139 2nd Ave · Indialantic, FL 32903

$799,000

12 bd · 4.0 ba · 3,579 sqft · MultiFamily public records · 76 Days on market

Built 1962

---

Why this score? — see what drove the C+ 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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.7/10.0
• Livability +4.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Bring All Offers on this Remodeled Triplex in the Heart of Indialantic. New A/C, Windows, Paint Inside and Out. Tile throughout, updated bathrooms, Only One Block from the Beach, Shopping, and Restaurants.

Key facts

• Long-term upside
• Beachside triplex
• Immediate income

Tags

• BEACHSIDE TRIPLEX
• CORNER LOT
• OVERSIZED SITE
• IMMEDIATE INCOME
• LONG-TERM UPSIDE
• COMPELLING FUTURE POTENTIAL

Property features AI

Finance

• Other:
• Financial info: Multifamily property with multiple units offered month-to-month; Unit rents reported: $1,100; $1,400; $1,500
• HOA & community:

Exterior

• Parking: Five parking spaces; Other parking type available
• Security:
• Utilities: Public sewer; Cable available
• Home design: 2-story building; Shingle roof; Block, frame and stucco construction; Effective year built
• Construction: Block, frame and stucco construction; Shingle roof; Effective year built
• Exterior features: Quarter- to half-acre lot; Zoned R-2

Interior

• Kitchen:
• Bedrooms: Three 3-bedroom units (one unit); Two 2-bedroom units (three units total across unit types)
• Flooring: Tile
• Bathrooms: Units with one full bathroom; Units with two full bathrooms
• Heating & cooling: Central air; Wall/window AC units; Wall furnace heating
• Interior features: Tile flooring
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/3.0-bath units multifamily listed at $799k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $643/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $799k).
• Recommended offer: $751k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 88/100 on livability (#6 in FL, #180 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities D-, cost of living 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 (+1.2%/yr); 172 active listings in the ZIP; solid renter incomes; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• At $9,329/mo this rent would consume 107% of the median local household income ($105k/yr) (locally 309% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $24k 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 76 days — a 6% lower offer ($751k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 19y 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 $270k; list at $799k implies a 196% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $751,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.17% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.35%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.2% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.90×
• Total profit: $-23,067
• Equity at exit: $119,133

10-year hold

• IRR: 4.8%
• Equity multiple: 1.33×
• Total profit: $72,860
• Equity at exit: $69,083

Cash invested: $223,720 (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 32903

• Rents YoY: 1.2%
• Active inventory: 172
• Price-to-rent: 21.4×

Monthly cashflow live

• Estimated rent: $9,329 medium
• Mortgage (P&I): −$4,190
• Tax from tax record: −$917 /mo · $11,005/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,959
• Net cashflow: $1,930

Break-even live

Break-even rent $6,886

Max offer price $799,000

Occupancy floor 74%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	4	3	$9,330
Total (3 units)			$9,329

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-01
   days on market $799,000 Active 76 DOM
2. 2026-05-31
   days on market $799,000 Active 75 DOM
3. 2026-05-31
   days on market $799,000 Active 74 DOM
4. 2026-03-17
   listed $799,000 Active
5. 2016-08-16
   historical 205-char remark

   Show marketing remark (260 chars)

   Beautifully remodeled duplex in the heart of Indialantic. New A/C, windows, paint outside & inside, tile throughout, updated bathrooms, one block from the beach, shopping, restaurants. This unit is already rented for your investor. Call agent for details

6. 2016-08-16
   historical 260-char remark

   Show marketing remark (260 chars)

   Beautifully remodeled duplex in the heart of Indialantic. New A/C, windows, paint outside & inside, tile throughout, updated bathrooms, one block from the beach, shopping, restaurants. This unit is already rented for your investor. Call agent for details

7. 2016-08-16
   historical

   Show marketing remark (260 chars)

   Beautifully remodeled duplex in the heart of Indialantic. New A/C, windows, paint outside & inside, tile throughout, updated bathrooms, one block from the beach, shopping, restaurants. This unit is already rented for your investor. Call agent for details

8. 2016-08-16
   historical

   Show marketing remark (260 chars)

   Beautifully remodeled duplex in the heart of Indialantic. New A/C, windows, paint outside & inside, tile throughout, updated bathrooms, one block from the beach, shopping, restaurants. This unit is already rented for your investor. Call agent for details

9. 2016-08-16
   historical

   Show marketing remark (260 chars)

   Beautifully remodeled duplex in the heart of Indialantic. New A/C, windows, paint outside & inside, tile throughout, updated bathrooms, one block from the beach, shopping, restaurants. This unit is already rented for your investor. Call agent for details

10. 2016-08-16
    historical

    Show marketing remark (260 chars)

    Beautifully remodeled duplex in the heart of Indialantic. New A/C, windows, paint outside & inside, tile throughout, updated bathrooms, one block from the beach, shopping, restaurants. This unit is already rented for your investor. Call agent for details

11. 2016-08-16
    historical

    Show marketing remark (260 chars)

    Beautifully remodeled duplex in the heart of Indialantic. New A/C, windows, paint outside & inside, tile throughout, updated bathrooms, one block from the beach, shopping, restaurants. This unit is already rented for your investor. Call agent for details

12. 2016-08-16
    historical

    Show marketing remark (260 chars)

    Beautifully remodeled duplex in the heart of Indialantic. New A/C, windows, paint outside & inside, tile throughout, updated bathrooms, one block from the beach, shopping, restaurants. This unit is already rented for your investor. Call agent for details

13. 2016-08-16
    historical

    Show marketing remark (260 chars)

    Beautifully remodeled duplex in the heart of Indialantic. New A/C, windows, paint outside & inside, tile throughout, updated bathrooms, one block from the beach, shopping, restaurants. This unit is already rented for your investor. Call agent for details

