1071 Continental Ave · Viera East, FL 32940

$360,000

3 bd · 2.0 ba · 1,919 sqft · SingleFamily public records · 95 Days on market

Built 1989 9,148 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 +14.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Schools +4.7/10.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

-

Key facts

• Water views
• Tile flooring
• Golf course views

Tags

• GOLF COURSE VIEWS
• WATER VIEWS
• IMPACT WINDOWS
• TILE FLOORING
• COVERED ENCLOSED PORCH
• OUTDOOR PATIO

Property features AI

Finance

• Other: Senior community; Unfurnished
• HOA & community: Association: Indian River Colony Club; Association amenities include clubhouse, fitness center, gated entry, golf course, ground and structure maintenance, RV/boat storage, security, shuffleboard, tennis courts, and more; Association fee includes cable TV, internet, grounds and structure maintenance, pest control, and security

Exterior

• Parking: Attached 2-car garage with garage door opener
• Security: 24-hour security; Gated community with guard
• Utilities: Public sewer; Water connected; Electricity connected; Cable connected
• Home design: Single family residence; One story; Entry level: 1; Northwest facing
• Construction: Frame and stucco construction; Shingle roof; Pets allowed (with limitations)
• Exterior features: Impact windows; Covered, screened rear porch with awnings; On golf course; Front and rear sprinklers; Private asphalt road frontage

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Tile
• Bathrooms: 3 bathrooms (2 full, 1 half)
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric)
• Interior features: Breakfast bar; Breakfast nook; Ceiling fans; Pantry; Primary bathroom with shower (no tub); Solar tubes; Vaulted ceilings; Walk-in closets
• Laundry & utility: In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $94 ($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 $278k (22.7% below list).
• Recommended offer: $278k (22.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#141 in FL, #1,964 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: commute 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.
• Zoned schools: Quest Elementary School (math 83% / reading 80%, grade A+, #90 of 2,144 statewide, top 4%, 691 students, 20% FRL); John F. Kennedy Middle School (math 67% / reading 59%, grade B+, #111 of 571 statewide, top 20%, 673 students, 41% FRL); Viera High School (math 58% / reading 71%, grade B-, #78 of 667 statewide, top 13%, 2,289 students, 15% FRL) — zoned schools average 25% FRL vs 43% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 70% at this address vs 55% district-wide (+15 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 rising (+2.0%/yr); 583 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 30% of the median local income ($110k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $1k appreciation (0.4% local appreciation)).
• Brevard County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($328k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $130k; list at $360k implies a 177% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $278,150 (22.7% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.4% appreciation · 1.96% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-772
• Equity at exit: $111,849

10-year hold

• IRR: 4.5%
• Equity multiple: 1.49×
• Total profit: $49,767
• Equity at exit: $140,435

Cash invested: $100,800 (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 32940

• Home prices YoY: 0.1%
• Rents YoY: 2.0%
• Active inventory: 583
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,782 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $94

Break-even live

Break-even rent $2,663

Max offer price $360,000

Occupancy floor 92%

Sensitivity live

Price	-10% $297	-5% $195	+0% $94	+5% $-8	+10% $-539
Rent	-10% $-126	-5% $-16	+0% $94	+5% $203	+10% $313
Rate	-1.0pp $275	-0.5pp $185	base $94	+0.5pp $0	+1.0pp $-95

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1092 Egret Lake Way Melbourne, FL	4.0	3.0	2218	$2,750	$1.24	24d	1	0.52mi
1914 Jacques Dr Melbourne, FL	3.0	2.0	1575	$3,400	$2.16	24d	1	0.83mi
2185 Judge Fran Jamieson Way Melbourne, FL	1.0–3.0	1.0–2.0	1192	$2,365	$1.98	14d	17	0.83mi
6411 Borasco Dr Melbourne, FL	2.0–3.0	2.0	1258	$2,195	$1.74	24d	1	0.91mi
1622 Laramie Cir Melbourne, FL	3.0	2.0	1390	$2,600	$1.87	14d	1	1.07mi
6705 Shadow Creek Trl Melbourne, FL	1.0–3.0	1.0–2.0	1123	$2,795	$2.49	14d	25	1.14mi
2992 Rodina Dr Melbourne, FL	1.0–2.0	1.0–2.0	963	$2,585	$2.68	14d	8	1.16mi
2439 Casona Ln Melbourne, FL	1.0–2.0	1.0–2.0	964	$2,251	$2.34	14d	14	1.17mi
2560 Judge Fran Jamieson Way Melbourne, FL	1.0–3.0	1.0–2.0	1091	$2,660	$2.44	14d	14	1.18mi
1747 Sophias Dr #202 Melbourne, FL	3.0	2.0	1278	$2,200	$1.72	14d	1	1.19mi
1747 Sophias Dr Melbourne, FL	2.0–3.0	2.0	1149	$2,200	$1.91	24d	2	1.19mi
300 Tuscany Way Melbourne, FL	1.0–3.0	1.0–2.0	1097	$2,269	$2.07	24d	12	1.23mi
2715 Vuldarno Ln Melbourne, FL	4.0	4.5	2511	$3,400	$1.35	14d	1	1.30mi
2301 Willet Pl Melbourne, FL	1.0–3.0	1.0–2.0	1109	$3,420	$3.08	14d	27	1.35mi
8880 Napolo Dr Melbourne, FL	4.0	3.5	2250	$3,600	$1.60	24d	1	1.35mi
2061 Tiburon Ln Melbourne, FL	3.0	2.0	1506	$2,350	$1.56	24d	1	1.36mi
915 Starling Way Rockledge, FL	3.0	2.0	2202	$3,495	$1.59	19d	1	1.49mi
1385 Fuji Dr Melbourne, FL	3.0	2.0	1770	$3,000	$1.69	24d	1	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $360,000 Active 95 DOM
2. 2026-06-17
   days on market $360,000 Active 94 DOM
3. 2026-06-16
   days on market $360,000 Active 93 DOM
4. 2026-06-15
   days on market $360,000 Active 92 DOM
5. 2026-06-14
   days on market $360,000 Active 90 DOM
6. 2026-06-10
   days on market $360,000 Active 87 DOM
7. 2026-06-08
   days on market $360,000 Active 85 DOM
8. 2026-06-07
   days on market $360,000 Active 84 DOM
9. 2026-06-05
   days on market $360,000 Active 81 DOM
10. 2026-06-03
    days on market $360,000 Active 80 DOM
11. 2026-06-02
    days on market $360,000 Active 79 DOM
12. 2026-06-01
    days on market $360,000 Active 78 DOM
13. 2026-05-31
    days on market $360,000 Active 77 DOM
14. 2026-05-31
    days on market $360,000 Active 76 DOM
15. 2026-03-10
    listed $360,000 Active
16. 2016-08-16
    historical 1-char remark

