510 Barber St SE · Palm Bay, FL 32909

$320,000

4 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 39 Days on market

Built 1981 0.56 ac lot

---

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 +6.7/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.9/10.0

Listing remarks MLS

Upgrades Galore! This amazing double lot tropical pool home can be your slice of paradise! This home offers upgrades that range from the brand new floors, to the high end light fixtures that hang over the kitchens imported Quartz counter top! The bathrooms have also been renovated to perfection.

Key facts

• 0.56 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-513 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (28.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (30.3% below list).
• Recommended offer: $223k (30.3% 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: Cape View Elementary School (math 62% / reading 62%, grade B, #608 of 2,144 statewide, top 29%, 305 students, 61% FRL); Southwest Middle School (math 40% / reading 39%, grade F, #373 of 571 statewide, top 66%, 920 students, 58% FRL); Viera High School (math 58% / reading 71%, grade B-, #78 of 667 statewide, top 13%, 2,289 students, 15% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents rising (+3.7%/yr); 1123 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,090 (30.3% 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 39 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.86%
• DSCR: 0.69
• GRM: 12.0

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: 19.6%
• Equity multiple: 2.60×
• Total profit: $143,225
• Equity at exit: $288,281

10-year hold

• IRR: 18.2%
• Equity multiple: 6.03×
• Total profit: $450,745
• Equity at exit: $621,690

Cash invested: $89,600 (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: 1123
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,231 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$463 /mo · $5,562/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-513

Break-even live

Break-even rent $2,880

Max offer price $229,463

Occupancy floor —

Sensitivity live

Price	-10% $-331	-5% $-422	+0% $-513	+5% $-603	+10% $-694
Rent	-10% $-689	-5% $-601	+0% $-513	+5% $-424	+10% $-336
Rate	-1.0pp $-351	-0.5pp $-431	base $-513	+0.5pp $-595	+1.0pp $-680

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
272 Aquarius Ave SE Palm Bay, FL	4.0	2.0	1650	$1,995	$1.21	25d	1	0.18mi
490 Hatcher St SE Palm Bay, FL	4.0	2.0	1833	$2,150	$1.17	23d	1	0.21mi
320 Algiers Ave SE Palm Bay, FL	3.0	2.0	1306	$1,825	$1.40	25d	1	0.29mi
741 Frisco St SE Palm Bay, FL	3.0	2.0	1156	$1,950	$1.69	25d	1	0.41mi
214 Eldron Blvd NE Palm Bay, FL	3.0	2.0	1646	$2,075	$1.26	25d	1	0.54mi
154 Anderson Ave NE Unit 154 Palm Bay, FL	3.0	2.0	1414	$1,800	$1.27	15d	1	0.59mi
309 Cactus St SE Palm Bay, FL	4.0	2.0	1846	$2,195	$1.19	16d	1	0.72mi
334 Bordeaux Ave NE Palm Bay, FL	4.0	2.0	2083	$2,250	$1.08	16d	1	0.76mi
296 Croquet Ave NE Palm Bay, FL	4.0	2.0	2028	$2,300	$1.13	23d	1	0.82mi
481 Firestone St NE Palm Bay, FL	4.0	2.0	1504	$2,100	$1.40	25d	1	0.83mi
171 Okeefe St SE Palm Bay, FL	3.0	2.0	1288	$1,855	$1.44	16d	1	0.86mi
743 Andrew St SE Palm Bay, FL	3.0	2.0	1252	$1,895	$1.51	25d	1	0.92mi
463 Eldron Blvd NE Palm Bay, FL	4.0	2.0	1870	$2,800	$1.50	25d	1	0.98mi
907 Algardi St SE Palm Bay, FL	4.0	2.0	1943	$2,330	$1.20	25d	1	1.01mi
549 Burlington Ave NE Palm Bay, FL	3.0	2.0	1608	$2,075	$1.29	16d	1	1.09mi
347 Americana Blvd NE Palm Bay, FL	3.0	2.0	1372	$1,900	$1.38	15d	1	1.16mi
431 Brantley St SE Palm Bay, FL	3.0	2.0	1326	$2,050	$1.55	21d	1	1.19mi
857 Buchanan Ave SE Palm Bay, FL	3.0	2.0	1257	$1,950	$1.55	25d	1	1.20mi
210 Meehan Ave NW Palm Bay, FL	3.0	2.0	2020	$1,895	$0.94	16d	1	1.22mi
931 Commerce Rd SE Palm Bay, FL	3.0	2.0	1068	$2,300	$2.15	25d	1	1.35mi
154 Daffodil Dr SW Palm Bay, FL	3.0–4.0	2.0–3.0	1384	$2,034	$1.47	16d	6	1.36mi
124 Evergreen St NE Palm Bay, FL	3.0	2.0	1283	$1,855	$1.45	25d	1	1.37mi
914 Caligula Ave SE Palm Bay, FL	3.0	2.0	1371	$1,841	$1.34	15d	1	1.38mi
726 Scotten Ave SW Palm Bay, FL	3.0	2.0	1443	$1,970	$1.37	15d	1	1.40mi
84 San Filippo Dr SE Palm Bay, FL	1.0–3.0	1.0–2.0	1052	$2,044	$1.94	16d	30	1.43mi

