823 Hunters Creek Dr · West Melbourne, FL 32904

$344,900

4 bd · 2.0 ba · 1,780 sqft · SingleFamily public records · 10 Days on market

Built 1996 0.25 ac lot $22/mo HOA · 1% 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).

• Cash flow +11.6/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.1/5.0
• DSCR +3.4/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom pool home on a wooded lot with vaulted ceilings and an open layout. Features a privacy-fenced yard, sparkling resurfaced pool, wood deck shaded by a large oak, and updated kitchen appliances. Wood and tile floors in main areas, carpeted bedrooms, bonus room, and indoor utility room. Conveniently located near I-95, shopping and the airport. New roof 2018. Easy to show.

Key facts

• Screened pool
• Split floor plan
• Large fenced yard

Tags

• SPLIT FLOOR PLAN
• FLEXIBLE BONUS ROOM
• SCREENED POOL
• LARGE FENCED YARD
• EXCEPTIONAL PRIVACY
• MAJOR UPDATES

Property features AI

Finance

• HOA & community: Part of Hunters Creek HOA; Annual association fee of $250; Association amenities: None listed

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public sewer; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Single family residence; One story; North-facing
• Construction: Stucco construction; Shingle roof; Built with typical foundation (details not provided)
• Exterior features: Private in-ground pool (fenced); Covered patio/porch; Backyard with privacy wood fencing; Gazebo; Cleared lot; City street frontage; Asphalt/paved road access

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Breakfast bar / eat-in space
• Bedrooms: 4 bedrooms (all on main level)
• Flooring: Concrete; Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Heating and cooling present
• Interior features: Breakfast bar; Eat-in kitchen; Primary bathroom with shower (no tub); Smart thermostat; Walk-in closets; Accessible doors
• Laundry & utility: In-unit washer and dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $326k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (22.2% below list).
• Recommended offer: $268k (22.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#73 in FL, #1,214 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety 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: Roy Allen Elementary School (math 63% / reading 60%, grade B, #634 of 2,144 statewide, top 30%, 598 students, 55% FRL); Central Middle School (math 50% / reading 48%, grade C-, #265 of 571 statewide, top 48%, 1,127 students, 53% FRL); Melbourne Senior High School (math 43% / reading 57%, grade D+, #175 of 667 statewide, top 27%, 2,249 students, 31% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: Rents soft (-0.3%/yr); 304 active listings in the ZIP; 12 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 36% of the median local income ($91k/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 $10k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 21y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $242k; 42% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $268,396 (22.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.78% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.27×
• Total profit: $-70,465
• Equity at exit: $51,426

10-year hold

• IRR: -24.0%
• Equity multiple: -0.04×
• Total profit: $-100,557
• Equity at exit: $29,821

Cash invested: $96,572 (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 32904

• Rents YoY: -0.3%
• Active inventory: 304
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,684 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$250 /mo · $3,005/yr
• Insurance: −$144
• HOA: −$22
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $-104

Break-even live

Break-even rent $2,816

Max offer price $326,445

Occupancy floor 99%

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: $86,225
• Closing costs: $10,347
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7749 Greenboro Dr Melbourne, FL	3.0	2.0	1954	$3,300	$1.69	14d	1	0.41mi
1640 Vista Lake Cir Melbourne, FL	4.0	2.5	2368	$2,850	$1.20	23d	1	0.73mi
9045 York Ln Unit 15E Melbourne, FL	3.0	2.0	1320	$1,900	$1.44	23d	1	1.08mi
3750 Aria Dr Melbourne, FL	3.0	2.0	1542	$2,250	$1.46	14d	1	1.09mi
197 Dayton Blvd Melbourne Village, FL	3.0	2.5	1656	$2,500	$1.51	23d	1	1.15mi
195 Dayton Blvd Melbourne, FL	3.0	2.5	1656	$2,500	$1.51	23d	1	1.16mi
193 Dayton Blvd Melbourne Village, FL	3.0	2.5	1656	$2,500	$1.51	23d	1	1.16mi
325 Lago Cir West Melbourne, FL	1.0–3.0	1.0–2.0	954	$1,998	$2.09	13d	28	1.25mi
4063 Palladian Way Melbourne, FL	4.0	2.0	1822	$2,300	$1.26	23d	1	1.39mi
282 W Laila Dr Melbourne, FL	4.0	2.0	1732	$2,499	$1.44	23d	1	1.45mi
8555 Henry Ave Melbourne, FL	4.0	3.0	2105	$2,700	$1.28	14d	1	1.49mi
220 Belgian Dr Melbourne, FL	1.0–3.0	1.0–2.0	1104	$2,022	$1.83	2d	37	1.49mi

