1598 Leeward Ave SE · Palm Bay, FL 32909

$385,000

4 bd · 2.0 ba · 1,830 sqft · SingleFamily public records · 38 Days on market

Built 2023 0.26 ac lot

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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 +5.7/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.1/10.0

Listing remarks MLS

Brand new traditional Cali, 4 Bedroom, 2 bath, 2 car garage. Open floor plan with large kitchen island and walk in pantry. Primary bedroom easily fits king size furniture and more, with an oversized walk-in closet and large linen closet. Tile everywhere except the bedrooms. Kitchen boasts 36'' cabinets, range, microwave and dishwasher. . Garage door opener, Smart home package along with Trussed covered lanai. Fully sodded lawn, shrubs and mulch upfront. All homesites are large enough to accommodate a pool down the road. No HOA rules or fees. Available May/June.

Key facts

• Great backyard space
• 0.26 acre lot
• 2 garage spots

Tags

• GREAT BACKYARD SPACE
• WELL-DESIGNED KITCHEN
• SPACIOUS LIVING AREAS

Property features AI

Finance

• Other: Resale condition
• Financial info: Not on land lease

Exterior

• Parking: Attached 2-car garage; Two covered parking spaces, total parking for 2
• Utilities: Public water; Septic tank sewer; Electricity connected; Water available
• Home design: Single family residence; One story; Southeast-facing
• Construction: Stucco construction; Shingle roof
• Exterior features: Corner lot; Garage structure on property; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: Four main-level bedrooms
• Flooring: Ceramic tile; Other window features
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: No additional interior features listed
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-793 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (36.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (42.1% below list).
• Recommended offer: $223k (42.1% 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: 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% 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 $41k of equity ($3k loan paydown + $38k 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 ~$66k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($373k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $330k; 17% 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,103 (42.1% 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. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 42% 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: 0.58% ✗
• Cap rate: 3.82%
• Cash-on-cash: -8.82%
• DSCR: 0.61
• GRM: 14.4

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: $160,680
• Equity at exit: $346,839

10-year hold

• IRR: 17.1%
• Equity multiple: 5.79×
• Total profit: $515,972
• Equity at exit: $747,970

Cash invested: $107,800 (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: 14.4×

Monthly cashflow live

• Estimated rent: $2,231 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$376 /mo · $4,509/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-793

Break-even live

Break-even rent $3,234

Max offer price $244,975

Occupancy floor —

Sensitivity live

Price	-10% $-575	-5% $-684	+0% $-793	+5% $-902	+10% $-1,011
Rent	-10% $-969	-5% $-881	+0% $-793	+5% $-705	+10% $-616
Rate	-1.0pp $-599	-0.5pp $-695	base $-793	+0.5pp $-892	+1.0pp $-994

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1530 Paley Cir SE Palm Bay, FL	4.0	2.0	1842	$2,095	$1.14	15d	1	0.18mi
1418 Paley Cir SE Palm Bay, FL	3.0	2.0	1260	$1,850	$1.47	24d	1	0.31mi
1625 Waneta St SE Palm Bay, FL	3.0	2.0	1631	$2,100	$1.29	20d	1	0.31mi
1674 Waltz St SE Palm Bay, FL	3.0	2.0	1262	$1,831	$1.45	15d	1	0.47mi
1150 Raoul St SE Palm Bay, FL	4.0	2.0	1787	$2,300	$1.29	24d	1	0.55mi
1150 Tiger St SE Palm Bay, FL	3.0	2.0	1690	$1,950	$1.15	15d	1	0.70mi
1068 Saint Johns St SE Palm Bay, FL	3.0	2.0	1332	$2,000	$1.50	24d	1	0.71mi
1517 Wacker Ave SE Palm Bay, FL	4.0	2.0	1775	$2,200	$1.24	24d	1	0.71mi
1643 Talavera St SE Palm Bay, FL	4.0	2.0	1833	$1,861	$1.02	20d	1	0.76mi
1210 Vandalia Ave SE Palm Bay, FL	4.0	2.0	1833	$2,050	$1.12	15d	1	0.77mi
2036 Walsh Ave SE Palm Bay, FL	3.0	2.0	1331	$1,930	$1.45	24d	1	0.97mi
1255 Wadsworth St SE Unit 1255 Palm Bay, FL	3.0	3.0	1747	$2,350	$1.35	20d	1	0.99mi
2910 Emerson Dr SE Palm Bay, FL	3.0	2.0	1700	$1,950	$1.15	15d	1	1.17mi
818 Seven Gables Cir SE Palm Bay, FL	3.0	2.0	1490	$1,795	$1.20	24d	1	1.26mi
822 Seven Gables Cir SE Palm Bay, FL	3.0	2.0	1474	$1,835	$1.24	24d	1	1.26mi
2242 Mantilla Ave SE Palm Bay, FL	5.0	2.0	2516	$2,176	$0.86	22d	1	1.34mi
896 Talmadge Ave SE Palm Bay, FL	3.0	2.0	1263	$1,900	$1.50	15d	1	1.41mi
885 Talmadge Ave SE Palm Bay, FL	3.0	2.0	1787	$2,300	$1.29	22d	1	1.42mi
829 Tampa Ave SE Palm Bay, FL	3.0	2.0	1303	$1,740	$1.34	24d	1	1.43mi
1677 Lizette St SE Unit A Palm Bay, FL	3.0	2.0	2080	$1,900	$0.91	15d	1	1.46mi
1660 Lizette St SE Unit 1 Palm Bay, FL	4.0	2.0	1736	$2,199	$1.27	24d	1	1.49mi
1454 Graves St SE Palm Bay, FL	3.0	2.0	1621	$2,100	$1.30	15d	1	1.49mi

