2797 Mariah Dr · Melbourne, FL 32940

$350,000

4 bd · 2.0 ba · 1,677 sqft · SingleFamily public records · 23 Days on market

Built 1996 6,534 sqft lot $16/mo HOA · 1% of rent

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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).

• Cash flow +10.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Schools +4.7/10.0
• DSCR +3.0/10.0
• Rent growth +3.0/5.0
• 1% rule +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

DO NOT MISS OUT ON THIS BEAUTIFUL POOL HOME!!! This home features, 4 bedroom, 2 bath, New roof 2018, New AC 2017. Automatic garage screen, Gas hot water heater, and gas dryer. The Split bedroom plan includes three bedrooms which have access to the lanai and pool while the master has a slider that opens directly to a gorgeous pool. Fenced in backyard. In Live Oak Subdivision , Great schools and conveninent to shopping, restaurants, the King center, and Eastern Florida State.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• HOA & community: Homeowners association (Live Oak - Fairway Management); Off-site management; Annual association fee of $189

Exterior

• Parking: Attached garage with garage door opener; 2-car garage
• Utilities: Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; One-story; North-facing
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: In-ground private pool with screen enclosure; Covered rear porch; Screened porch; Wood backyard fencing (fenced); Asphalt road access; Lot contains other features

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Pantry; Eat-in / breakfast area
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast nook; Ceiling fans; Eat-in kitchen; Entrance foyer; Pantry; Primary bathroom with shower (no tub); Split bedroom layout; Vaulted ceilings; Walk-in closets
• Laundry & utility: In-unit laundry; Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (23.1% below list).
• Recommended offer: $269k (23.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: Sherwood Elementary School (math 52% / reading 62%, grade C+, #781 of 2,144 statewide, top 38%, 458 students, 65% FRL); Delaura Middle School (math 74% / reading 70%, grade A, #52 of 571 statewide, top 10%, 843 students, 21% FRL); Satellite Senior High School (math 65% / reading 71%, grade B, #66 of 667 statewide, top 10%, 1,517 students, 20% FRL).
• Market conditions: Rents rising (+2.0%/yr); 593 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $1k 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 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $260k; 35% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $269,253 (23.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.21%
• DSCR: 0.90
• GRM: 10.8

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: -3.8%
• Equity multiple: 0.82×
• Total profit: $-17,871
• Equity at exit: $108,742

10-year hold

• IRR: 1.1%
• Equity multiple: 1.12×
• Total profit: $11,911
• Equity at exit: $136,534

Cash invested: $98,000 (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: 593
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,693 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$310 /mo · $3,725/yr
• Insurance: −$146
• HOA: −$16
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-181

Break-even live

Break-even rent $2,921

Max offer price $318,095

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-82	+0% $-181	+5% $-280	+10% $-379
Rent	-10% $-393	-5% $-287	+0% $-181	+5% $-74	+10% $32
Rate	-1.0pp $-4	-0.5pp $-92	base $-181	+0.5pp $-271	+1.0pp $-364

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3116 Arden Cir Melbourne, FL	4.0	2.5	2047	$2,900	$1.42	20d	1	0.64mi
5212 Outlook Dr Melbourne, FL	4.0	2.0	2032	$2,825	$1.39	25d	1	0.68mi
3084 Constellation Dr Melbourne, FL	3.0	2.0	2023	$2,900	$1.43	16d	1	0.69mi
3167 Arden Cir Melbourne, FL	4.0	2.5	2007	$2,400	$1.20	25d	1	0.74mi
4395 Sherwood Blvd Melbourne, FL	4.0	3.0	1430	$2,085	$1.46	20d	1	0.81mi
2796 Lancaster Rd Melbourne, FL	3.0	2.0	1180	$2,195	$1.86	23d	1	0.81mi
4281 Yorkshire Dr Melbourne, FL	5.0	3.0	1600	$2,950	$1.84	16d	1	0.91mi
4465 Preserve Dr Melbourne, FL	1.0–3.0	1.0–2.0	1027	$2,087	$2.03	16d	13	0.93mi
2137 Canterbury Ln Melbourne, FL	5.0	3.0	1400	$2,750	$1.96	16d	1	1.02mi
2544 Coventry Rd Melbourne, FL	3.0	2.0	1100	$2,100	$1.91	25d	1	1.10mi
1900 Post Rd Melbourne, FL	1.0–3.0	1.0–2.0	840	$1,894	$2.25	16d	10	1.30mi
3821 Long Leaf Dr Melbourne, FL	4.0	3.0	2085	$2,400	$1.15	25d	1	1.38mi
1957 Elkins Point Dr Melbourne, FL	4.0	2.0	1846	$2,400	$1.30	25d	1	1.47mi

HOA detail

• Monthly dues: $16 · $192/yr
• Likely covers: watergaspool

Listing history 12 events

1. 2026-05-09
   status Pending
2. 2026-04-20
   historical Active Under Contract
3. 2026-04-16
   listed $350,000 Active
4. 2026-04-07
   historical $350,000
5. 2018-10-25
   soldstatus $260,000
6. 2018-10-24
   soldstatus $260,000 479-char remark

   Show marketing remark (479 chars)

   DO NOT MISS OUT ON THIS BEAUTIFUL POOL HOME!!! This home features, 4 bedroom, 2 bath, New roof 2018, New AC 2017. Automatic garage screen, Gas hot water heater, and gas dryer. The Split bedroom plan includes three bedrooms which have access to the lanai and pool while the master has a slider that opens directly to a gorgeous pool. Fenced in backyard. In Live Oak Subdivision , Great schools and conveninent to shopping, restaurants, the King center, and Eastern Florida State.

