475 Forrest Hills St SW · Palm Bay, FL 32908

$336,000

4 bd · 2.0 ba · 1,828 sqft · Land · 55 Days on market

Built 2026 10,019 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 +9.4/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Rent growth +2.8/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER. GREAT LOCATION IN AN AREA WITH GROWTH. ALSO AVAILABLE TO PURCHASE TOGETHER WITH 467 FORREST HILL TO MAKE A TOTAL OF . 46 ACRES

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2026

Property features AI

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Aerobic septic; Thermostat (green energy feature); Other utilities
• Home design: Single family residence; One story; Faces north; New construction
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Porch; Storm shutters; Smoke detectors

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Entrance foyer; Kitchen island; Pantry; Smart thermostat; Split bedrooms; Walk-in closets
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $336k.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (21.6% below list).
• Recommended offer: $263k (21.6% 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: Westside Elementary School (math 51% / reading 58%, grade C, #892 of 2,144 statewide, top 44%, 798 students, 52% 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 (+1.3%/yr); 1030 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% of the median local income ($80k/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 $10k 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 55 days — a 3% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $72k; list at $336k implies a 367% 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,263 (21.6% 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 55 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: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.29% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.21×
• Total profit: $-74,289
• Equity at exit: $50,099

10-year hold

• IRR: -23.4%
• Equity multiple: -0.08×
• Total profit: $-102,054
• Equity at exit: $29,051

Cash invested: $94,080 (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 32908

• Home prices YoY: -10.4%
• Rents YoY: 1.3%
• Active inventory: 1030
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,633 high
• Mortgage (P&I): −$1,762
• Tax est. 1.5%: −$420 /mo · $5,040/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $-242

Break-even live

Break-even rent $2,939

Max offer price $300,947

Occupancy floor —

Sensitivity live

Price	-10% $-10	-5% $-126	+0% $-242	+5% $-358	+10% $-474
Rent	-10% $-450	-5% $-346	+0% $-242	+5% $-138	+10% $-34
Rate	-1.0pp $-73	-0.5pp $-157	base $-242	+0.5pp $-329	+1.0pp $-418

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: $84,000
• Closing costs: $10,080
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
448 Saint Andre Blvd SW Palm Bay, FL	4.0	2.0	2088	$4,000	$1.92	25d	1	0.29mi
2650 De Groodt Rd SW Palm Bay, FL	4.0	2.0	1874	$2,350	$1.25	16d	1	0.64mi
583 Halifax St SW Palm Bay, FL	4.0	2.0	1833	$2,075	$1.13	15d	1	0.65mi
3270 Framingham Ave SW Palm Bay, FL	4.0	2.0	1856	$2,400	$1.29	25d	1	0.66mi
160 Dailey St SE Palm Bay, FL	4.0	2.0	1795	$2,275	$1.27	25d	1	0.90mi
2437 Hagoplan Ave SW Palm Bay, FL	3.0	2.0	1840	$2,150	$1.17	25d	1	0.95mi
238 Silver Frost St SE Palm Bay, FL	3.0	2.0	1475	$1,849	$1.25	25d	1	1.11mi
286 Silver Frost St SE Palm Bay, FL	4.0	2.0	1833	$1,925	$1.05	16d	1	1.16mi
2785 Gabboys Ave SE Palm Bay, FL	3.0	2.0	1475	$1,849	$1.25	25d	1	1.22mi
291 Foley St SE Palm Bay, FL	4.0	2.0	1833	$2,025	$1.10	15d	1	1.26mi
2749 Freehold Ave SE Palm Bay, FL	3.0	2.0	1386	$1,800	$1.30	25d	1	1.29mi
486 Dadeville St SE Palm Bay, FL	4.0	2.0	1833	$1,995	$1.09	16d	1	1.41mi
3247 Halblum Ave SE Palm Bay, FL	4.0	3.0	1820	$2,516	$1.38	15d	1	1.42mi
496 Vanguard St SE Palm Bay, FL	3.0	2.0	1666	$2,150	$1.29	25d	1	1.47mi