Listing history 16 events

1. 2026-06-10
   days on market $385,000 Active 38 DOM
2. 2026-06-08
   days on market $385,000 Active 36 DOM
3. 2026-06-07
   days on market $385,000 Active 35 DOM
4. 2026-06-05
   days on market $385,000 Active 32 DOM
5. 2026-06-03
   days on market $385,000 Active 31 DOM
6. 2026-06-02
   days on market $385,000 Active 30 DOM
7. 2026-06-01
   days on market $385,000 Active 29 DOM
8. 2026-05-31
   days on market $385,000 Active 28 DOM
9. 2026-05-31
   days on market $385,000 Active 27 DOM
10. 2026-05-03
    listed $385,000 Active
11. 2023-06-14
    soldstatus $330,000 Closed 567-char remark

    Show marketing remark (567 chars)

    Brand new traditional Cali, 4 Bedroom, 2 bath, 2 car garage. Open floor plan with large kitchen island and walk in pantry. Primary bedroom easily fits king size furniture and more, with an oversized walk-in closet and large linen closet. Tile everywhere except the bedrooms. Kitchen boasts 36'' cabinets, range, microwave and dishwasher. . Garage door opener, Smart home package along with Trussed covered lanai. Fully sodded lawn, shrubs and mulch upfront. All homesites are large enough to accommodate a pool down the road. No HOA rules or fees. Available May/June.

12. 2023-05-22
    historical Contingent 567-char remark

    Show marketing remark (567 chars)

    Brand new traditional Cali, 4 Bedroom, 2 bath, 2 car garage. Open floor plan with large kitchen island and walk in pantry. Primary bedroom easily fits king size furniture and more, with an oversized walk-in closet and large linen closet. Tile everywhere except the bedrooms. Kitchen boasts 36'' cabinets, range, microwave and dishwasher. . Garage door opener, Smart home package along with Trussed covered lanai. Fully sodded lawn, shrubs and mulch upfront. All homesites are large enough to accommodate a pool down the road. No HOA rules or fees. Available May/June.

13. 2023-05-15
    price $349,495 567-char remark

    Show marketing remark (567 chars)

    Brand new traditional Cali, 4 Bedroom, 2 bath, 2 car garage. Open floor plan with large kitchen island and walk in pantry. Primary bedroom easily fits king size furniture and more, with an oversized walk-in closet and large linen closet. Tile everywhere except the bedrooms. Kitchen boasts 36'' cabinets, range, microwave and dishwasher. . Garage door opener, Smart home package along with Trussed covered lanai. Fully sodded lawn, shrubs and mulch upfront. All homesites are large enough to accommodate a pool down the road. No HOA rules or fees. Available May/June.

14. 2023-05-03
    price $348,495 567-char remark

    Show marketing remark (567 chars)

    Brand new traditional Cali, 4 Bedroom, 2 bath, 2 car garage. Open floor plan with large kitchen island and walk in pantry. Primary bedroom easily fits king size furniture and more, with an oversized walk-in closet and large linen closet. Tile everywhere except the bedrooms. Kitchen boasts 36'' cabinets, range, microwave and dishwasher. . Garage door opener, Smart home package along with Trussed covered lanai. Fully sodded lawn, shrubs and mulch upfront. All homesites are large enough to accommodate a pool down the road. No HOA rules or fees. Available May/June.

15. 2023-05-03
    listed $348,945 Active 567-char remark

    Show marketing remark (567 chars)

    Brand new traditional Cali, 4 Bedroom, 2 bath, 2 car garage. Open floor plan with large kitchen island and walk in pantry. Primary bedroom easily fits king size furniture and more, with an oversized walk-in closet and large linen closet. Tile everywhere except the bedrooms. Kitchen boasts 36'' cabinets, range, microwave and dishwasher. . Garage door opener, Smart home package along with Trussed covered lanai. Fully sodded lawn, shrubs and mulch upfront. All homesites are large enough to accommodate a pool down the road. No HOA rules or fees. Available May/June.

16. 2022-07-06
    soldstatus $1,794,334

ⓘ 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: $4,509 · $376/mo
• Projected year-2 tax: $4,509 · $376/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 2/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 17 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: $26,772
• − Mortgage interest: −$21,566
• − Property taxes: −$4,509
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − Depreciation: −$11,200
• Taxable loss: −$16,711
• Est. tax savings @ 24.0%: +$4,011
• After-tax cash flow: $-5,501/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

-78.5% since first listed

7 events — show timeline

• 2026-05-03 Listed $385,000 Beaches MLS
• 2023-06-14 Sold (MLS) $330,000 SCMLS
• 2023-05-22 Contingent — SCMLS
• 2023-05-15 Price Changed $349,495 SCMLS
• 2023-05-03 Price Changed $348,495 SCMLS
• 2023-05-03 Listed $348,945 SCMLS
• 2022-07-06 Sold (Public Records) $1,794,334 Public Records

Property tax history

+41.1%/yr

Latest (2025): $4,509 · -5.5% YoY. Source: county tax records.