1617 Sunny Brook Ln NE Unit F103 · Palm Bay, FL 32905

$154,000

3 bd · 2.0 ba · 914 sqft · Condo public records · 271 Days on market

Built 1984 $420/mo HOA · 24% 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 +10.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +2.2/10.0

Listing remarks MLS

!!MAKE ME AN OFFER I CAN T REFUSE!!! Unit needs carpeting (old has already been removed), has new water heater -- being sold as is. Condo fee covers all costs except inside power and will be less as of 1/1/07.

Key facts

• Easy access to i-95
• Walk-in closet
• New kitchen cabinets

Tags

• FULLY REFURBISHED
• NEW KITCHEN CABINETS
• SCREENED IN PATIO
• WALK-IN CLOSET
• SOLID BLOCK CONSTRUCTION
• EASY ACCESS TO I-95

Property features AI

Finance

• Other: Unfurnished unit; Residential use; Living area reported as 914
• HOA & community: Association: Country Gardens I Condo Assoc Inc; Association fee: $420 monthly

Exterior

• Parking: Parking lot (use spot #57 per directions)
• Security: Smoke detector(s)
• Utilities: Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Condominium; 2-story building; Entry level: 1; Faces southwest
• Construction: Block construction; Shingle roof; Built as part of a multi-unit building
• Exterior features: Covered patio/porch; Screened patio/porch; Smoke detector(s); Asphalt road access; Pets allowed with size limit; Other lot features

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; ENERGY STAR qualified dishwasher; ENERGY STAR qualified refrigerator; Breakfast bar
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Breakfast bar; Primary bathroom with tub and shower; Primary bedroom on main floor; Split bedroom floor plan; Walk-in closet(s)
• Laundry & utility: In-unit laundry; Stacked washer/dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $154k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (9.6% below list).
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

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: Riviera Elementary School (math 56% / reading 48%, grade C-, #990 of 2,144 statewide, top 48%, 696 students, 72% FRL); Stone Magnet Middle School (math 33% / reading 35%, grade F, #426 of 571 statewide, top 75%, 670 students, 69% FRL); Palm Bay Magnet Senior High School (math 25% / reading 37%, grade F, #429 of 667 statewide, top 65%, 1,486 students, 63% FRL) — zoned schools average 68% FRL vs 43% district-wide (25 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 soft (-0.5%/yr); 324 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 37% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Brevard County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $154k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $135,520 (12.0% 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 271 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.8%
• Equity multiple: 0.19×
• Total profit: $-35,101
• Equity at exit: $22,962

10-year hold

• IRR: -41.3%
• Equity multiple: -0.30×
• Total profit: $-55,960
• Equity at exit: $13,315

Cash invested: $43,120 (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 32905

• Home prices YoY: -1.8%
• Rents YoY: -0.5%
• Active inventory: 324
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$808
• Tax from tax record: −$158 /mo · $1,899/yr
• Insurance: −$64
• HOA: −$420
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-84

Break-even live

Break-even rent $1,835

Max offer price $139,185

Occupancy floor 100%

Sensitivity live

Price	-10% $3	-5% $-40	+0% $-84	+5% $-127	+10% $-171
Rent	-10% $-220	-5% $-152	+0% $-84	+5% $-16	+10% $53
Rate	-1.0pp $-6	-0.5pp $-45	base $-84	+0.5pp $-124	+1.0pp $-164

