3526 SE Aberdeen Dr Dr SE · Palm Bay, FL 32909

$405,000

5 bd · 3.0 ba · 2,626 sqft · SingleFamily public records · 61 Days on market

Built 2023 0.29 ac lot $76/mo HOA · 3% of rent ↓ 2% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.6/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Concrete block construction on both floors! This plan offers a flex space that could be a dedicated home office or formal dining room. A bedroom with full bath, central living room and open kitchen with extended island complete the main level. Upstairs features a generous owner's suite and a secondary living room perfect for family movie nights and the second floor laundry room simplifies an everyday chore! Photos used for illustrative purposes and do not depict actual home. Located on St. John's Heritage Parkway, just minutes from 192, I-95, Shopping, Dining, and Entertainment. CORNER LOT. Available October/November.

Key facts

• 0.29 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Financial info: Pets allowed (cats and dogs OK; pet restrictions possible)
• HOA & community: Homeowners association (monthly fee $35) covering common areas; Community amenities include pool, playground, and tennis courts; Association managed by Access Residential Management

Exterior

• Parking: Total 7 parking spaces; Attached 2-car garage; Covered parking for 2 vehicles; Driveway
• Security: Carbon monoxide detectors; Smoke detectors; Security system
• Utilities: Public water; Public sewer; Electricity available; Cable available; Underground utilities
• Home design: Single family residence; Two stories; Resale property; Faces northeast; Built by D.R. Horton (Hayden model)
• Construction: CBS construction; Shingle roof; Builder-reported total building area 3,278; Living area reported 2,626
• Exterior features: Corner lot; Oversized lot; Waterfront

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: Three full bathrooms (one on the main level)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Kitchen island; Walk-in closets; Upstairs living area; Unfurnished
• Laundry & utility: In-unit laundry room; Washer (ENERGY STAR qualified); Dryer (ENERGY STAR qualified); Electric dryer hookup; Laundry located inside

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $405k.

Deal economics

• At list price, monthly cash flow is $-840 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (36.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (35.0% below list).
• Recommended offer: $257k (36.7% below list) — sets the bar for cash-flow.

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: schools C-, employment D+, amenities 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 (+3.7%/yr); 1111 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 39% 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 $43k of equity ($3k loan paydown + $40k 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 ~$70k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($381k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,556 (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 61 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: 0.65% ✗
• Cap rate: 3.80%
• Cash-on-cash: -8.89%
• DSCR: 0.60
• GRM: 12.8

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: 18.2%
• Equity multiple: 2.49×
• Total profit: $168,953
• Equity at exit: $364,856

10-year hold

• IRR: 17.1%
• Equity multiple: 5.79×
• Total profit: $543,575
• Equity at exit: $786,826

Cash invested: $113,400 (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: 12.8×

Monthly cashflow live

• Estimated rent: $2,631 high
• Mortgage (P&I): −$2,124
• Tax from tax record: −$550 /mo · $6,602/yr
• Insurance: −$169
• HOA: −$76
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-840

Break-even live

Break-even rent $3,695

Max offer price $256,556

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: $101,250
• Closing costs: $12,150
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3636 Aberdeen Dr SE Palm Bay, FL	4.0	2.0	1830	$2,295	$1.25	19d	1	0.09mi
925 Dugan Cir SE Palm Bay, FL	4.0	2.0	1830	$2,295	$1.25	13d	1	0.14mi
1394 Garabaldi Cir SE Palm Bay, FL	4.0	2.0	1876	$2,500	$1.33	19d	1	0.23mi
1046 Grantham Ln SE Palm Bay, FL	4.0	2.5	2405	$3,100	$1.29	23d	1	0.31mi
1566 Criswell Ln SE Palm Bay, FL	4.0	2.0	2046	$2,400	$1.17	23d	1	0.44mi
1783 Dittmer Cir SE Palm Bay, FL	4.0	2.0	2207	$2,100	$0.95	23d	1	0.48mi
1496 Dittmer Cir SE Palm Bay, FL	4.0	2.0	2187	$2,440	$1.12	14d	1	0.53mi
3517 Rixford Way SE Palm Bay, FL	4.0	3.0	2562	$2,800	$1.09	23d	1	0.64mi
1843 Middlebury Dr SE Palm Bay, FL	4.0	2.0	1822	$2,200	$1.21	23d	1	0.74mi
3004 Suntan Ct SE Palm Bay, FL	4.0	2.0	2388	$2,900	$1.21	23d	1	1.02mi
2073 Farmhouse Rd SE Palm Bay, FL	4.0	2.0	1830	$2,133	$1.17	23d	1	1.14mi

