181 Ferguson St SE · Palm Bay, FL 32909

$400,000

3 bd · 2.5 ba · 2,006 sqft · Land · 295 Days on market

Built 2025 10,019 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Cash flow +4.6/30.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks MLS

MOVE IN READY - NO CLOSING COST LOANS AVAILABLE. Exquisitely Built New Construction with a Pool-Ready Lot. Photos are of a like model and one or more photo(s) has been virtually staged. Nestled in the heart of Palm Bay, this luxurious 4-bedroom, 2.5-bath property is exquisitely built with all of the upgrades. The rare and spacious lot provides the perfect canvas to add the pool of your dreams and create a private backyard retreat. Inside, you will find a wonderfully open floor plan perfect for gatherings and entertaining. The capacious Chef's Kitchen is stylishly equipped with wood cabinets, stainless steel appliances, and ample storage. The contemporary living space is bursting with natural light and a flowing layout that is inviting and relaxing. This beautiful house is full of INCLUDED upgrades: solid wood soft-close cabinets in the kitchen and in the bathrooms, luxury vinyl plank, tiled showers, quartz countertops, 9'4'' ceilings, and 8-foot doors.

Key facts

• Solid wood cabinets
• Primary suite
• Natural light

Tags

• CHEF'S KITCHEN
• SOLID WOOD CABINETS
• STAINLESS STEEL APPLIANCES
• AMPLE STORAGE
• NATURAL LIGHT
• PRIMARY SUITE

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $400k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (36.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (44.3% below list).
• Recommended offer: $223k (44.3% 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: 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); 1123 active listings in the ZIP; 18 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 $43k of equity ($3k loan paydown + $40k 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 ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,633 (44.3% 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 295 days. Have you received any prior offers? Is the seller open to a 44% 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: 0.56% ✗
• Cap rate: 3.28%
• Cash-on-cash: -10.77%
• DSCR: 0.52
• GRM: 15.0

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: 16.9%
• Equity multiple: 2.39×
• Total profit: $155,354
• Equity at exit: $360,352

10-year hold

• IRR: 16.2%
• Equity multiple: 5.56×
• Total profit: $511,070
• Equity at exit: $777,112

Cash invested: $112,000 (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: 15.0×

Monthly cashflow live

• Estimated rent: $2,226 high
• Mortgage (P&I): −$2,098
• Tax est. 1.5%: −$500 /mo · $6,000/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-1,006

Break-even live

Break-even rent $3,499

Max offer price $254,501

Occupancy floor —

Sensitivity live

Price	-10% $-729	-5% $-867	+0% $-1,006	+5% $-1,144	+10% $-1,282
Rent	-10% $-1,181	-5% $-1,093	+0% $-1,006	+5% $-918	+10% $-830
Rate	-1.0pp $-804	-0.5pp $-904	base $-1,006	+0.5pp $-1,109	+1.0pp $-1,215

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
238 Silver Frost St SE Palm Bay, FL	3.0	2.0	1475	$1,849	$1.25	25d	1	0.15mi
286 Silver Frost St SE Palm Bay, FL	4.0	2.0	1833	$1,925	$1.05	16d	1	0.18mi
291 Foley St SE Palm Bay, FL	4.0	2.0	1833	$2,025	$1.10	15d	1	0.28mi
3247 Halblum Ave SE Palm Bay, FL	4.0	3.0	1820	$2,516	$1.38	15d	1	0.44mi
496 Vanguard St SE Palm Bay, FL	3.0	2.0	1666	$2,150	$1.29	25d	1	0.52mi
3270 Framingham Ave SW Palm Bay, FL	4.0	2.0	1856	$2,400	$1.29	25d	1	0.56mi
486 Dadeville St SE Palm Bay, FL	4.0	2.0	1833	$1,995	$1.09	16d	1	0.69mi
2785 Gabboys Ave SE Palm Bay, FL	3.0	2.0	1475	$1,849	$1.25	25d	1	0.75mi
448 Saint Andre Blvd SW Palm Bay, FL	4.0	2.0	2088	$4,000	$1.92	25d	1	0.84mi
160 Dailey St SE Palm Bay, FL	4.0	2.0	1795	$2,275	$1.27	25d	1	0.89mi
543 Reading St SE Palm Bay, FL	4.0	2.0	1833	$2,010	$1.10	23d	1	0.98mi
2650 De Groodt Rd SW Palm Bay, FL	4.0	2.0	1874	$2,350	$1.25	16d	1	1.06mi
555 Gagnon St SE Palm Bay, FL	4.0	3.0	2373	$2,400	$1.01	25d	1	1.07mi
583 Halifax St SW Palm Bay, FL	4.0	2.0	1833	$2,075	$1.13	15d	1	1.12mi
820 Tedder Rd SE Palm Bay, FL	3.0	2.0	1808	$2,000	$1.11	25d	1	1.20mi
590 Trymore Dr SE Palm Bay, FL	4.0	2.0	1873	$2,250	$1.20	16d	1	1.35mi
2691 Tepee Ave SE Palm Bay, FL	4.0	2.0	1833	$2,040	$1.11	23d	1	1.36mi
1224 Dillard Dr SE Palm Bay, FL	3.0	2.0	1770	$2,336	$1.32	15d	1	1.38mi

