740 Acadia Ct SE · Palm Bay, FL 32909

$362,500

4 bd · 2.0 ba · 1,918 sqft · SingleFamily public records · 66 Days on market

Built 2021 6,534 sqft lot $70/mo HOA · 3% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.5/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This 4 Bedroom 2 Bath home offers 1,908 sq. ft. living space. The floor plan has been extended for Extra living area, with a covered Lanai added for Extra shade on those long hot summer days. Located in a GATED Community within Bayside Lakes This home features granite countertops, Bright and White cabinets with crown molding, upgraded SS appliances including refrigerator, and Washer Dryer, along with Window Blinds and ceramic tile added in all living areas except bedrooms. Home also The Family room is very open to the Kitchen, and with the Extended area, is VERY roomy!, 2 car garage, covered lanai, on a home site that backs up to a canal for extra privacy! The community will have its own pool, Cabana, and tot lot, and also gives access to the Bayside Lakes clubhouse and amenities

Key facts

• No rear neighbors
• Ample living areas
• Natural light

Tags

• SCREEN-ENCLOSED BACK PATIO
• NO REAR NEIGHBORS
• UPGRADED DAY NIGHT LIGHTING
• SPACIOUS FUNCTIONAL FLOOR PLAN
• AMPLE LIVING AREAS
• NATURAL LIGHT

Property features AI

Finance

• HOA & community: Homeowners association (The Preserves at Stonebriar - Phase 1); Quarterly HOA fee; Community amenities: clubhouse, fitness center, sauna, tennis courts, basketball court

Exterior

• Parking: Attached garage with automatic door; 2-car garage
• Utilities: Public sewer; Cable available; Electricity available; Water available
• Home design: Single-family home; One story; Faces east
• Construction: Block, concrete, and stucco construction; Shingle roof
• Exterior features: Patio with screened porch; Located on a cul-de-sac

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Kitchen island; Pantry; Split-bedroom layout; Walk-in closets
• Laundry & utility: Unfurnished (no built-in washer/dryer listed)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $362k.

Deal economics

• At list price, monthly cash flow is $-777 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (37.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (37.4% below list).
• Recommended offer: $225k (37.9% below list) — sets the bar for cash-flow.

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 (+3.7%/yr); 1111 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% 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 $39k of equity ($3k loan paydown + $36k 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 ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($341k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $273k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,233 (37.9% 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 66 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 3.72%
• Cash-on-cash: -9.19%
• DSCR: 0.59
• GRM: 13.3

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: 18.0%
• Equity multiple: 2.47×
• Total profit: $149,551
• Equity at exit: $326,569

10-year hold

• IRR: 17.0%
• Equity multiple: 5.76×
• Total profit: $482,679
• Equity at exit: $704,258

Cash invested: $101,500 (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: 1111
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,269 high
• Mortgage (P&I): −$1,901
• Tax from tax record: −$447 /mo · $5,370/yr
• Insurance: −$151
• HOA: −$70
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-777

Break-even live

Break-even rent $3,253

Max offer price $225,233

Occupancy floor —

Sensitivity live

Price	-10% $-572	-5% $-674	+0% $-777	+5% $-880	+10% $-982
Rent	-10% $-956	-5% $-867	+0% $-777	+5% $-687	+10% $-598
Rate	-1.0pp $-594	-0.5pp $-685	base $-777	+0.5pp $-871	+1.0pp $-967

