• Equity at exit: $418,008

10-year hold

• IRR: 14.9%
• Equity multiple: 5.26×
• Total profit: $553,817
• Equity at exit: $901,450

Cash invested: $129,920 (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: 17.3×

Monthly cashflow live

• Estimated rent: $2,234 high
• Mortgage (P&I): −$2,433
• Tax est. 1.5%: −$580 /mo · $6,960/yr
• Insurance: −$193
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-1,441

Break-even live

Break-even rent $4,059

Max offer price $255,423

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: $116,000
• Closing costs: $13,920
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1625 Waneta St SE Palm Bay, FL	3.0	2.0	1631	$2,100	$1.29	19d	1	0.36mi
1530 Paley Cir SE Palm Bay, FL	4.0	2.0	1842	$2,095	$1.14	14d	1	0.38mi
1674 Waltz St SE Palm Bay, FL	3.0	2.0	1262	$1,831	$1.45	14d	1	0.45mi
1418 Paley Cir SE Palm Bay, FL	3.0	2.0	1260	$1,850	$1.47	23d	1	0.52mi
1150 Raoul St SE Palm Bay, FL	4.0	2.0	1787	$2,300	$1.29	23d	1	0.58mi
1150 Tiger St SE Palm Bay, FL	3.0	2.0	1690	$1,950	$1.15	14d	1	0.63mi
1068 Saint Johns St SE Palm Bay, FL	3.0	2.0	1332	$2,000	$1.50	23d	1	0.65mi
1517 Wacker Ave SE Palm Bay, FL	4.0	2.0	1775	$2,200	$1.24	23d	1	0.72mi
2036 Walsh Ave SE Palm Bay, FL	3.0	2.0	1331	$1,930	$1.45	23d	1	0.75mi
1210 Vandalia Ave SE Palm Bay, FL	4.0	2.0	1833	$2,050	$1.12	14d	1	0.95mi
1643 Talavera St SE Palm Bay, FL	4.0	2.0	1833	$1,861	$1.02	19d	1	0.97mi
2910 Emerson Dr SE Palm Bay, FL	3.0	2.0	1700	$1,950	$1.15	14d	1	1.15mi
2242 Mantilla Ave SE Palm Bay, FL	5.0	2.0	2516	$2,176	$0.86	21d	1	1.15mi
1255 Wadsworth St SE Unit 1255 Palm Bay, FL	3.0	3.0	1747	$2,350	$1.35	19d	1	1.16mi
1454 Graves St SE Palm Bay, FL	3.0	2.0	1621	$2,100	$1.30	14d	1	1.28mi
1677 Lizette St SE Unit A Palm Bay, FL	3.0	2.0	2080	$1,900	$0.91	14d	1	1.28mi
818 Seven Gables Cir SE Palm Bay, FL	3.0	2.0	1490	$1,795	$1.20	23d	1	1.29mi
822 Seven Gables Cir SE Palm Bay, FL	3.0	2.0	1474	$1,835	$1.24	23d	1	1.29mi
1660 Lizette St SE Unit 1 Palm Bay, FL	4.0	2.0	1736	$2,199	$1.27	23d	1	1.31mi
978 Remington Green Dr SE Palm Bay, FL	4.0	2.0	1830	$2,200	$1.20	23d	1	1.45mi
1416 Martinez St SE Palm Bay, FL	3.0	2.0	1747	$2,000	$1.14	14d	1	1.48mi
1406 Martinez St SE Palm Bay, FL	4.0	2.0	2083	$2,100	$1.01	23d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $464,000 Active 293 DOM
2. 2026-06-17
   days on market $464,000 Active 292 DOM
3. 2026-06-16
   days on market $464,000 Active 291 DOM
4. 2026-06-15
   days on market $464,000 Active 290 DOM
5. 2026-06-14
   days on market $464,000 Active 288 DOM
6. 2026-06-10
   days on market $464,000 Active 285 DOM
7. 2026-06-08
   days on market $464,000 Active 283 DOM
8. 2026-06-07
   days on market $464,000 Active 282 DOM
9. 2026-06-05
   days on market $464,000 Active 279 DOM
10. 2026-06-03
    days on market $464,000 Active 278 DOM
11. 2026-06-02
    days on market $464,000 Active 277 DOM
12. 2026-06-01
    days on market $464,000 Active 276 DOM
13. 2026-05-31
    days on market $464,000 Active 275 DOM
14. 2026-05-31
    days on market $464,000 Active 274 DOM
15. 2026-04-23
    price $464,000
16. 2026-03-03
    status Active
17. 2026-03-01
    historical
18. 2025-12-02
    status Active
19. 2025-11-30
    historical
20. 2025-08-26
    listed $469,000 Active
21. 2016-08-16
    historical 219-char remark

    Show marketing remark (219 chars)

    Nice buildable lot in sought after area of Palm Bay. NOT A SCRUB JAY LOT!!! Great buy at $53,900 This area has a lot of new homes going up. Close to shopping, schools and main roads, but away from the noise and traffic.

22. 2005-11-22
    listed $53,900 219-char remark

    Show marketing remark (219 chars)

    Nice buildable lot in sought after area of Palm Bay. NOT A SCRUB JAY LOT!!! Great buy at $53,900 This area has a lot of new homes going up. Close to shopping, schools and main roads, but away from the noise and traffic.

23. 2003-02-18
    soldstatus $5,500
24. 1999-04-06
    soldstatus $8,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 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: $26,813
• − Mortgage interest: −$25,991
• − Property taxes: −$6,960
• − Insurance: −$2,320
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − Depreciation: −$13,498
• Taxable loss: −$26,247
• Est. tax savings @ 24.0%: +$6,299
• After-tax cash flow: $-10,998/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

+5700.0% since first listed

10 events — show timeline

• 2026-04-23 Price Changed $464,000 SCMLS
• 2026-03-03 Relisted — SCMLS
• 2026-03-01 Listing Removed — SCMLS
• 2025-12-02 Relisted — SCMLS
• 2025-11-30 Listing Removed — SCMLS
• 2025-08-26 Listed $469,000 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2005-11-22 Listed $53,900 SCMLS
• 2003-02-18 Sold (Public Records) $5,500 Public Records
• 1999-04-06 Sold (Public Records) $8,000 Public Records

Property tax history

+17.8%/yr

Latest (2025): $583 · +8.8% YoY. Source: county tax records.