Listing history 9 events

1. 2026-05-15
   soldstatus $395,000 Closed 966-char remark

   Show marketing remark (966 chars)

   MOVE IN READY - NO CLOSING COST LOANS AVAILABLE. Exquisitely Built New Construction with a Pool-Ready Lot. Photos are of a like model and one or more photo(s) has been virtually staged. Nestled in the heart of Palm Bay, this luxurious 4-bedroom, 2.5-bath property is exquisitely built with all of the upgrades. The rare and spacious lot provides the perfect canvas to add the pool of your dreams and create a private backyard retreat. Inside, you will find a wonderfully open floor plan perfect for gatherings and entertaining. The capacious Chef's Kitchen is stylishly equipped with wood cabinets, stainless steel appliances, and ample storage. The contemporary living space is bursting with natural light and a flowing layout that is inviting and relaxing. This beautiful house is full of INCLUDED upgrades: solid wood soft-close cabinets in the kitchen and in the bathrooms, luxury vinyl plank, tiled showers, quartz countertops, 9'4'' ceilings, and 8-foot doors.

2. 2026-05-01
   soldstatus $395,000
3. 2026-03-17
   status Pending

   Show marketing remark (966 chars)

   MOVE IN READY - NO CLOSING COST LOANS AVAILABLE. Exquisitely Built New Construction with a Pool-Ready Lot. Photos are of a like model and one or more photo(s) has been virtually staged. Nestled in the heart of Palm Bay, this luxurious 4-bedroom, 2.5-bath property is exquisitely built with all of the upgrades. The rare and spacious lot provides the perfect canvas to add the pool of your dreams and create a private backyard retreat. Inside, you will find a wonderfully open floor plan perfect for gatherings and entertaining. The capacious Chef's Kitchen is stylishly equipped with wood cabinets, stainless steel appliances, and ample storage. The contemporary living space is bursting with natural light and a flowing layout that is inviting and relaxing. This beautiful house is full of INCLUDED upgrades: solid wood soft-close cabinets in the kitchen and in the bathrooms, luxury vinyl plank, tiled showers, quartz countertops, 9'4'' ceilings, and 8-foot doors.

4. 2026-03-17
   status Pending 966-char remark

   Show marketing remark (966 chars)

   MOVE IN READY - NO CLOSING COST LOANS AVAILABLE. Exquisitely Built New Construction with a Pool-Ready Lot. Photos are of a like model and one or more photo(s) has been virtually staged. Nestled in the heart of Palm Bay, this luxurious 4-bedroom, 2.5-bath property is exquisitely built with all of the upgrades. The rare and spacious lot provides the perfect canvas to add the pool of your dreams and create a private backyard retreat. Inside, you will find a wonderfully open floor plan perfect for gatherings and entertaining. The capacious Chef's Kitchen is stylishly equipped with wood cabinets, stainless steel appliances, and ample storage. The contemporary living space is bursting with natural light and a flowing layout that is inviting and relaxing. This beautiful house is full of INCLUDED upgrades: solid wood soft-close cabinets in the kitchen and in the bathrooms, luxury vinyl plank, tiled showers, quartz countertops, 9'4'' ceilings, and 8-foot doors.