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: $90,625
• Closing costs: $10,875
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2250 Chinaberry Cir SE Palm Bay, FL	3.0	2.0	1669	$1,995	$1.20	24d	1	0.10mi
978 Remington Green Dr SE Palm Bay, FL	4.0	2.0	1830	$2,200	$1.20	24d	1	0.22mi
402 Breckenridge Cir SE Palm Bay, FL	3.0	2.0	1960	$2,200	$1.12	24d	1	0.71mi
830 Painesville St SE Palm Bay, FL	3.0	2.0	2029	$2,220	$1.09	14d	1	0.73mi
1224 Dillard Dr SE Palm Bay, FL	3.0	2.0	1770	$2,336	$1.32	14d	1	0.73mi
590 Trymore Dr SE Palm Bay, FL	4.0	2.0	1873	$2,250	$1.20	15d	1	0.74mi
2691 Tepee Ave SE Palm Bay, FL	4.0	2.0	1833	$2,040	$1.11	22d	1	0.91mi
2036 Walsh Ave SE Palm Bay, FL	3.0	2.0	1331	$1,930	$1.45	24d	1	0.97mi
1165 Rabbit St SE Palm Bay, FL	3.0	2.0	1994	$1,895	$0.95	20d	1	1.03mi
555 Gagnon St SE Palm Bay, FL	4.0	3.0	2373	$2,400	$1.01	24d	1	1.07mi
1150 Tiger St SE Palm Bay, FL	3.0	2.0	1690	$1,950	$1.15	15d	1	1.16mi
543 Reading St SE Palm Bay, FL	4.0	2.0	1833	$2,010	$1.10	22d	1	1.19mi
1068 Saint Johns St SE Palm Bay, FL	3.0	2.0	1332	$2,000	$1.50	24d	1	1.21mi
2749 Freehold Ave SE Palm Bay, FL	3.0	2.0	1386	$1,800	$1.30	24d	1	1.23mi
2910 Emerson Dr SE Palm Bay, FL	3.0	2.0	1700	$1,950	$1.15	15d	1	1.24mi
1454 Graves St SE Palm Bay, FL	3.0	2.0	1621	$2,100	$1.30	15d	1	1.31mi
1198 Venus St SE Palm Bay, FL	3.0	2.0	1535	$1,961	$1.28	22d	1	1.32mi
2785 Gabboys Ave SE Palm Bay, FL	3.0	2.0	1475	$1,849	$1.25	24d	1	1.33mi
1517 Wacker Ave SE Palm Bay, FL	4.0	2.0	1775	$2,200	$1.24	24d	1	1.40mi
160 Dailey St SE Palm Bay, FL	4.0	2.0	1795	$2,275	$1.27	24d	1	1.42mi
486 Dadeville St SE Palm Bay, FL	4.0	2.0	1833	$1,995	$1.09	15d	1	1.45mi
1406 Martinez St SE Palm Bay, FL	4.0	2.0	2083	$2,100	$1.01	24d	1	1.45mi
1416 Martinez St SE Palm Bay, FL	3.0	2.0	1747	$2,000	$1.14	15d	1	1.47mi
1150 Raoul St SE Palm Bay, FL	4.0	2.0	1787	$2,300	$1.29	24d	1	1.48mi

HOA detail

• Monthly dues: $70 · $840/yr
• Likely covers: poolsecurity

Listing history 27 events

1. 2026-06-18
   days on market $362,500 Active 66 DOM
2. 2026-06-17
   days on market $362,500 Active 65 DOM
3. 2026-06-16
   days on market $362,500 Active 64 DOM
4. 2026-06-15
   days on market $362,500 Active 63 DOM
5. 2026-06-14
   days on market $362,500 Active 61 DOM
6. 2026-06-10
   days on market $362,500 Active 58 DOM
7. 2026-06-08
   days on market $362,500 Active 56 DOM
8. 2026-06-07
   days on market $362,500 Active 55 DOM
9. 2026-06-05
   days on market $362,500 Active 52 DOM
10. 2026-06-03
    days on market $362,500 Active 51 DOM
11. 2026-06-02
    pricedays on market $362,500 Active 50 DOM
12. 2026-06-01
    days on market $363,500 Active 49 DOM
13. 2026-05-31
    days on market $363,500 Active 48 DOM
14. 2026-05-31
    days on market $363,500 Active 47 DOM
15. 2026-05-13
    price $363,500
16. 2026-04-20
    price $365,000
17. 2026-04-13
    listed $369,276 Active
18. 2025-12-25
    historical $2,300
19. 2025-10-11
    price $2,300
20. 2025-06-28
    listed $2,400
21. 2024-06-26
    historical $2,400
22. 2024-04-01
    listed $2,400
23. 2021-10-29
    soldstatus $273,085 Closed 790-char remark

    Show marketing remark (790 chars)