Listing history 25 events

1. 2026-06-22
   days on market $336,000 Active 55 DOM
2. 2026-06-18
   days on market $336,000 Active 52 DOM
3. 2026-06-17
   days on market $336,000 Active 51 DOM
4. 2026-06-16
   pricedays on market $336,000 Active 50 DOM
5. 2026-06-15
   days on market $348,010 Active 49 DOM
6. 2026-06-14
   days on market $348,010 Active 47 DOM
7. 2026-06-10
   days on market $348,010 Active 44 DOM
8. 2026-06-08
   days on market $348,010 Active 42 DOM
9. 2026-06-07
   days on market $348,010 Active 41 DOM
10. 2026-06-05
    days on market $348,010 Active 38 DOM
11. 2026-06-03
    days on market $348,010 Active 37 DOM
12. 2026-06-02
    days on market $348,010 Active 36 DOM
13. 2026-06-01
    days on market $348,010 Active 35 DOM
14. 2026-05-31
    days on market $348,010 Active 34 DOM
15. 2026-05-31
    days on market $348,010 Active 33 DOM
16. 2026-04-27
    listed $348,010 Active
17. 2025-09-04
    soldstatus $72,000
18. 2025-07-30
    status Pending 144-char remark

    Show marketing remark (144 chars)

    MOTIVATED SELLER. GREAT LOCATION IN AN AREA WITH GROWTH. ALSO AVAILABLE TO PURCHASE TOGETHER WITH 467 FORREST HILL TO MAKE A TOTAL OF . 46 ACRES

19. 2025-07-29
    historical Active Under Contract 144-char remark

    Show marketing remark (144 chars)

    MOTIVATED SELLER. GREAT LOCATION IN AN AREA WITH GROWTH. ALSO AVAILABLE TO PURCHASE TOGETHER WITH 467 FORREST HILL TO MAKE A TOTAL OF . 46 ACRES

20. 2025-07-17
    historical 144-char remark

    Show marketing remark (144 chars)

    MOTIVATED SELLER. GREAT LOCATION IN AN AREA WITH GROWTH. ALSO AVAILABLE TO PURCHASE TOGETHER WITH 467 FORREST HILL TO MAKE A TOTAL OF . 46 ACRES

21. 2025-07-15
    listed $40,000 Active 144-char remark

    Show marketing remark (144 chars)

    MOTIVATED SELLER. GREAT LOCATION IN AN AREA WITH GROWTH. ALSO AVAILABLE TO PURCHASE TOGETHER WITH 467 FORREST HILL TO MAKE A TOTAL OF . 46 ACRES

22. 2017-03-23
    historical 138-char remark

    Show marketing remark (138 chars)

    This lot is located in Sw Palm Bay close to Schools and shopping. .. . New houses all around!!! Lot next to this one available. MLS 409120

23. 2017-03-23
    historical

    Show marketing remark (138 chars)

    This lot is located in Sw Palm Bay close to Schools and shopping. .. . New houses all around!!! Lot next to this one available. MLS 409120

24. 2006-02-09
    listed $50,000 138-char remark

    Show marketing remark (138 chars)

    This lot is located in Sw Palm Bay close to Schools and shopping. .. . New houses all around!!! Lot next to this one available. MLS 409120

25. 2005-07-13
    listed $59,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥107°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: $31,592
• − Mortgage interest: −$18,821
• − Property taxes: −$5,040
• − Insurance: −$1,680
• − Repairs & maintenance: −$2,527
• − Management: −$2,527
• − Depreciation: −$9,775
• Taxable loss: −$8,779
• Est. tax savings @ 24.0%: +$2,107
• After-tax cash flow: $-800/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): 16,535
• Household income: $79,596
• Rent vs Own: 10.2% rent · 89.8% own
• Severe rent burden: 112.0

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 0.69)
• Race & ethnicity: White 48% Hispanic / Latino 20% Black 20% Two or more races 19%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8% Cuban 6% Dominican 3%
• Common ancestry: Hispanic 3% Estonian 2% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica, South Korea
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% 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: ▼ -38.22%
• Current HPI: 330.0399
• Rent YoY: ▲ 1.29%
• 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

+489.8% since first listed

10 events — show timeline

• 2026-04-27 Listed $348,010 SCMLS
• 2025-09-04 Sold (Public Records) $72,000 Public Records
• 2025-07-30 Pending — SCMLS
• 2025-07-29 Contingent — SCMLS
• 2025-07-17 Listing Removed — SCMLS
• 2025-07-15 Listed $40,000 SCMLS
• 2017-03-23 Listing Removed — SCMLS
• 2017-03-23 Listing Removed — SCMLS
• 2006-02-09 Listed $50,000 SCMLS
• 2005-07-13 Listed $59,000 SCMLS

Property tax history

+12.8%/yr

Latest (2025): $306 · +24.9% YoY. Source: county tax records.