5. 2026-01-31
   price $395,000 966-char remark

   Show marketing remark (966 chars)

   MOVE IN READY - NO CLOSING COST LOANS AVAILABLE. Exquisitely Built New Construction with a Pool-Ready Lot. Photos are of a like model and one or more photo(s) has been virtually staged. Nestled in the heart of Palm Bay, this luxurious 4-bedroom, 2.5-bath property is exquisitely built with all of the upgrades. The rare and spacious lot provides the perfect canvas to add the pool of your dreams and create a private backyard retreat. Inside, you will find a wonderfully open floor plan perfect for gatherings and entertaining. The capacious Chef's Kitchen is stylishly equipped with wood cabinets, stainless steel appliances, and ample storage. The contemporary living space is bursting with natural light and a flowing layout that is inviting and relaxing. This beautiful house is full of INCLUDED upgrades: solid wood soft-close cabinets in the kitchen and in the bathrooms, luxury vinyl plank, tiled showers, quartz countertops, 9'4'' ceilings, and 8-foot doors.

6. 2026-01-07
   price $398,000 966-char remark

   Show marketing remark (966 chars)

   MOVE IN READY - NO CLOSING COST LOANS AVAILABLE. Exquisitely Built New Construction with a Pool-Ready Lot. Photos are of a like model and one or more photo(s) has been virtually staged. Nestled in the heart of Palm Bay, this luxurious 4-bedroom, 2.5-bath property is exquisitely built with all of the upgrades. The rare and spacious lot provides the perfect canvas to add the pool of your dreams and create a private backyard retreat. Inside, you will find a wonderfully open floor plan perfect for gatherings and entertaining. The capacious Chef's Kitchen is stylishly equipped with wood cabinets, stainless steel appliances, and ample storage. The contemporary living space is bursting with natural light and a flowing layout that is inviting and relaxing. This beautiful house is full of INCLUDED upgrades: solid wood soft-close cabinets in the kitchen and in the bathrooms, luxury vinyl plank, tiled showers, quartz countertops, 9'4'' ceilings, and 8-foot doors.

7. 2025-05-23
   listed $400,000 Active
8. 2025-04-11
   listed $400,000 Active 966-char remark

   Show marketing remark (966 chars)

   MOVE IN READY - NO CLOSING COST LOANS AVAILABLE. Exquisitely Built New Construction with a Pool-Ready Lot. Photos are of a like model and one or more photo(s) has been virtually staged. Nestled in the heart of Palm Bay, this luxurious 4-bedroom, 2.5-bath property is exquisitely built with all of the upgrades. The rare and spacious lot provides the perfect canvas to add the pool of your dreams and create a private backyard retreat. Inside, you will find a wonderfully open floor plan perfect for gatherings and entertaining. The capacious Chef's Kitchen is stylishly equipped with wood cabinets, stainless steel appliances, and ample storage. The contemporary living space is bursting with natural light and a flowing layout that is inviting and relaxing. This beautiful house is full of INCLUDED upgrades: solid wood soft-close cabinets in the kitchen and in the bathrooms, luxury vinyl plank, tiled showers, quartz countertops, 9'4'' ceilings, and 8-foot doors.

9. 2024-07-11
   soldstatus $35,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥106°F today · 17 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: $26,716
• − Mortgage interest: −$22,406
• − Property taxes: −$6,000
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,137
• − Management: −$2,137
• − Depreciation: −$11,636
• Taxable loss: −$19,601
• Est. tax savings @ 24.0%: +$4,704
• After-tax cash flow: $-7,362/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

+1028.6% since first listed

9 events — show timeline

• 2026-05-15 Sold (MLS) $395,000 SCMLS
• 2026-05-01 Sold (Public Records) $395,000 Public Records
• 2026-03-17 Pending — Beaches MLS
• 2026-03-17 Pending — SCMLS
• 2026-01-31 Price Changed $395,000 SCMLS
• 2026-01-07 Price Changed $398,000 SCMLS
• 2025-05-23 Listed $400,000 Beaches MLS
• 2025-04-11 Listed $400,000 SCMLS
• 2024-07-11 Sold (Public Records) $35,000 Public Records

Property tax history

+20.4%/yr

Latest (2025): $658 · +132.7% YoY. Source: county tax records.