1456 Saxony Rd SW · Palm Bay, FL 32908

$265,000

2 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 352 Days on market

Built 1986 10,454 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 +11.1/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• DSCR +3.2/10.0
• Rent growth +2.8/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * Multiple Offers Received - Highest & Best by 5:00pm Aug 26, 2022 * * * Remodeled in 2017, this MOVE IN READY home recently had the interior freshly repainted. Updated kitchen features solid wood cabinets, granite countertops and newer appliances. The main areas have ceramic tile floors while the bedrooms have either carpet or luxury vinyl plank flooring. The glass French doors open to the patio while allowing plenty of light to fill the dining area. The metal roof was installed in 2016 and a new HVAC in 2017. The seller had the backyard 1/2 fenced for his pet dog. The remaining backyard is still very roomy with mature shade trees. This seller is so confident that you will have no worries when buying this home that he will include a 1 year BFS deluxe home warranty!

Key facts

• Solid wood cabinets
• Newer appliances
• Updated kitchen

Tags

• NEW WINDOWS
• UPDATED KITCHEN
• SOLID WOOD CABINETS
• GRANITE COUNTERTOPS
• NEWER APPLIANCES
• CERAMIC TILE FLOORS

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 garage space)
• Utilities: Septic tank; Electricity connected
• Home design: Single family residence; Faces northeast
• Construction: Frame construction with wood siding; Metal roof; Pets allowed
• Exterior features: Patio; Asphalt road access; Lot described as 'Other'

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floor plan; Primary bathroom with tub and shower; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (24.9% below list).
• Recommended offer: $199k (24.9% 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); 1039 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

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

• It's been on market 352 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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.

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 $198,954 (24.9% 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 352 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.75% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 11.1

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: -21.0%
• Equity multiple: 0.28×
• Total profit: $-53,199
• Equity at exit: $39,512

10-year hold

• IRR: -18.4%
• Equity multiple: 0.07×
• Total profit: $-68,720
• Equity at exit: $22,912

Cash invested: $74,200 (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: 1039
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,990 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$179 /mo · $2,146/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-107

Break-even live

Break-even rent $2,125

Max offer price $246,063

Occupancy floor —

Sensitivity live

Price	-10% $43	-5% $-32	+0% $-107	+5% $-182	+10% $-257
Rent	-10% $-264	-5% $-186	+0% $-107	+5% $-29	+10% $50
Rate	-1.0pp $26	-0.5pp $-40	base $-107	+0.5pp $-176	+1.0pp $-246

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1072 Genesee Ave SE Palm Bay, FL	3.0	2.0	1004	$1,855	$1.85	26d	1	0.85mi
914 Caligula Ave SE Palm Bay, FL	3.0	2.0	1371	$1,841	$1.34	16d	1	1.04mi
931 Commerce Rd SE Palm Bay, FL	3.0	2.0	1068	$2,300	$2.15	26d	1	1.12mi
857 Buchanan Ave SE Palm Bay, FL	3.0	2.0	1257	$1,950	$1.55	26d	1	1.23mi
431 Brantley St SE Palm Bay, FL	3.0	2.0	1326	$2,050	$1.55	21d	1	1.30mi
726 Scotten Ave SW Palm Bay, FL	3.0	2.0	1443	$1,970	$1.37	16d	1	1.40mi
818 Seven Gables Cir SE Palm Bay, FL	3.0	2.0	1490	$1,795	$1.20	26d	1	1.45mi
822 Seven Gables Cir SE Palm Bay, FL	3.0	2.0	1474	$1,835	$1.24	26d	1	1.45mi
710 Avalon St SE Palm Bay, FL	3.0	2.0	1378	$1,995	$1.45	26d	1	1.49mi