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1601 Sunny Brook Ln NE Unit D101 Palm Bay, FL	2.0	2.0	846	$1,550	$1.83	25d	1	0.04mi
1625 Sunny Brook Ln NE Unit G103 Palm Bay, FL	3.0	2.0	914	$1,700	$1.86	25d	1	0.04mi
1649 Sunny Brook Ln NE Palm Bay, FL	1.0–2.0	1.0–2.0	760	$1,950	$2.57	16d	2	0.04mi
1641 Sunny Brook Ln NE Palm Bay, FL	2.0	2.0	862	$1,500	$1.74	16d	3	0.04mi
2100 Forest Knoll Dr NE #202 Palm Bay, FL	2.0	2.0	1069	$1,600	$1.50	16d	1	0.07mi
1608 Sunny Brook Ln Palm Bay, FL	1.0–3.0	1.0–2.0	1040	$1,600	$1.54	25d	6	0.09mi
2130 Forest Knoll Dr NE #202 Palm Bay, FL	2.0	2.0	1069	$1,450	$1.36	25d	1	0.10mi
1123 Tree Ridge Ln NE Palm Bay, FL	2.0	1.0	870	$1,350	$1.55	25d	1	0.13mi
2160 Forest Knoll Dr NE Unit 60-102 Palm Bay, FL	2.0	2.0	1069	$1,350	$1.26	25d	1	0.14mi
2190 Forest Knoll Dr NE Unit 90-202 Palm Bay, FL	2.0	2.0	1069	$1,400	$1.31	25d	1	0.15mi
1656 Sunny Brook Ln NE Unit L102 Palm Bay, FL	3.0	2.0	914	$1,690	$1.85	23d	1	0.17mi
1701 Forest Knoll Dr NE Palm Bay, FL	2.0–3.0	2.0	1200	$2,050	$1.71	16d	5	0.20mi
1625 Par St NE Unit 1107 Palm Bay, FL	2.0	2.0	1025	$1,875	$1.83	25d	1	0.28mi
1625 Par St NE Unit 1104 Palm Bay, FL	2.0	2.0	1025	$2,100	$2.05	25d	1	0.28mi
1605 Par St NE Unit 3102 Palm Bay, FL	2.0	2.0	1025	$2,100	$2.05	25d	1	0.31mi
1635 Par St NE Unit 2103 Palm Bay, FL	2.0	2.0	1025	$2,100	$2.05	25d	1	0.33mi
1687 Avery Rd NE Palm Bay, FL	2.0	2.0	876	$1,800	$2.05	25d	1	0.34mi
1000 Palm Place Dr NE Palm Bay, FL	1.0–2.0	1.0–2.0	884	$2,185	$2.47	23d	8	0.42mi
1311 Cindy Cir NE Palm Bay, FL	2.0	2.0	865	$1,700	$1.97	25d	1	0.77mi
1501 Harvard Cir Melbourne, FL	1.0–3.0	1.0–2.0	1075	$2,000	$1.86	25d	3	0.97mi
3016 Pinewood Dr NE Palm Bay, FL	1.0–2.0	1.0	800	$1,103	$1.38	25d	1	1.05mi
1245 Palm Bay Rd Palm Bay, FL	1.0–2.0	1.0–2.0	807	$1,425	$1.76	25d	6	1.09mi
4001 Pinewood Dr NE Palm Bay, FL	2.0	2.0	1036	$1,269	$1.22	25d	5	1.12mi
4881 Dairy Rd Melbourne, FL	1.0–2.0	1.0–2.0	954	$2,491	$2.61	16d	12	1.14mi
1440 Sheafe Ave NE Palm Bay, FL	2.0	2.0	793	$1,500	$1.89	23d	1	1.15mi
1440 Sheafe Ave NE #112 Palm Bay, FL	2.0	2.0	793	$1,500	$1.89	25d	1	1.16mi
1030 Luminary Cir Unit 106 Melbourne, FL	2.0	2.0	1008	$1,800	$1.79	23d	1	1.17mi
1880 Mogra Cir NE Palm Bay, FL	2.0–3.0	2.0	1090	$1,899	$1.74	16d	6	1.19mi
1070 Luminary Cir #104 Melbourne, FL	2.0	2.0	1008	$1,850	$1.84	25d	1	1.21mi
1630 Bottlebrush Dr Palm Bay, FL	2.0	1.0	600	$1,495	$2.49	25d	1	1.22mi
790 Luminary Cir #104 Melbourne, FL	2.0	2.0	1008	$1,850	$1.84	25d	1	1.28mi
993 Sonesta Ave NE Unit A-103 Palm Bay, FL	2.0	2.0	825	$1,350	$1.64	25d	1	1.31mi
4315 S Babcock St Melbourne, FL	1.0–3.0	1.0–2.0	996	$2,026	$2.03	15d	15	1.31mi
1700 Woodlake Dr NE Palm Bay, FL	1.0–2.0	1.0–2.0	875	$1,500	$1.71	25d	12	1.37mi
915 Sonesta Ave NE Palm Bay, FL	2.0	2.0	825	$1,425	$1.73	23d	2	1.39mi
100 Larch Cir NE Palm Bay, FL	1.0–2.0	1.0–2.0	1013	$1,775	$1.75	16d	16	1.40mi
331 Holiday Park Blvd NE Palm Bay, FL	2.0	2.0	920	$1,350	$1.47	25d	1	1.44mi
915 Sonesta Ave NE #203 Palm Bay, FL	2.0	2.0	825	$1,450	$1.76	25d	1	1.44mi
4714 Crosswind Ct Melbourne, FL	1.0–3.0	1.0–2.0	1071	$2,015	$1.88	16d	19	1.46mi

