2861 Detached Cir SE · Palm Bay, FL 32909

$240,000

3 bd · 2.0 ba · 948 sqft · SingleFamily public records · 57 Days on market

Built 1985 10,019 sqft lot

---

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 +11.2/30.0
• 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
• DSCR +3.3/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Sold entry

Key facts

• Landscaped backyard
• Attached garage
• Move-in ready home

Tags

• MOVE-IN READY HOME
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• LANDSCAPED BACKYARD
• ATTACHED GARAGE
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (21.8% below list).
• Recommended offer: $188k (21.8% 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: Sunrise Elementary School (math 52% / reading 57%, grade C, #892 of 2,144 statewide, top 44%, 759 students, 58% 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-school proficiency averages 42% at this address vs 55% district-wide (-12 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 7 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,706 (21.8% 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 57 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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: 0.78% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 10.7

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: 23.3%
• Equity multiple: 2.88×
• Total profit: $126,010
• Equity at exit: $216,211

10-year hold

• IRR: 20.9%
• Equity multiple: 6.63×
• Total profit: $378,371
• Equity at exit: $466,267

Cash invested: $67,200 (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: 1111
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,877 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$218 /mo · $2,613/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-93

Break-even live

Break-even rent $1,995

Max offer price $223,490

Occupancy floor 100%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1625 Santos St SE Unit A Palm Bay, FL	2.0	1.0	900	$1,350	$1.50	19d	1	1.13mi

Listing history 26 events

1. 2026-02-05
   soldstatus $245,000
2. 2026-02-03
   soldstatus $245,000 10-char remark

   Show marketing remark (10 chars)

   Sold entry

3. 2026-02-03
   soldstatus $245,000 Closed 604-char remark

   Show marketing remark (10 chars)

   Sold entry

4. 2026-02-03
   listed $245,000 10-char remark

   Show marketing remark (10 chars)

   Sold entry

5. 2026-01-15
   status Pending 604-char remark

   Show marketing remark (604 chars)

   Charming Move-In Ready Home in Palm Bay! Well-maintained 3-bedroom, 2-bath home featuring a bright open layout with abundant natural light and stylish flooring throughout. The modern kitchen offers stainless steel appliances, ample cabinetry, and generous counter space, opening to a comfortable living and dining area perfect for gatherings. Bedrooms are spacious and inviting, with the primary suite boasting a private bath. Enjoy a landscaped backyard ideal for relaxing or entertaining, plus an attached garage and central air. Conveniently located near schools, parks, shopping, and major roadways.

6. 2026-01-15
   status Active 604-char remark

   Show marketing remark (604 chars)

   Charming Move-In Ready Home in Palm Bay! Well-maintained 3-bedroom, 2-bath home featuring a bright open layout with abundant natural light and stylish flooring throughout. The modern kitchen offers stainless steel appliances, ample cabinetry, and generous counter space, opening to a comfortable living and dining area perfect for gatherings. Bedrooms are spacious and inviting, with the primary suite boasting a private bath. Enjoy a landscaped backyard ideal for relaxing or entertaining, plus an attached garage and central air. Conveniently located near schools, parks, shopping, and major roadways.

7. 2025-12-17
   status Pending

   Show marketing remark (604 chars)

   Charming Move-In Ready Home in Palm Bay! Well-maintained 3-bedroom, 2-bath home featuring a bright open layout with abundant natural light and stylish flooring throughout. The modern kitchen offers stainless steel appliances, ample cabinetry, and generous counter space, opening to a comfortable living and dining area perfect for gatherings. Bedrooms are spacious and inviting, with the primary suite boasting a private bath. Enjoy a landscaped backyard ideal for relaxing or entertaining, plus an attached garage and central air. Conveniently located near schools, parks, shopping, and major roadways.

8. 2025-12-17
   status Pending 604-char remark

   Show marketing remark (604 chars)

   Charming Move-In Ready Home in Palm Bay! Well-maintained 3-bedroom, 2-bath home featuring a bright open layout with abundant natural light and stylish flooring throughout. The modern kitchen offers stainless steel appliances, ample cabinetry, and generous counter space, opening to a comfortable living and dining area perfect for gatherings. Bedrooms are spacious and inviting, with the primary suite boasting a private bath. Enjoy a landscaped backyard ideal for relaxing or entertaining, plus an attached garage and central air. Conveniently located near schools, parks, shopping, and major roadways.

9. 2025-12-04
   price $240,000 604-char remark

   Show marketing remark (604 chars)

   Charming Move-In Ready Home in Palm Bay! Well-maintained 3-bedroom, 2-bath home featuring a bright open layout with abundant natural light and stylish flooring throughout. The modern kitchen offers stainless steel appliances, ample cabinetry, and generous counter space, opening to a comfortable living and dining area perfect for gatherings. Bedrooms are spacious and inviting, with the primary suite boasting a private bath. Enjoy a landscaped backyard ideal for relaxing or entertaining, plus an attached garage and central air. Conveniently located near schools, parks, shopping, and major roadways.

10. 2025-12-04
    price $240,000

    Show marketing remark (604 chars)

    Charming Move-In Ready Home in Palm Bay! Well-maintained 3-bedroom, 2-bath home featuring a bright open layout with abundant natural light and stylish flooring throughout. The modern kitchen offers stainless steel appliances, ample cabinetry, and generous counter space, opening to a comfortable living and dining area perfect for gatherings. Bedrooms are spacious and inviting, with the primary suite boasting a private bath. Enjoy a landscaped backyard ideal for relaxing or entertaining, plus an attached garage and central air. Conveniently located near schools, parks, shopping, and major roadways.