    Show marketing remark (345 chars)

    THIS LOVELY HARTFORD II SITS ON THE GOLFCOURSE. LIV/DIN COMBO IS L-SHAPEDEAT-IN KIT HAS BKFST BAR ADJOINING FAM RM. LG MASTER STE. HAS WALK-IN SHOWER WALK-IN CLO. SCRN. PORCH HAS TRUSSED ROOF VIEW OF GOLFCOURSE. LAUNDRY RM UNDER AIR. 2CAR GARAGE W/ CABS. COMM POOL, SHUFFLEBRD TENNIS. YOU`LL ENJOY THIS ACTIVE 55 AND OLDER GOLF COURSE COMMUNITY.

17. 2016-08-16
    historical 345-char remark

    Show marketing remark (345 chars)

    THIS LOVELY HARTFORD II SITS ON THE GOLFCOURSE. LIV/DIN COMBO IS L-SHAPEDEAT-IN KIT HAS BKFST BAR ADJOINING FAM RM. LG MASTER STE. HAS WALK-IN SHOWER WALK-IN CLO. SCRN. PORCH HAS TRUSSED ROOF VIEW OF GOLFCOURSE. LAUNDRY RM UNDER AIR. 2CAR GARAGE W/ CABS. COMM POOL, SHUFFLEBRD TENNIS. YOU`LL ENJOY THIS ACTIVE 55 AND OLDER GOLF COURSE COMMUNITY.

18. 2013-06-14
    soldstatus $130,100
19. 2013-05-30
    soldstatus $130,000
20. 2012-06-08
    listed $130,000
21. 2009-01-16
    listed $144,900 1-char remark

    Show marketing remark (1 chars)

    -

22. 2004-04-14
    soldstatus $120,000
23. 2002-02-06
    listed $129,900 345-char remark

    Show marketing remark (345 chars)

    THIS LOVELY HARTFORD II SITS ON THE GOLFCOURSE. LIV/DIN COMBO IS L-SHAPEDEAT-IN KIT HAS BKFST BAR ADJOINING FAM RM. LG MASTER STE. HAS WALK-IN SHOWER WALK-IN CLO. SCRN. PORCH HAS TRUSSED ROOF VIEW OF GOLFCOURSE. LAUNDRY RM UNDER AIR. 2CAR GARAGE W/ CABS. COMM POOL, SHUFFLEBRD TENNIS. YOU`LL ENJOY THIS ACTIVE 55 AND OLDER GOLF COURSE COMMUNITY.

24. 1989-06-01
    soldstatus $107,600

ⓘ 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: $792 · $66/mo
• Projected year-2 tax: $2,988 · $249/mo
• Expected delta: +$2,196/yr (+$183/mo · 277.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 23 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: $33,378
• − Mortgage interest: −$20,166
• − Property taxes: −$792
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,670
• − Management: −$2,670
• − Depreciation: −$10,473
• Taxable loss: −$5,193
• Est. tax savings @ 24.0%: +$1,246
• After-tax cash flow: $2,368/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 — Viera East

• Score: 79/100
• State rank: #141
• US rank: #1964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Viera East, FL
• County: Brevard County · 602,871 people
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 51,727
• Household income: $110,495
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 873.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 9% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% German/W. Germanic 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: ▲ 0.40%
• Current HPI: 298.1023
• Rent YoY: ▲ 1.96%
• 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

+234.6% since first listed

10 events — show timeline

• 2026-03-10 Listed $360,000 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2013-06-14 Sold (Public Records) $130,100 Public Records
• 2013-05-30 Sold (MLS) $130,000 SCMLS
• 2012-06-08 Listed $130,000 SCMLS
• 2009-01-16 Listed $144,900 SCMLS
• 2004-04-14 Sold (Public Records) $120,000 Public Records
• 2002-02-06 Listed $129,900 SCMLS
• 1989-06-01 Sold (Public Records) $107,600 Public Records

Property tax history

+2.3%/yr

Latest (2025): $792 · +21.0% YoY. Source: county tax records.