HOA detail condo

• Monthly dues: $420 · $5,040/yr
• Likely covers: watertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-22
   days on market $154,000 Active 271 DOM
2. 2026-06-18
   days on market $154,000 Active 268 DOM
3. 2026-06-17
   days on market $154,000 Active 267 DOM
4. 2026-06-16
   days on market $154,000 Active 266 DOM
5. 2026-06-15
   days on market $154,000 Active 265 DOM
6. 2026-06-14
   days on market $154,000 Active 263 DOM
7. 2026-06-10
   days on market $154,000 Active 260 DOM
8. 2026-06-08
   days on market $154,000 Active 258 DOM
9. 2026-06-07
   days on market $154,000 Active 257 DOM
10. 2026-06-05
    days on market $154,000 Active 254 DOM
11. 2026-06-03
    days on market $154,000 Active 253 DOM
12. 2026-06-02
    days on market $154,000 Active 252 DOM
13. 2026-06-01
    days on market $154,000 Active 251 DOM
14. 2026-05-31
    days on market $154,000 Active 250 DOM
15. 2026-05-31
    days on market $154,000 Active 249 DOM
16. 2026-04-21
    price $154,000
17. 2026-01-23
    status Active
18. 2026-01-10
    historical
19. 2025-12-02
    price $159,000
20. 2025-09-10
    listed $164,000 Active
21. 2025-02-03
    soldstatus $70,000
22. 2016-08-16
    historical 209-char remark

    Show marketing remark (209 chars)

    !!MAKE ME AN OFFER I CAN T REFUSE!!! Unit needs carpeting (old has already been removed), has new water heater -- being sold as is. Condo fee covers all costs except inside power and will be less as of 1/1/07.

23. 2006-06-02
    listed $124,500 209-char remark

    Show marketing remark (209 chars)

    !!MAKE ME AN OFFER I CAN T REFUSE!!! Unit needs carpeting (old has already been removed), has new water heater -- being sold as is. Condo fee covers all costs except inside power and will be less as of 1/1/07.

24. 1984-06-01
    soldstatus $61,500

ⓘ 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: $1,899 · $158/mo
• Projected year-2 tax: $1,899 · $158/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 · 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: $20,752
• − Mortgage interest: −$8,626
• − Property taxes: −$1,899
• − Insurance: −$770
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − HOA: −$5,040
• − Depreciation: −$4,480
• Taxable loss: −$3,384
• Est. tax savings @ 24.0%: +$812
• After-tax cash flow: $-194/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): 24,792
• Household income: $56,411
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 1962.0

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 0.57)
• Race & ethnicity: White 61% Hispanic / Latino 16% Black 16% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 4%
• Common ancestry: Romanian 2% Hispanic 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 12% French/Haitian/Cajun 2% Other Indo-European 2%

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: ▼ -5.59%
• Current HPI: 309.8748
• Rent YoY: ▼ -0.52%
• 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

+150.4% since first listed

9 events — show timeline

• 2026-04-21 Price Changed $154,000 SCMLS
• 2026-01-23 Relisted — SCMLS
• 2026-01-10 Listing Removed — SCMLS
• 2025-12-02 Price Changed $159,000 SCMLS
• 2025-09-10 Listed $164,000 SCMLS
• 2025-02-03 Sold (Public Records) $70,000 Public Records
• 2016-08-16 Listing Removed — SCMLS
• 2006-06-02 Listed $124,500 SCMLS
• 1984-06-01 Sold (Public Records) $61,500 Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,899 · +2.6% YoY. Source: county tax records.