HOA detail

• Monthly dues: $22 · $264/yr
• Likely covers: pool

Listing history 36 events

1. 2026-06-18
   days on market $344,900 Active 10 DOM
2. 2026-06-17
   days on market $344,900 Active 9 DOM
3. 2026-06-16
   days on market $344,900 Active 8 DOM
4. 2026-06-15
   days on market $344,900 Active 7 DOM
5. 2026-06-14
   days on market $344,900 Active 5 DOM
6. 2026-06-10
   days on market $344,900 Active 2 DOM
7. 2026-06-09
   pricedays on marketlisting id $344,900 Active 1 DOM
8. 2026-05-08
   price $339,100
9. 2026-04-28
   price $344,999
10. 2026-04-27
    status Active
11. 2026-04-27
    price $349,900
12. 2026-04-08
    historical
13. 2026-03-05
    price $344,999
14. 2026-03-03
    price $349,999
15. 2026-02-25
    price $354,999
16. 2026-02-13
    listed $364,999 Active
17. 2026-01-27
    historical 389-char remark

    Show marketing remark (389 chars)

    Spacious 4-bedroom pool home on a wooded lot with vaulted ceilings and an open layout. Features a privacy-fenced yard, sparkling resurfaced pool, wood deck shaded by a large oak, and updated kitchen appliances. Wood and tile floors in main areas, carpeted bedrooms, bonus room, and indoor utility room. Conveniently located near I-95, shopping and the airport. New roof 2018. Easy to show.

18. 2025-12-22
    price $389,000 389-char remark

    Show marketing remark (389 chars)

    Spacious 4-bedroom pool home on a wooded lot with vaulted ceilings and an open layout. Features a privacy-fenced yard, sparkling resurfaced pool, wood deck shaded by a large oak, and updated kitchen appliances. Wood and tile floors in main areas, carpeted bedrooms, bonus room, and indoor utility room. Conveniently located near I-95, shopping and the airport. New roof 2018. Easy to show.

19. 2025-12-11
    price $395,000 389-char remark

    Show marketing remark (389 chars)

    Spacious 4-bedroom pool home on a wooded lot with vaulted ceilings and an open layout. Features a privacy-fenced yard, sparkling resurfaced pool, wood deck shaded by a large oak, and updated kitchen appliances. Wood and tile floors in main areas, carpeted bedrooms, bonus room, and indoor utility room. Conveniently located near I-95, shopping and the airport. New roof 2018. Easy to show.

20. 2025-11-06
    price $404,000 389-char remark

    Show marketing remark (389 chars)

    Spacious 4-bedroom pool home on a wooded lot with vaulted ceilings and an open layout. Features a privacy-fenced yard, sparkling resurfaced pool, wood deck shaded by a large oak, and updated kitchen appliances. Wood and tile floors in main areas, carpeted bedrooms, bonus room, and indoor utility room. Conveniently located near I-95, shopping and the airport. New roof 2018. Easy to show.

21. 2025-10-24
    price $409,000 389-char remark

    Show marketing remark (389 chars)

    Spacious 4-bedroom pool home on a wooded lot with vaulted ceilings and an open layout. Features a privacy-fenced yard, sparkling resurfaced pool, wood deck shaded by a large oak, and updated kitchen appliances. Wood and tile floors in main areas, carpeted bedrooms, bonus room, and indoor utility room. Conveniently located near I-95, shopping and the airport. New roof 2018. Easy to show.

22. 2025-10-23
    price $400,000 389-char remark

    Show marketing remark (389 chars)

    Spacious 4-bedroom pool home on a wooded lot with vaulted ceilings and an open layout. Features a privacy-fenced yard, sparkling resurfaced pool, wood deck shaded by a large oak, and updated kitchen appliances. Wood and tile floors in main areas, carpeted bedrooms, bonus room, and indoor utility room. Conveniently located near I-95, shopping and the airport. New roof 2018. Easy to show.

23. 2025-10-08
    listed $410,000 Active 389-char remark

    Show marketing remark (389 chars)

    Spacious 4-bedroom pool home on a wooded lot with vaulted ceilings and an open layout. Features a privacy-fenced yard, sparkling resurfaced pool, wood deck shaded by a large oak, and updated kitchen appliances. Wood and tile floors in main areas, carpeted bedrooms, bonus room, and indoor utility room. Conveniently located near I-95, shopping and the airport. New roof 2018. Easy to show.