14. 2016-08-16
    historical

    Show marketing remark (260 chars)

    Beautifully remodeled duplex in the heart of Indialantic. New A/C, windows, paint outside & inside, tile throughout, updated bathrooms, one block from the beach, shopping, restaurants. This unit is already rented for your investor. Call agent for details

15. 2016-08-16
    historical

    Show marketing remark (260 chars)

    Beautifully remodeled duplex in the heart of Indialantic. New A/C, windows, paint outside & inside, tile throughout, updated bathrooms, one block from the beach, shopping, restaurants. This unit is already rented for your investor. Call agent for details

16. 2012-09-24
    soldstatus $270,000
17. 2008-03-11
    listed $325,000
18. 2008-01-21
    listed $440,000

    Show marketing remark (205 chars)

    Bring All Offers on this Remodeled Triplex in the Heart of Indialantic. New A/C, Windows, Paint Inside and Out. Tile throughout, updated bathrooms, Only One Block from the Beach, Shopping, and Restaurants.

19. 2008-01-21
    listed $375,000

    Show marketing remark (205 chars)

    Bring All Offers on this Remodeled Triplex in the Heart of Indialantic. New A/C, Windows, Paint Inside and Out. Tile throughout, updated bathrooms, Only One Block from the Beach, Shopping, and Restaurants.

20. 2008-01-21
    listed $440,000 205-char remark

    Show marketing remark (205 chars)

    Bring All Offers on this Remodeled Triplex in the Heart of Indialantic. New A/C, Windows, Paint Inside and Out. Tile throughout, updated bathrooms, Only One Block from the Beach, Shopping, and Restaurants.

21. 2008-01-21
    listed $245,000

    Show marketing remark (205 chars)

    Bring All Offers on this Remodeled Triplex in the Heart of Indialantic. New A/C, Windows, Paint Inside and Out. Tile throughout, updated bathrooms, Only One Block from the Beach, Shopping, and Restaurants.

22. 2008-01-21
    listed $225,000

    Show marketing remark (205 chars)

    Bring All Offers on this Remodeled Triplex in the Heart of Indialantic. New A/C, Windows, Paint Inside and Out. Tile throughout, updated bathrooms, Only One Block from the Beach, Shopping, and Restaurants.

23. 2008-01-21
    listed $159,000

    Show marketing remark (205 chars)

    Bring All Offers on this Remodeled Triplex in the Heart of Indialantic. New A/C, Windows, Paint Inside and Out. Tile throughout, updated bathrooms, Only One Block from the Beach, Shopping, and Restaurants.

24. 2007-06-13
    listed $195,000
25. 2007-02-13
    listed $370,000

    Show marketing remark (260 chars)

    Beautifully remodeled duplex in the heart of Indialantic. New A/C, windows, paint outside & inside, tile throughout, updated bathrooms, one block from the beach, shopping, restaurants. This unit is already rented for your investor. Call agent for details

26. 2007-02-13
    listed $430,000

    Show marketing remark (260 chars)

    Beautifully remodeled duplex in the heart of Indialantic. New A/C, windows, paint outside & inside, tile throughout, updated bathrooms, one block from the beach, shopping, restaurants. This unit is already rented for your investor. Call agent for details

27. 2007-02-13
    listed $320,000 260-char remark

    Show marketing remark (260 chars)

    Beautifully remodeled duplex in the heart of Indialantic. New A/C, windows, paint outside & inside, tile throughout, updated bathrooms, one block from the beach, shopping, restaurants. This unit is already rented for your investor. Call agent for details

28. 2002-11-04
    soldstatus $340,000
29. 2002-01-28
    soldstatus $300,000
30. 1999-08-25
    soldstatus $290,000
31. 1984-09-01
    soldstatus $163,000

ⓘ 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: $11,005 · $917/mo
• Projected year-2 tax: $11,005 · $917/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $111,948
• − Mortgage interest: −$44,756
• − Property taxes: −$11,005
• − Insurance: −$3,995
• − Repairs & maintenance: −$8,956
• − Management: −$8,956
• − Depreciation: −$23,244
• Taxable income: $11,036
• Est. tax owed @ 24.0%: −$2,649
• After-tax cash flow: $20,510/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 — Indialantic

• Score: 88/100
• State rank: #6
• US rank: #180

Category grades

Amenities D- Commute A Cost of living F Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Indialantic, FL
• County: Brevard County · 602,871 people
• City population: 13,836
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 13,836
• Household income: $104,906
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 309.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 8% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -230.78%
• Current HPI: 349.9366
• Rent YoY: ▲ 1.20%
• 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

+390.2% since first listed

28 events — show timeline

• 2026-03-17 Listed $799,000 MARMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2012-09-24 Sold (Public Records) $270,000 Public Records
• 2008-03-11 Listed $325,000 SCMLS
• 2008-01-21 Listed $159,000 SCMLS
• 2008-01-21 Listed $225,000 SCMLS
• 2008-01-21 Listed $245,000 SCMLS
• 2008-01-21 Listed $440,000 SCMLS
• 2008-01-21 Listed $375,000 SCMLS
• 2008-01-21 Listed $440,000 SCMLS
• 2007-06-13 Listed $195,000 SCMLS
• 2007-02-13 Listed $320,000 SCMLS
• 2007-02-13 Listed $430,000 SCMLS
• 2007-02-13 Listed $370,000 SCMLS
• 2002-11-04 Sold (Public Records) $340,000 Public Records
• 2002-01-28 Sold (Public Records) $300,000 Public Records
• 1999-08-25 Sold (Public Records) $290,000 Public Records
• 1984-09-01 Sold (Public Records) $163,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $11,005 · +7.3% YoY. Source: county tax records.