HOA detail

• Monthly dues: $76 · $912/yr

Listing history 22 events

1. 2026-06-18
   days on market $405,000 Active 61 DOM
2. 2026-06-17
   days on market $405,000 Active 60 DOM
3. 2026-06-16
   days on market $405,000 Active 59 DOM
4. 2026-06-15
   days on market $405,000 Active 58 DOM
5. 2026-06-14
   days on market $405,000 Active 56 DOM
6. 2026-06-10
   days on market $405,000 Active 53 DOM
7. 2026-06-08
   days on market $405,000 Active 51 DOM
8. 2026-06-07
   days on market $405,000 Active 50 DOM
9. 2026-06-05
   days on market $405,000 Active 47 DOM
10. 2026-06-03
    days on market $405,000 Active 46 DOM
11. 2026-06-02
    days on market $405,000 Active 45 DOM
12. 2026-06-01
    days on market $405,000 Active 44 DOM
13. 2026-05-31
    days on market $405,000 Active 43 DOM
14. 2026-05-31
    days on market $405,000 Active 42 DOM
15. 2026-05-17
    price $405,000
16. 2026-04-27
    price $410,000
17. 2026-04-18
    listed $420,000 Active
18. 2024-05-25
    historical $3,000
19. 2024-04-24
    listed $3,000
20. 2023-09-29
    soldstatus $403,175 Closed 625-char remark

    Show marketing remark (625 chars)

    Concrete block construction on both floors! This plan offers a flex space that could be a dedicated home office or formal dining room. A bedroom with full bath, central living room and open kitchen with extended island complete the main level. Upstairs features a generous owner's suite and a secondary living room perfect for family movie nights and the second floor laundry room simplifies an everyday chore! Photos used for illustrative purposes and do not depict actual home. Located on St. John's Heritage Parkway, just minutes from 192, I-95, Shopping, Dining, and Entertainment. CORNER LOT. Available October/November.

21. 2023-07-10
    historical Contingent 625-char remark

    Show marketing remark (625 chars)

    Concrete block construction on both floors! This plan offers a flex space that could be a dedicated home office or formal dining room. A bedroom with full bath, central living room and open kitchen with extended island complete the main level. Upstairs features a generous owner's suite and a secondary living room perfect for family movie nights and the second floor laundry room simplifies an everyday chore! Photos used for illustrative purposes and do not depict actual home. Located on St. John's Heritage Parkway, just minutes from 192, I-95, Shopping, Dining, and Entertainment. CORNER LOT. Available October/November.

22. 2023-07-07
    listed $413,175 Active 625-char remark

    Show marketing remark (625 chars)

    Concrete block construction on both floors! This plan offers a flex space that could be a dedicated home office or formal dining room. A bedroom with full bath, central living room and open kitchen with extended island complete the main level. Upstairs features a generous owner's suite and a secondary living room perfect for family movie nights and the second floor laundry room simplifies an everyday chore! Photos used for illustrative purposes and do not depict actual home. Located on St. John's Heritage Parkway, just minutes from 192, I-95, Shopping, Dining, and Entertainment. CORNER LOT. Available October/November.

ⓘ 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: $6,602 · $550/mo
• Projected year-2 tax: $6,602 · $550/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 5/10 Major
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 18 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: $31,571
• − Mortgage interest: −$22,686
• − Property taxes: −$6,602
• − Insurance: −$2,025
• − Repairs & maintenance: −$2,526
• − Management: −$2,526
• − HOA: −$912
• − Depreciation: −$11,782
• Taxable loss: −$17,487
• Est. tax savings @ 24.0%: +$4,197
• After-tax cash flow: $-5,887/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

-2.0% since first listed

8 events — show timeline

• 2026-05-17 Price Changed $405,000 Beaches MLS
• 2026-04-27 Price Changed $410,000 Beaches MLS
• 2026-04-18 Listed $420,000 Beaches MLS
• 2024-05-25 Rental Removed $3,000 RENT.
• 2024-04-24 Listed for Rent $3,000 RENT.
• 2023-09-29 Sold (MLS) $403,175 SCMLS
• 2023-07-10 Contingent — SCMLS
• 2023-07-07 Listed $413,175 SCMLS

Property tax history

+100.3%/yr

Latest (2025): $6,602 · -14.6% YoY. Source: county tax records.