Listing history 36 events

1. 2026-06-22
   days on market $265,000 Active 352 DOM
2. 2026-06-18
   days on market $265,000 Active 349 DOM
3. 2026-06-17
   days on market $265,000 Active 348 DOM
4. 2026-06-16
   days on market $265,000 Active 347 DOM
5. 2026-06-15
   days on market $265,000 Active 346 DOM
6. 2026-06-14
   days on market $265,000 Active 344 DOM
7. 2026-06-10
   days on market $265,000 Active 341 DOM
8. 2026-06-08
   days on market $265,000 Active 339 DOM
9. 2026-06-07
   days on market $265,000 Active 338 DOM
10. 2026-06-05
    days on market $265,000 Active 335 DOM
11. 2026-06-03
    days on market $265,000 Active 334 DOM
12. 2026-06-02
    days on market $265,000 Active 333 DOM
13. 2026-06-01
    days on market $265,000 Active 332 DOM
14. 2026-05-31
    days on market $265,000 Active 331 DOM
15. 2026-05-31
    days on market $265,000 Active 330 DOM
16. 2026-05-21
    status Active
17. 2026-05-20
    historical
18. 2026-02-23
    price $265,000
19. 2026-01-29
    price $250,000
20. 2025-10-08
    price $260,000
21. 2025-07-03
    listed $275,000 Active
22. 2022-10-26
    soldstatus $260,000
23. 2022-10-19
    soldstatus $260,000 Closed 791-char remark

    Show marketing remark (392 chars)

    MOVE IN READY home. Interior freshly repainted. Updated kitchen - solid wood cabinets, granite countertops. Main areas have ceramic tile floors, bedrooms have either carpet or LVP flooring. Glass French doors open to the patio allowing plenty of light. Metal roof in 2016 & AC in 2017. Backyard 1/2 fenced. Remaining backyard is very roomy with mature shade trees. 1 year home warranty!

24. 2022-10-19
    soldstatus $260,000 Closed 392-char remark

    Show marketing remark (392 chars)

    MOVE IN READY home. Interior freshly repainted. Updated kitchen - solid wood cabinets, granite countertops. Main areas have ceramic tile floors, bedrooms have either carpet or LVP flooring. Glass French doors open to the patio allowing plenty of light. Metal roof in 2016 & AC in 2017. Backyard 1/2 fenced. Remaining backyard is very roomy with mature shade trees. 1 year home warranty!

25. 2022-09-26
    historical Contingent 791-char remark

    Show marketing remark (791 chars)

    * * * Multiple Offers Received - Highest & Best by 5:00pm Aug 26, 2022 * * * Remodeled in 2017, this MOVE IN READY home recently had the interior freshly repainted. Updated kitchen features solid wood cabinets, granite countertops and newer appliances. The main areas have ceramic tile floors while the bedrooms have either carpet or luxury vinyl plank flooring. The glass French doors open to the patio while allowing plenty of light to fill the dining area. The metal roof was installed in 2016 and a new HVAC in 2017. The seller had the backyard 1/2 fenced for his pet dog. The remaining backyard is still very roomy with mature shade trees. This seller is so confident that you will have no worries when buying this home that he will include a 1 year BFS deluxe home warranty!

26. 2022-09-21
    price $260,000 392-char remark

    Show marketing remark (791 chars)

    * * * Multiple Offers Received - Highest & Best by 5:00pm Aug 26, 2022 * * * Remodeled in 2017, this MOVE IN READY home recently had the interior freshly repainted. Updated kitchen features solid wood cabinets, granite countertops and newer appliances. The main areas have ceramic tile floors while the bedrooms have either carpet or luxury vinyl plank flooring. The glass French doors open to the patio while allowing plenty of light to fill the dining area. The metal roof was installed in 2016 and a new HVAC in 2017. The seller had the backyard 1/2 fenced for his pet dog. The remaining backyard is still very roomy with mature shade trees. This seller is so confident that you will have no worries when buying this home that he will include a 1 year BFS deluxe home warranty!

27. 2022-09-21
    status Active 791-char remark

    Show marketing remark (791 chars)

    * * * Multiple Offers Received - Highest & Best by 5:00pm Aug 26, 2022 * * * Remodeled in 2017, this MOVE IN READY home recently had the interior freshly repainted. Updated kitchen features solid wood cabinets, granite countertops and newer appliances. The main areas have ceramic tile floors while the bedrooms have either carpet or luxury vinyl plank flooring. The glass French doors open to the patio while allowing plenty of light to fill the dining area. The metal roof was installed in 2016 and a new HVAC in 2017. The seller had the backyard 1/2 fenced for his pet dog. The remaining backyard is still very roomy with mature shade trees. This seller is so confident that you will have no worries when buying this home that he will include a 1 year BFS deluxe home warranty!