7. 2018-09-07
   listed $259,999 479-char remark

   Show marketing remark (479 chars)

   DO NOT MISS OUT ON THIS BEAUTIFUL POOL HOME!!! This home features, 4 bedroom, 2 bath, New roof 2018, New AC 2017. Automatic garage screen, Gas hot water heater, and gas dryer. The Split bedroom plan includes three bedrooms which have access to the lanai and pool while the master has a slider that opens directly to a gorgeous pool. Fenced in backyard. In Live Oak Subdivision , Great schools and conveninent to shopping, restaurants, the King center, and Eastern Florida State.

8. 2017-10-09
   soldstatus $75,000
9. 2016-03-03
   soldstatus $222,400
10. 2016-02-18
    soldstatus $222,400 704-char remark

    Show marketing remark (704 chars)

    LOOKING FOR A LIGHT AND BRIGHT 4- BEDROOM, 2-BATH SCREENED POOL HOME IN EXCELLENT CONDITION? THIS IS IT! LOVINGLY MAINTAINED, THIS CHARMING HOME HAS AN EAT-IN KITCHEN WITH A LARGE WINDOW, NEW APPLIANCES INCLUDING AN IN-THE-DOOR, SIDE-BY-SIDE REFRIGERATOR, MICROWAVE, AND MAYTAG DISHWASHER. THE SPLIT BEDROOM PLAN INCLUDES THREE BEDROOMS WHICH HAVE ACCESS TO THE LANAI AND POOL WHILE THE MASTER SUITE HAS SLIDERS OPENING DIRECTLY TO THE SPARKLING POOL AND A PRESERVE VIEW. THE LAUNDRY ROOM WITH MAYTAG WASHER AND DRYER IS LOCATED INSIDE THE HOME. THE HOME HAS A GAS HOT WATER HEATER AND GAS DRYER. GREAT SCHOOLS AND CONVENIENT TO SHOPPING, RESTAURANTS, THE KING CENTER, AND EASTERN FLORIDA STAE COLLEGE.

11. 2016-01-08
    listed $226,900 704-char remark

    Show marketing remark (704 chars)

    LOOKING FOR A LIGHT AND BRIGHT 4- BEDROOM, 2-BATH SCREENED POOL HOME IN EXCELLENT CONDITION? THIS IS IT! LOVINGLY MAINTAINED, THIS CHARMING HOME HAS AN EAT-IN KITCHEN WITH A LARGE WINDOW, NEW APPLIANCES INCLUDING AN IN-THE-DOOR, SIDE-BY-SIDE REFRIGERATOR, MICROWAVE, AND MAYTAG DISHWASHER. THE SPLIT BEDROOM PLAN INCLUDES THREE BEDROOMS WHICH HAVE ACCESS TO THE LANAI AND POOL WHILE THE MASTER SUITE HAS SLIDERS OPENING DIRECTLY TO THE SPARKLING POOL AND A PRESERVE VIEW. THE LAUNDRY ROOM WITH MAYTAG WASHER AND DRYER IS LOCATED INSIDE THE HOME. THE HOME HAS A GAS HOT WATER HEATER AND GAS DRYER. GREAT SCHOOLS AND CONVENIENT TO SHOPPING, RESTAURANTS, THE KING CENTER, AND EASTERN FLORIDA STAE COLLEGE.

12. 2000-02-11
    soldstatus $146,000

ⓘ 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: $3,725 · $310/mo
• Projected year-2 tax: $3,725 · $310/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 ≥105°F today · 23 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: $32,310
• − Mortgage interest: −$19,605
• − Property taxes: −$3,725
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,585
• − Management: −$2,585
• − HOA: −$192
• − Depreciation: −$10,182
• Taxable loss: −$8,314
• Est. tax savings @ 24.0%: +$1,995
• After-tax cash flow: $-172/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 — Melbourne

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

Census & demographics

• Census place: Melbourne, FL
• County: Brevard County · 602,871 people
• City population: 178,420
• 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

+139.7% since first listed

12 events — show timeline

• 2026-05-09 Pending — SCMLS
• 2026-04-20 Contingent — SCMLS
• 2026-04-16 Listed $350,000 SCMLS
• 2026-04-07 Coming Soon $350,000 SCMLS
• 2018-10-25 Sold (Public Records) $260,000 Public Records
• 2018-10-24 Sold (MLS) $260,000 SCMLS
• 2018-09-07 Listed $259,999 SCMLS
• 2017-10-09 Sold (Public Records) $75,000 Public Records
• 2016-03-03 Sold (Public Records) $222,400 Public Records
• 2016-02-18 Sold (MLS) $222,400 SCMLS
• 2016-01-08 Listed $226,900 SCMLS
• 2000-02-11 Sold (Public Records) $146,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $3,725 · +5.7% YoY. Source: county tax records.