842 Torrence Ln · Melbourne, FL 32935

$229,900

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 5 Days on market

Built 1947 4,792 sqft 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).

• Cash flow +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.7/10.0
• 1% rule +3.4/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRIME LOCATION! Sarno & US1 Investment Opportunity 🌴Run your business and live here, or generate immediate passive income! Located in the heart of Melbourne, this flexible residential/professional property gives you endless options on a budget. Income Potential: Studio Aptartment: Market rent at $925/month and the 2-Bedroom: Currently occupied at $1400/month Total Gross: $2,325/month ($27,900/year) Endless Possibilities: Live-Work: Operate your small business in the studio and live in the 2-bedroom. Short-Term Rentals: Convert into two lucrative Airbnb/vacation suites. Full Business/Residence: Open it up for an office/real estate/cpa or a single-family home. We have the space--you ha

Key facts

• 4,792 sq ft lot
• 4 parking spots
• Built 1947

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (15.6% below list).
• Recommended offer: $194k (15.6% 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: W. Melbourne Elementary School For Science (math 88% / reading 86%, grade A+, #24 of 2,144 statewide, top 1%, 549 students, 18% FRL); Herbert C. Hoover Middle School (math 67% / reading 64%, grade A-, #95 of 571 statewide, top 17%, 506 students, 38% FRL); Melbourne Senior High School (math 43% / reading 57%, grade D+, #175 of 667 statewide, top 27%, 2,249 students, 31% FRL).
• Zoned-school proficiency averages 68% at this address vs 55% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Brevard average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 335 active listings in the ZIP; 27 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 36% of the median local income ($65k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $194,038 (15.6% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.84% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.53% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.43×
• Total profit: $-36,571
• Equity at exit: $34,279

10-year hold

• IRR: -12.8%
• Equity multiple: 0.33×
• Total profit: $-43,446
• Equity at exit: $19,878

Cash invested: $64,372 (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 32935

• Rents YoY: 0.5%
• Active inventory: 335
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$146 /mo · $1,752/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $86

Break-even live

Break-even rent $1,832

Max offer price $229,900

Occupancy floor 91%

Sensitivity live

Price	-10% $216	-5% $151	+0% $86	+5% $20	+10% $-45
Rent	-10% $-68	-5% $9	+0% $86	+5% $162	+10% $239
Rate	-1.0pp $201	-0.5pp $144	base $86	+0.5pp $26	+1.0pp $-35

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
833 Paddleboard Ct Melbourne, FL	2.0	2.5	1250	$2,700	$2.16	25d	1	0.12mi
484 Poinciana Dr Melbourne, FL	2.0	1.0	780	$1,600	$2.05	21d	1	0.55mi
1420 Avocado Ave #16 Melbourne, FL	2.0	1.0	750	$1,500	$2.00	25d	1	0.64mi
1464 Guava Ave Melbourne, FL	2.0	1.0	948	$1,775	$1.87	25d	1	0.70mi
1365 Pineapple Ave Unit S Melbourne, FL	2.0	1.0	1377	$2,150	$1.56	25d	1	0.72mi
693 Law St Unit B Melbourne, FL	3.0	1.0	1200	$1,950	$1.62	25d	1	0.93mi
20 Elton St Unit 20C Melbourne, FL	2.0	1.0	744	$1,100	$1.48	25d	1	0.94mi
1727 Avocado Ave #8 Melbourne, FL	2.0	1.0	900	$1,475	$1.64	25d	1	0.97mi
1727 Avocado Ave Unit 6 Melbourne, FL	2.0	1.0	900	$1,425	$1.58	25d	1	0.97mi
1688 Eisenhower Ave Melbourne, FL	3.0	1.5	988	$1,700	$1.72	25d	1	0.98mi
1728 Guava Ave Unit 7 Melbourne, FL	2.0	1.0	820	$1,400	$1.71	25d	1	0.98mi
1812 Guava Ave Melbourne, FL	2.0	1.0	850	$1,375	$1.62	25d	1	1.06mi
1805 Guava Ave Melbourne, FL	2.0	1.0	896	$1,600	$1.79	16d	1	1.06mi
1811 Highland Ave Melbourne, FL	2.0	1.0	900	$1,650	$1.83	25d	1	1.08mi
1809 Highland Ave Melbourne, FL	2.0	1.0	900	$1,650	$1.83	25d	1	1.08mi
1821 Highland Ave Melbourne, FL	2.0	1.0	900	$1,650	$1.83	25d	1	1.09mi
1868 Pineapple Ave Melbourne, FL	2.0	1.0	1000	$1,750	$1.75	25d	1	1.14mi
1252 Ridgewood Dr Melbourne, FL	3.0	2.0	1114	$1,785	$1.60	21d	1	1.21mi
1583 White Cap Way Melbourne, FL	4.0	2.0	1374	$2,350	$1.71	25d	1	1.23mi
20 East Avenue B Apt 1 Melbourne, FL	2.0	1.0	900	$1,200	$1.33	25d	1	1.26mi
1795 Kole Pl #109 Melbourne, FL	3.0	2.5	1472	$1,950	$1.32	25d	1	1.26mi
1965 Barkley Ave Melbourne, FL	3.0	1.0	1000	$1,600	$1.60	25d	1	1.30mi
196 San Juan Cir Melbourne, FL	2.0	1.0	955	$1,400	$1.47	25d	1	1.33mi
1909 Oakwood Dr Melbourne, FL	3.0	2.0	1351	$2,400	$1.78	16d	1	1.38mi
109 San Juan Cir Melbourne, FL	2.0	1.0	955	$1,400	$1.47	23d	1	1.41mi
108 E Avenue D Melbourne, FL	2.0	2.0	1087	$1,800	$1.66	25d	1	1.43mi
2137 Laden Rd Melbourne, FL	3.0	2.0	1248	$2,100	$1.68	25d	1	1.48mi

Listing history 6 events

1. 2026-06-05
   statusdays on market $229,900 Pending 5 DOM
2. 2026-06-03
   days on market $229,900 Active 4 DOM
3. 2026-06-02
   days on market $229,900 Active 3 DOM
4. 2026-06-01
   days on market $229,900 Active 2 DOM
5. 2026-05-31
   remarks 695-char remark
6. 2026-05-31
   listed $229,900 Active 1 DOM

ⓘ 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: $1,752 · $146/mo
• Projected year-2 tax: $1,908 · $159/mo
• Expected delta: +$156/yr (+$13/mo · 8.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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: $23,285
• − Mortgage interest: −$12,878
• − Property taxes: −$1,752
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$6,688
• Taxable loss: −$2,908
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $1,724/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): 41,965
• Household income: $64,588
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1747.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 13% Two or more races 9% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 1% Tagalog/Filipino 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: ▼ -185.48%
• Current HPI: 308.7443
• Rent YoY: ▲ 0.53%
• 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

1 event — show timeline

• 2026-05-30 Listed $229,900 SCMLS

Property tax history

+4.2%/yr

Latest (2025): $1,752 · +12.2% YoY. Source: county tax records.