24. 2019-09-23
    soldstatus $242,500
25. 2019-09-20
    soldstatus $242,500 504-char remark

    Show marketing remark (504 chars)

    SPACIOUS 4 bedroom pool home on nicely wooded lot. Convenient location with easy access to main shopping areas, I-95 and the airport. Features a privacy fenced yard with sparkling pool and a wood deck below a large oak tree. Interior has vaulted ceilings, wood and ceramic tile floors in main living areas and carpet in the bedrooms, living room, dining area, family room, indoor utility room, bonus room, updated appliances, pool was resurfaced in 2014. BRAND NEW ROOF 2018. EASY TO SHOW! VACANT ON ELB

26. 2019-07-01
    listed $242,500 504-char remark

    Show marketing remark (504 chars)

    SPACIOUS 4 bedroom pool home on nicely wooded lot. Convenient location with easy access to main shopping areas, I-95 and the airport. Features a privacy fenced yard with sparkling pool and a wood deck below a large oak tree. Interior has vaulted ceilings, wood and ceramic tile floors in main living areas and carpet in the bedrooms, living room, dining area, family room, indoor utility room, bonus room, updated appliances, pool was resurfaced in 2014. BRAND NEW ROOF 2018. EASY TO SHOW! VACANT ON ELB

27. 2018-07-02
    historical
28. 2017-04-29
    listed $242,500
29. 2016-08-16
    historical
30. 2016-08-16
    historical
31. 2014-09-30
    soldstatus $136,500
32. 2014-05-31
    listed $145,400
33. 2006-09-27
    listed $269,900
34. 2005-12-14
    listed $279,900
35. 2005-06-01
    soldstatus $255,000
36. 1995-11-08
    soldstatus $25,600

ⓘ 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: $3,005 · $250/mo
• Projected year-2 tax: $3,005 · $250/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $32,208
• − Mortgage interest: −$19,320
• − Property taxes: −$3,005
• − Insurance: −$1,724
• − Repairs & maintenance: −$2,577
• − Management: −$2,577
• − HOA: −$264
• − Depreciation: −$10,033
• Taxable loss: −$7,292
• Est. tax savings @ 24.0%: +$1,750
• After-tax cash flow: $496/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 — West Melbourne

• Score: 82/100
• State rank: #73
• US rank: #1214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Melbourne, FL
• County: Brevard County · 602,871 people
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 37,241
• Household income: $90,673
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 597.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 10% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 2% Chinese 2%

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: ▼ -195.98%
• Current HPI: 304.2546
• Rent YoY: ▼ -0.32%
• 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

+1224.6% since first listed

29 events — show timeline

• 2026-05-08 Price Changed $339,100 SCMLS
• 2026-04-28 Price Changed $344,999 SCMLS
• 2026-04-27 Relisted — SCMLS
• 2026-04-27 Price Changed $349,900 SCMLS
• 2026-04-08 Listing Removed — SCMLS
• 2026-03-05 Price Changed $344,999 SCMLS
• 2026-03-03 Price Changed $349,999 SCMLS
• 2026-02-25 Price Changed $354,999 SCMLS
• 2026-02-13 Listed $364,999 SCMLS
• 2026-01-27 Listing Removed — SCMLS
• 2025-12-22 Price Changed $389,000 SCMLS
• 2025-12-11 Price Changed $395,000 SCMLS
• 2025-11-06 Price Changed $404,000 SCMLS
• 2025-10-24 Price Changed $409,000 SCMLS
• 2025-10-23 Price Changed $400,000 SCMLS
• 2025-10-08 Listed $410,000 SCMLS
• 2019-09-23 Sold (Public Records) $242,500 Public Records
• 2019-09-20 Sold (MLS) $242,500 SCMLS
• 2019-07-01 Listed $242,500 SCMLS
• 2018-07-02 Listing Removed — SCMLS
• 2017-04-29 Listed $242,500 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2014-09-30 Sold (MLS) $136,500 SCMLS
• 2014-05-31 Listed $145,400 SCMLS
• 2006-09-27 Listed $269,900 SCMLS
• 2005-12-14 Listed $279,900 SCMLS
• 2005-06-01 Sold (Public Records) $255,000 Public Records
• 1995-11-08 Sold (Public Records) $25,600 Public Records

Property tax history

+2.1%/yr

Latest (2025): $3,005 · +7.1% YoY. Source: county tax records.