28. 2022-09-21
    historical Contingent 791-char remark

    Show marketing remark (791 chars)

    * * * Multiple Offers Received - Highest & Best by 5:00pm Aug 26, 2022 * * * Remodeled in 2017, this MOVE IN READY home recently had the interior freshly repainted. Updated kitchen features solid wood cabinets, granite countertops and newer appliances. The main areas have ceramic tile floors while the bedrooms have either carpet or luxury vinyl plank flooring. The glass French doors open to the patio while allowing plenty of light to fill the dining area. The metal roof was installed in 2016 and a new HVAC in 2017. The seller had the backyard 1/2 fenced for his pet dog. The remaining backyard is still very roomy with mature shade trees. This seller is so confident that you will have no worries when buying this home that he will include a 1 year BFS deluxe home warranty!

29. 2022-09-19
    price $260,000 791-char remark

    Show marketing remark (791 chars)

    * * * Multiple Offers Received - Highest & Best by 5:00pm Aug 26, 2022 * * * Remodeled in 2017, this MOVE IN READY home recently had the interior freshly repainted. Updated kitchen features solid wood cabinets, granite countertops and newer appliances. The main areas have ceramic tile floors while the bedrooms have either carpet or luxury vinyl plank flooring. The glass French doors open to the patio while allowing plenty of light to fill the dining area. The metal roof was installed in 2016 and a new HVAC in 2017. The seller had the backyard 1/2 fenced for his pet dog. The remaining backyard is still very roomy with mature shade trees. This seller is so confident that you will have no worries when buying this home that he will include a 1 year BFS deluxe home warranty!

30. 2022-09-09
    listed $270,000 Active 791-char remark

    Show marketing remark (392 chars)

    MOVE IN READY home. Interior freshly repainted. Updated kitchen - solid wood cabinets, granite countertops. Main areas have ceramic tile floors, bedrooms have either carpet or LVP flooring. Glass French doors open to the patio allowing plenty of light. Metal roof in 2016 & AC in 2017. Backyard 1/2 fenced. Remaining backyard is very roomy with mature shade trees. 1 year home warranty!

31. 2022-09-09
    listed $270,000 Active 392-char remark

    Show marketing remark (392 chars)

    MOVE IN READY home. Interior freshly repainted. Updated kitchen - solid wood cabinets, granite countertops. Main areas have ceramic tile floors, bedrooms have either carpet or LVP flooring. Glass French doors open to the patio allowing plenty of light. Metal roof in 2016 & AC in 2017. Backyard 1/2 fenced. Remaining backyard is very roomy with mature shade trees. 1 year home warranty!

32. 2017-03-09
    soldstatus $121,100
33. 2017-03-01
    soldstatus $121,010
34. 2017-02-09
    listed $124,900
35. 1991-04-01
    soldstatus $38,500
36. 1986-08-01
    soldstatus $51,000

ⓘ 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: $2,146 · $179/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: +$54/yr (+$4/mo · 2.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $23,874
• − Mortgage interest: −$14,844
• − Property taxes: −$2,146
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$7,709
• Taxable loss: −$5,970
• Est. tax savings @ 24.0%: +$1,433
• After-tax cash flow: $146/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

+419.6% since first listed

21 events — show timeline

• 2026-05-21 Relisted — SCMLS
• 2026-05-20 Listing Removed — SCMLS
• 2026-02-23 Price Changed $265,000 SCMLS
• 2026-01-29 Price Changed $250,000 SCMLS
• 2025-10-08 Price Changed $260,000 SCMLS
• 2025-07-03 Listed $275,000 SCMLS
• 2022-10-26 Sold (Public Records) $260,000 Public Records
• 2022-10-19 Sold (MLS) $260,000 RAIRCMLS
• 2022-10-19 Sold (MLS) $260,000 SCMLS
• 2022-09-26 Contingent — SCMLS
• 2022-09-21 Price Changed $260,000 RAIRCMLS
• 2022-09-21 Relisted — SCMLS
• 2022-09-21 Contingent — SCMLS
• 2022-09-19 Price Changed $260,000 SCMLS
• 2022-09-09 Listed $270,000 RAIRCMLS
• 2022-09-09 Listed $270,000 SCMLS
• 2017-03-09 Sold (Public Records) $121,100 Public Records
• 2017-03-01 Sold (MLS) $121,010 SCMLS
• 2017-02-09 Listed $124,900 SCMLS
• 1991-04-01 Sold (Public Records) $38,500 Public Records
• 1986-08-01 Sold (Public Records) $51,000 Public Records

Property tax history

+16.7%/yr

Latest (2025): $2,146 · -4.9% YoY. Source: county tax records.