1724 Pontiac Cir S · Melbourne, FL 32935

$250,000

2 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 9 Days on market

Built 1964 8,712 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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.7/10.0
• 1% rule +4.0/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful spacious home in Ixora Park. Large eat in kitchen, Formal living room, Large family room with views of landscaped fenced back yard. Three large bedrooms up with solid oak flooring, One bedroom down. New laminate in living and family room. Tile in kitchen. Freshly painted with fantastic color pallet. This home has been meticulously maintained and updated by artistic home owner - a must see. Please see paper clip for list of amenities.

Key facts

• Recent updates
• Updated water lines
• 8,712 sq ft lot

Tags

• TWO-STORY SINGLE-FAMILY HOME
• RECENT UPDATES
• UPDATED WATER LINES
• TANKLESS HOT WATER HEATER
• NEAR EAU GALLIE ARTS DISTRICT
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Other: Living area listed as 1,664 (informational)

Exterior

• Parking: Garage; 1-car garage
• Utilities: Public sewer; Electricity available; Sewer available; Water available
• Home design: Single family residence; Two levels
• Construction: Aluminum siding; Stucco; Vinyl siding
• Exterior features: Private lot (approximately 0.2 acres); Lot features: Other; Faces south; Pets allowed

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate; Tile; Wood
• Bathrooms: 3 bathrooms (2 full, 1 half)
• Heating & cooling: Central heating; Hot water heating; Central air conditioning
• Interior features: Laundry in garage; Tankless water heater; Electric water heater; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/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 $224k (10.2% below list).
• Recommended offer: $224k (10.2% 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: Harbor City Elementary School (math 57% / reading 47%, grade C-, #990 of 2,144 statewide, top 48%, 403 students, 70% FRL); Herbert C. Hoover Middle School (math 67% / reading 64%, grade A-, #95 of 571 statewide, top 17%, 506 students, 38% FRL).
• Market conditions: Rents flat; 332 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 42% 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 $8k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $111k; list at $250k implies a 126% 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 $224,448 (10.2% below list)

Questions for the listing agent

1. Built in 1964 — 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: 0.90% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 9.3

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: -12.8%
• Equity multiple: 0.55×
• Total profit: $-31,499
• Equity at exit: $37,276

10-year hold

• IRR: -7.6%
• Equity multiple: 0.57×
• Total profit: $-30,293
• Equity at exit: $21,615

Cash invested: $70,000 (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: 332
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,244 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$130 /mo · $1,557/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $228

Break-even live

Break-even rent $1,956

Max offer price $250,000

Occupancy floor 85%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
758 Ixora Dr Melbourne, FL	3.0	2.5	1664	$2,700	$1.62	23d	1	0.07mi
2137 Laden Rd Melbourne, FL	3.0	2.0	1248	$2,100	$1.68	23d	1	0.50mi
910 Twisting Branch Ct Melbourne, FL	3.0	2.0	1600	$2,000	$1.25	23d	1	0.63mi
1795 Kole Pl #109 Melbourne, FL	3.0	2.5	1472	$1,950	$1.32	23d	1	0.69mi
608 Cheyenne Ave Melbourne, FL	2.0	2.0	1299	$2,000	$1.54	14d	1	0.76mi
1455 Isabella Dr #101 Melbourne, FL	3.0	2.5	1606	$2,275	$1.42	23d	1	0.79mi
1430 Isabella Dr #102 Melbourne, FL	3.0	2.5	1510	$2,250	$1.49	23d	1	0.82mi
848 Comanche Ave Melbourne, FL	3.0	2.0	1080	$1,950	$1.81	23d	1	0.92mi
973 N Harbor City Blvd Unit A Melbourne, FL	2.0	2.0	1700	$4,000	$2.35	23d	1	1.07mi
915 Twisting Branch Ct Melbourne, FL	3.0	2.5	1625	$2,000	$1.23	23d	1	1.08mi
833 Paddleboard Ct Melbourne, FL	2.0	2.5	1250	$2,700	$2.16	23d	1	1.10mi
512 Dijon Dr Melbourne, FL	3.0	2.0	1800	$2,450	$1.36	23d	1	1.16mi
1153 Carlton Dr Unit A Melbourne, FL	2.0	1.0	2088	$1,650	$0.79	23d	1	1.22mi
1252 Ridgewood Dr Melbourne, FL	3.0	2.0	1114	$1,785	$1.60	19d	1	1.26mi
1909 Oakwood Dr Melbourne, FL	3.0	2.0	1351	$2,400	$1.78	14d	1	1.28mi
2806 Tropic Rd Unit 1 Melbourne, FL	3.0	2.0	1705	$1,600	$0.94	21d	1	1.39mi
693 Law St Unit B Melbourne, FL	3.0	1.0	1200	$1,950	$1.62	23d	1	1.49mi

Listing history 8 events

1. 2026-05-10
   status Pending
2. 2026-05-01
   listed $250,000 Active
3. 2013-07-23
   soldstatus $110,800
4. 2013-07-19
   soldstatus $110,750 447-char remark

   Show marketing remark (447 chars)

   Beautiful spacious home in Ixora Park. Large eat in kitchen, Formal living room, Large family room with views of landscaped fenced back yard. Three large bedrooms up with solid oak flooring, One bedroom down. New laminate in living and family room. Tile in kitchen. Freshly painted with fantastic color pallet. This home has been meticulously maintained and updated by artistic home owner - a must see. Please see paper clip for list of amenities.

5. 2013-05-11
   listed $128,500 447-char remark

   Show marketing remark (447 chars)

   Beautiful spacious home in Ixora Park. Large eat in kitchen, Formal living room, Large family room with views of landscaped fenced back yard. Three large bedrooms up with solid oak flooring, One bedroom down. New laminate in living and family room. Tile in kitchen. Freshly painted with fantastic color pallet. This home has been meticulously maintained and updated by artistic home owner - a must see. Please see paper clip for list of amenities.

6. 1995-07-03
   soldstatus $91,000
7. 1994-11-23
   soldstatus $55,000
8. 1978-04-01
   soldstatus $44,000

ⓘ 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: $1,557 · $130/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$518/yr (+$43/mo · 33.3%)

ⓘ 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 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: $26,934
• − Mortgage interest: −$14,004
• − Property taxes: −$1,557
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − Depreciation: −$7,273
• Taxable loss: −$1,459
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $3,089/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

+468.2% since first listed

8 events — show timeline

• 2026-05-10 Pending — SCMLS
• 2026-05-01 Listed $250,000 SCMLS
• 2013-07-23 Sold (Public Records) $110,800 Public Records
• 2013-07-19 Sold (MLS) $110,750 SCMLS
• 2013-05-11 Listed $128,500 SCMLS
• 1995-07-03 Sold (Public Records) $91,000 Public Records
• 1994-11-23 Sold (Public Records) $55,000 Public Records
• 1978-04-01 Sold (Public Records) $44,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,557 · +5.9% YoY. Source: county tax records.