    This 4 Bedroom 2 Bath home offers 1,908 sq. ft. living space. The floor plan has been extended for Extra living area, with a covered Lanai added for Extra shade on those long hot summer days. Located in a GATED Community within Bayside Lakes This home features granite countertops, Bright and White cabinets with crown molding, upgraded SS appliances including refrigerator, and Washer Dryer, along with Window Blinds and ceramic tile added in all living areas except bedrooms. Home also The Family room is very open to the Kitchen, and with the Extended area, is VERY roomy!, 2 car garage, covered lanai, on a home site that backs up to a canal for extra privacy! The community will have its own pool, Cabana, and tot lot, and also gives access to the Bayside Lakes clubhouse and amenities

24. 2021-02-08
    historical Contingent 790-char remark

    Show marketing remark (790 chars)

    This 4 Bedroom 2 Bath home offers 1,908 sq. ft. living space. The floor plan has been extended for Extra living area, with a covered Lanai added for Extra shade on those long hot summer days. Located in a GATED Community within Bayside Lakes This home features granite countertops, Bright and White cabinets with crown molding, upgraded SS appliances including refrigerator, and Washer Dryer, along with Window Blinds and ceramic tile added in all living areas except bedrooms. Home also The Family room is very open to the Kitchen, and with the Extended area, is VERY roomy!, 2 car garage, covered lanai, on a home site that backs up to a canal for extra privacy! The community will have its own pool, Cabana, and tot lot, and also gives access to the Bayside Lakes clubhouse and amenities

25. 2021-02-01
    price $278,085 790-char remark

    Show marketing remark (790 chars)

    This 4 Bedroom 2 Bath home offers 1,908 sq. ft. living space. The floor plan has been extended for Extra living area, with a covered Lanai added for Extra shade on those long hot summer days. Located in a GATED Community within Bayside Lakes This home features granite countertops, Bright and White cabinets with crown molding, upgraded SS appliances including refrigerator, and Washer Dryer, along with Window Blinds and ceramic tile added in all living areas except bedrooms. Home also The Family room is very open to the Kitchen, and with the Extended area, is VERY roomy!, 2 car garage, covered lanai, on a home site that backs up to a canal for extra privacy! The community will have its own pool, Cabana, and tot lot, and also gives access to the Bayside Lakes clubhouse and amenities

26. 2021-01-22
    listed $273,085 Active 790-char remark

    Show marketing remark (790 chars)

    This 4 Bedroom 2 Bath home offers 1,908 sq. ft. living space. The floor plan has been extended for Extra living area, with a covered Lanai added for Extra shade on those long hot summer days. Located in a GATED Community within Bayside Lakes This home features granite countertops, Bright and White cabinets with crown molding, upgraded SS appliances including refrigerator, and Washer Dryer, along with Window Blinds and ceramic tile added in all living areas except bedrooms. Home also The Family room is very open to the Kitchen, and with the Extended area, is VERY roomy!, 2 car garage, covered lanai, on a home site that backs up to a canal for extra privacy! The community will have its own pool, Cabana, and tot lot, and also gives access to the Bayside Lakes clubhouse and amenities

27. 2020-02-25
    soldstatus $929,400

ⓘ 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: $5,370 · $447/mo
• Projected year-2 tax: $5,370 · $447/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 22 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: $27,228
• − Mortgage interest: −$20,306
• − Property taxes: −$5,370
• − Insurance: −$1,812
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − HOA: −$840
• − Depreciation: −$10,545
• Taxable loss: −$16,002
• Est. tax savings @ 24.0%: +$3,841
• After-tax cash flow: $-5,484/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

-60.9% since first listed

13 events — show timeline

• 2026-05-13 Price Changed $363,500 SCMLS
• 2026-04-20 Price Changed $365,000 SCMLS
• 2026-04-13 Listed $369,276 SCMLS
• 2025-12-25 Rental Removed $2,300 SCMLS
• 2025-10-11 Price Changed $2,300 SCMLS
• 2025-06-28 Listed for Rent $2,400 SCMLS
• 2024-06-26 Rental Removed $2,400 SCMLS
• 2024-04-01 Listed for Rent $2,400 SCMLS
• 2021-10-29 Sold (MLS) $273,085 SCMLS
• 2021-02-08 Contingent — SCMLS
• 2021-02-01 Price Changed $278,085 SCMLS
• 2021-01-22 Listed $273,085 SCMLS
• 2020-02-25 Sold (Public Records) $929,400 Public Records

Property tax history

+43.2%/yr

Latest (2025): $5,370 · -7.4% YoY. Source: county tax records.