11. 2025-11-14
    status Active
12. 2025-11-13
    price $245,000
13. 2025-11-07
    historical
14. 2025-11-06
    status Active 604-char remark

    Show marketing remark (604 chars)

    Charming Move-In Ready Home in Palm Bay! Well-maintained 3-bedroom, 2-bath home featuring a bright open layout with abundant natural light and stylish flooring throughout. The modern kitchen offers stainless steel appliances, ample cabinetry, and generous counter space, opening to a comfortable living and dining area perfect for gatherings. Bedrooms are spacious and inviting, with the primary suite boasting a private bath. Enjoy a landscaped backyard ideal for relaxing or entertaining, plus an attached garage and central air. Conveniently located near schools, parks, shopping, and major roadways.

15. 2025-11-06
    price $245,000 604-char remark

    Show marketing remark (604 chars)

    Charming Move-In Ready Home in Palm Bay! Well-maintained 3-bedroom, 2-bath home featuring a bright open layout with abundant natural light and stylish flooring throughout. The modern kitchen offers stainless steel appliances, ample cabinetry, and generous counter space, opening to a comfortable living and dining area perfect for gatherings. Bedrooms are spacious and inviting, with the primary suite boasting a private bath. Enjoy a landscaped backyard ideal for relaxing or entertaining, plus an attached garage and central air. Conveniently located near schools, parks, shopping, and major roadways.

16. 2025-10-17
    price $255,000
17. 2025-09-15
    historical 604-char remark

    Show marketing remark (604 chars)

    Charming Move-In Ready Home in Palm Bay! Well-maintained 3-bedroom, 2-bath home featuring a bright open layout with abundant natural light and stylish flooring throughout. The modern kitchen offers stainless steel appliances, ample cabinetry, and generous counter space, opening to a comfortable living and dining area perfect for gatherings. Bedrooms are spacious and inviting, with the primary suite boasting a private bath. Enjoy a landscaped backyard ideal for relaxing or entertaining, plus an attached garage and central air. Conveniently located near schools, parks, shopping, and major roadways.

18. 2025-08-14
    price $265,000

    Show marketing remark (604 chars)

    Charming Move-In Ready Home in Palm Bay! Well-maintained 3-bedroom, 2-bath home featuring a bright open layout with abundant natural light and stylish flooring throughout. The modern kitchen offers stainless steel appliances, ample cabinetry, and generous counter space, opening to a comfortable living and dining area perfect for gatherings. Bedrooms are spacious and inviting, with the primary suite boasting a private bath. Enjoy a landscaped backyard ideal for relaxing or entertaining, plus an attached garage and central air. Conveniently located near schools, parks, shopping, and major roadways.

19. 2025-08-14
    price $265,000 604-char remark

    Show marketing remark (604 chars)

    Charming Move-In Ready Home in Palm Bay! Well-maintained 3-bedroom, 2-bath home featuring a bright open layout with abundant natural light and stylish flooring throughout. The modern kitchen offers stainless steel appliances, ample cabinetry, and generous counter space, opening to a comfortable living and dining area perfect for gatherings. Bedrooms are spacious and inviting, with the primary suite boasting a private bath. Enjoy a landscaped backyard ideal for relaxing or entertaining, plus an attached garage and central air. Conveniently located near schools, parks, shopping, and major roadways.

20. 2025-08-08
    listed $275,000 Active 604-char remark

    Show marketing remark (604 chars)

    Charming Move-In Ready Home in Palm Bay! Well-maintained 3-bedroom, 2-bath home featuring a bright open layout with abundant natural light and stylish flooring throughout. The modern kitchen offers stainless steel appliances, ample cabinetry, and generous counter space, opening to a comfortable living and dining area perfect for gatherings. Bedrooms are spacious and inviting, with the primary suite boasting a private bath. Enjoy a landscaped backyard ideal for relaxing or entertaining, plus an attached garage and central air. Conveniently located near schools, parks, shopping, and major roadways.

21. 2025-08-07
    listed $260,000 Active
22. 2024-03-08
    soldstatus $157,500
23. 2024-02-27
    soldstatus $157,500 Closed
24. 2024-02-18
    historical Active Under Contract
25. 2024-02-16
    price $185,000
26. 2023-12-29
    listed $210,000 Active

ⓘ 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: $2,613 · $218/mo
• Projected year-2 tax: $2,613 · $218/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 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: $22,525
• − Mortgage interest: −$13,444
• − Property taxes: −$2,613
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$6,982
• Taxable loss: −$5,318
• Est. tax savings @ 24.0%: +$1,276
• After-tax cash flow: $155/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

+16.7% since first listed

26 events — show timeline

• 2026-02-05 Sold (Public Records) $245,000 Public Records
• 2026-02-03 Listed $245,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Sold (MLS) $245,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-03 Sold (MLS) $245,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-01-15 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-12-17 Pending — SCMLS
• 2025-12-17 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Price Changed $240,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-04 Price Changed $240,000 SCMLS
• 2025-11-14 Relisted — SCMLS
• 2025-11-13 Price Changed $245,000 SCMLS
• 2025-11-07 Listing Removed — SCMLS
• 2025-11-06 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-11-06 Price Changed $245,000 Stellar MLS as Distributed by MLS Grid
• 2025-10-17 Price Changed $255,000 SCMLS
• 2025-09-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-08-14 Price Changed $265,000 Daytona MLS
• 2025-08-14 Price Changed $265,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-08 Listed $275,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-07 Listed $260,000 SCMLS
• 2024-03-08 Sold (Public Records) $157,500 Public Records
• 2024-02-27 Sold (MLS) $157,500 SCMLS
• 2024-02-18 Contingent — SCMLS
• 2024-02-16 Price Changed $185,000 SCMLS
• 2023-12-29 Listed $210,000 SCMLS

Property tax history

+11.0%/yr

Latest (2025): $2,613 · +32.1% YoY. Source: county tax records.