4737 Cambridge Dr · Mims, FL 32754

$169,000

3 bd · 2.0 ba · 1,650 sqft · Manufactured public records · 93 Days on market

Built 1988 0.26 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow this is a must see, completely remodeled shows like new. New flooring laminate wood tile and carpet. Upgraded raised panel cabinets, stainless appliances, stone fireplace, huge closed in back porch. custom tiled baths, screened in front porch, inside laundry/mud room, plenty of storage throughout. This home will not last long, move in ready!

Key facts

• Newer roof
• Updated bathrooms
• Updated kitchen

Tags

• NEWER ROOF
• WOOD PLANK TILE FLOORING
• COZY WOOD-BURNING FIREPLACE
• UPDATED KITCHEN
• UPDATED BATHROOMS
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Pets allowed; Unfurnished

Exterior

• Parking: Attached garage; Carport (1 space); RV access/parking
• Utilities: Septic tank; Water connected; Electricity connected; Cable available
• Home design: Manufactured home; One level
• Construction: Frame construction with vinyl siding; Shingle roof
• Exterior features: Patio; Porch with rear, side and screened areas; Cleared lot; Faces south; County road frontage with asphalt road surface

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric)
• Interior features: Breakfast bar; Ceiling fans; Eat-in kitchen; Open floor plan; Primary bathroom with tub and separate shower; Split bedroom layout; Vaulted ceilings; Walk-in closets; Wood-burning fireplace
• Laundry & utility: Washer hookup in unit; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#765 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment 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: Mims Elementary School (math 42% / reading 47%, grade F, #1,288 of 2,144 statewide, top 62%, 462 students, 80% FRL); James Madison Middle School (math 39% / reading 39%, grade F, #381 of 571 statewide, top 67%, 446 students, 65% FRL); Astronaut High School (math 25% / reading 43%, grade F, #394 of 667 statewide, top 60%, 1,112 students, 51% FRL) — zoned schools average 65% FRL vs 43% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 55% district-wide (-16 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: 184 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; list at $169k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $153,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.31% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.78%
• DSCR: 1.84
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.6%
• Equity multiple: 1.42×
• Total profit: $19,725
• Equity at exit: $25,198

10-year hold

• IRR: 19.6%
• Equity multiple: 2.64×
• Total profit: $77,648
• Equity at exit: $14,612

Cash invested: $47,320 (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 32754

• Home prices YoY: -9.4%
• Active inventory: 184
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,206 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$45 /mo · $544/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $741

Break-even live

Break-even rent $1,268

Max offer price $169,000

Occupancy floor 61%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4087 Fitzroy Reef Dr Mims, FL	4.0	2.0	1931	$2,206	$1.14	13d	1	0.74mi

Listing history 23 events

1. 2026-06-18
   days on market $169,000 Active 93 DOM
2. 2026-06-17
   days on market $169,000 Active 92 DOM
3. 2026-06-16
   days on market $169,000 Active 91 DOM
4. 2026-06-15
   days on market $169,000 Active 90 DOM
5. 2026-06-14
   days on market $169,000 Active 88 DOM
6. 2026-06-10
   days on market $169,000 Active 85 DOM
7. 2026-06-09
   price $169,000 Active 83 DOM
8. 2026-06-08
   days on market $175,000 Active 83 DOM
9. 2026-06-07
   days on market $175,000 Active 82 DOM
10. 2026-06-05
    days on market $175,000 Active 79 DOM
11. 2026-06-03
    days on market $175,000 Active 78 DOM
12. 2026-06-02
    days on market $175,000 Active 77 DOM
13. 2026-06-01
    days on market $175,000 Active 76 DOM
14. 2026-05-31
    days on market $175,000 Active 75 DOM
15. 2026-05-31
    days on market $175,000 Active 74 DOM
16. 2026-04-02
    price $175,000
17. 2026-03-17
    listed $185,000 Active
18. 2017-03-30
    soldstatus $86,000 347-char remark

    Show marketing remark (347 chars)

    Wow this is a must see, completely remodeled shows like new. New flooring laminate wood tile and carpet. Upgraded raised panel cabinets, stainless appliances, stone fireplace, huge closed in back porch. custom tiled baths, screened in front porch, inside laundry/mud room, plenty of storage throughout. This home will not last long, move in ready!

19. 2016-08-06
    listed $82,000 347-char remark

    Show marketing remark (347 chars)

    Wow this is a must see, completely remodeled shows like new. New flooring laminate wood tile and carpet. Upgraded raised panel cabinets, stainless appliances, stone fireplace, huge closed in back porch. custom tiled baths, screened in front porch, inside laundry/mud room, plenty of storage throughout. This home will not last long, move in ready!

20. 2007-07-06
    soldstatus $60,000
21. 1992-05-01
    soldstatus $35,800
22. 1988-12-01
    soldstatus $67,000
23. 1987-05-01
    soldstatus $72,000

ⓘ 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: $544 · $45/mo
• Projected year-2 tax: $1,403 · $117/mo
• Expected delta: +$859/yr (+$72/mo · 158.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $26,472
• − Mortgage interest: −$9,467
• − Property taxes: −$544
• − Insurance: −$845
• − Repairs & maintenance: −$2,118
• − Management: −$2,118
• − Depreciation: −$4,916
• Taxable income: $6,465
• Est. tax owed @ 24.0%: −$1,552
• After-tax cash flow: $7,338/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 — Mims

• Score: 62/100
• State rank: #765
• US rank: #17094

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,250

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 (92%)
• Race & ethnicity: White 92% Black 5% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Iranian 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -34.55%
• Current HPI: 333.7709
• Rent YoY: —
• Metro: —
• 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

+143.1% since first listed

8 events — show timeline

• 2026-04-02 Price Changed $175,000 SCMLS
• 2026-03-17 Listed $185,000 SCMLS
• 2017-03-30 Sold (MLS) $86,000 SCMLS
• 2016-08-06 Listed $82,000 SCMLS
• 2007-07-06 Sold (Public Records) $60,000 Public Records
• 1992-05-01 Sold (Public Records) $35,800 Public Records
• 1988-12-01 Sold (Public Records) $67,000 Public Records
• 1987-05-01 Sold (Public Records) $72,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $544 · +14.5% YoY. Source: county tax records.