Listing history 23 events

1. 2026-06-08
   days on market $320,000 Active 39 DOM
2. 2026-06-07
   days on market $320,000 Active 38 DOM
3. 2026-06-05
   days on market $320,000 Active 35 DOM
4. 2026-06-03
   status $320,000 Active 34 DOM
5. 2026-04-12
   status Pending
6. 2026-03-24
   price $320,000
7. 2026-03-24
   status Active
8. 2025-10-16
   status Pending
9. 2025-08-26
   price $389,900
10. 2025-08-21
    status Active
11. 2025-08-21
    price $399,900
12. 2025-05-21
    listed $300,000 Active
13. 2022-09-09
    soldstatus $439,900
14. 2022-08-23
    soldstatus $439,900 Closed 298-char remark

    Show marketing remark (298 chars)

    Upgrades Galore! This amazing double lot tropical pool home can be your slice of paradise! This home offers upgrades that range from the brand new floors, to the high end light fixtures that hang over the kitchens imported Quartz counter top! The bathrooms have also been renovated to perfection.

15. 2022-07-27
    historical Backups 298-char remark

    Show marketing remark (298 chars)

    Upgrades Galore! This amazing double lot tropical pool home can be your slice of paradise! This home offers upgrades that range from the brand new floors, to the high end light fixtures that hang over the kitchens imported Quartz counter top! The bathrooms have also been renovated to perfection.

16. 2022-07-23
    status Active 298-char remark

    Show marketing remark (298 chars)

    Upgrades Galore! This amazing double lot tropical pool home can be your slice of paradise! This home offers upgrades that range from the brand new floors, to the high end light fixtures that hang over the kitchens imported Quartz counter top! The bathrooms have also been renovated to perfection.

17. 2022-07-21
    historical Backups 298-char remark

    Show marketing remark (298 chars)

    Upgrades Galore! This amazing double lot tropical pool home can be your slice of paradise! This home offers upgrades that range from the brand new floors, to the high end light fixtures that hang over the kitchens imported Quartz counter top! The bathrooms have also been renovated to perfection.

18. 2022-07-08
    listed $439,900 Active 298-char remark

    Show marketing remark (298 chars)

    Upgrades Galore! This amazing double lot tropical pool home can be your slice of paradise! This home offers upgrades that range from the brand new floors, to the high end light fixtures that hang over the kitchens imported Quartz counter top! The bathrooms have also been renovated to perfection.

19. 2022-03-29
    soldstatus $210,000
20. 2002-08-30
    soldstatus $52,000
21. 1990-08-01
    soldstatus $54,000
22. 1987-12-01
    soldstatus $70,000
23. 1981-12-01
    soldstatus $57,500

ⓘ 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: $5,562 · $463/mo
• Projected year-2 tax: $5,562 · $463/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 21 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: $26,771
• − Mortgage interest: −$17,925
• − Property taxes: −$5,562
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − Depreciation: −$9,309
• Taxable loss: −$11,908
• Est. tax savings @ 24.0%: +$2,858
• After-tax cash flow: $-3,292/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

+456.5% since first listed

19 events — show timeline

• 2026-04-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $320,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-24 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-10-16 Pending — Stellar MLS as Distributed by MLS Grid
• 2025-08-26 Price Changed $389,900 Stellar MLS as Distributed by MLS Grid
• 2025-08-21 Relisted — Stellar MLS as Distributed by MLS Grid
• 2025-08-21 Price Changed $399,900 Stellar MLS as Distributed by MLS Grid
• 2025-05-21 Listed $300,000 Stellar MLS as Distributed by MLS Grid
• 2022-09-09 Sold (Public Records) $439,900 Public Records
• 2022-08-23 Sold (MLS) $439,900 SCMLS
• 2022-07-27 Contingent — SCMLS
• 2022-07-23 Relisted — SCMLS
• 2022-07-21 Contingent — SCMLS
• 2022-07-08 Listed $439,900 SCMLS
• 2022-03-29 Sold (Public Records) $210,000 Public Records
• 2002-08-30 Sold (Public Records) $52,000 Public Records
• 1990-08-01 Sold (Public Records) $54,000 Public Records
• 1987-12-01 Sold (Public Records) $70,000 Public Records
• 1981-12-01 Sold (Public Records) $57,500 Public Records

Property tax history

+19.1%/yr

Latest (2025): $5,562 · +2.3% YoY. Source: county tax records.