26 Sapphire St · June Park, FL 32904

$49,500

2 bd · 1.0 ba · 460 sqft · Manufactured public records · 6 Days on market

Built 1964 7,405 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable Opportunity or Next Investment Project in Melbourne! Welcome to 26 Sapphire Street, offering unmatched flexibility and potential in a non-HOA neighborhood. This 2-bedroom, 1 bathroom features a compact 460 sq ft footprint situated on a generous 7,405 square foot lot, leaving plenty of room for storage, expansion or outdoor living. the property is connected to municipal city water and utilizes a private septic system, keeping your monthly utility bills low. Located in a quiet residential pocket just moments away from New Have Ave, you will enjoy immediate access to premier shopping, dining, I-95, and the Melbourne Orlando International Airport. Whether you are a seasoned invest

Key facts

• Generous lot
• Non hoa neighborhood
• Municipal city water

Tags

• NON HOA NEIGHBORHOOD
• GENEROUS LOT
• MUNICIPAL CITY WATER
• PRIVATE SEPTIC SYSTEM
• QUIET RESIDENTIAL POCKET
• IMMEDIATE ACCESS TO SHOPPING

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Septic tank; Cable available; Water available
• Home design: Manufactured home; One story; Faces east
• Construction: Shingle roof
• Exterior features: Rear porch; Back yard fencing; City street frontage; Asphalt road surface

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms
• Flooring: Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present (type: Other); Wall/window cooling units
• Interior features: Unfurnished; Pets allowed
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $862 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).

Location & tenants

• Location reads 73/100 on livability (#306 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: amenities F, commute 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: Meadowlane Primary Elementary School (650 students, 47% 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 44% FRL track the district average.
• Market conditions: Rents soft (-0.3%/yr); 304 active listings in the ZIP; 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 $342 of loan paydown is wiped out by about $1k 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 + 0.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $50k implies a 65% 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,500

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.13% ✓
• Cap rate: 27.19%
• Cash-on-cash: 74.63%
• DSCR: 4.32
• GRM: 2.7

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: 71.0%
• Equity multiple: 4.06×
• Total profit: $42,377
• Equity at exit: $7,381

10-year hold

• IRR: 74.1%
• Equity multiple: 7.51×
• Total profit: $90,197
• Equity at exit: $4,280

Cash invested: $13,860 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,549 medium
• Mortgage (P&I): −$260
• Tax from tax record: −$82 /mo · $978/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $862

Break-even live

Break-even rent $458

Max offer price $49,500

Occupancy floor 39%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-03
   days on market $49,500 Active 6 DOM
2. 2026-06-02
   days on market $49,500 Active 5 DOM
3. 2026-06-01
   days on market $49,500 Active 4 DOM
4. 2026-05-31
   days on market $49,500 Active 3 DOM
5. 2026-05-31
   days on market $49,500 Active 2 DOM
6. 2026-05-28
   listed $49,500 Active
7. 2003-09-11
   soldstatus $30,000
8. 1993-02-01
   soldstatus $21,000
9. 1990-09-01
   soldstatus $27,500
10. 1990-02-01
    soldstatus $18,000

ⓘ 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: $978 · $82/mo
• Projected year-2 tax: $978 · $82/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 2/10 Low
• 🌡 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: $18,588
• − Mortgage interest: −$2,773
• − Property taxes: −$978
• − Insurance: −$248
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$1,440
• Taxable income: $10,176
• Est. tax owed @ 24.0%: −$2,442
• After-tax cash flow: $7,902/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 — June Park

• Score: 73/100
• State rank: #306
• US rank: #5177

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: June Park, 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

+175.0% since first listed

5 events — show timeline

• 2026-05-28 Listed $49,500 SCMLS
• 2003-09-11 Sold (Public Records) $30,000 Public Records
• 1993-02-01 Sold (Public Records) $21,000 Public Records
• 1990-09-01 Sold (Public Records) $27,500 Public Records
• 1990-02-01 Sold (Public Records) $18,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $978 · +3.9% YoY. Source: county tax records.