556 Jean Cir · West Melbourne, FL 32904

$101,500

2 bd · 1.0 ba · 960 sqft · Manufactured public records · 6 Days on market

Built 1975 5,227 sqft lot $25/mo HOA · 1% of rent

---

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 +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Manufactured home located in the desirable 55+ community of Hollywood Estates in West Melbourne. This property offers a comfortable layout with a bright living area, an efficient kitchen, and two well-sized bedrooms. The home sits on an owned lot and features an east-southeast facing front entry, providing pleasant morning light and a welcoming approach. Interior spaces include a spacious living room, dining area, functional kitchen design, primary bedroom with adjoining bath, guest bedroom, and a second full bath. An enclosed Florida room adds additional usable space for relaxation or hobbies. Hollywood Estates offers a clubhouse, pool, and community activities, with convenient access to shopping, dining, medical services, and major roadways. A solid option for seasonal or full-time living in a well-established community. Newer AC-Roof

Key facts

• Owned lot
• 5,227 sq ft lot
• Parking

Tags

• OWNED LOT
• ENCLOSED FLORIDA ROOM

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Association: HOLLYWOOD EST/T&W Develop; Association fee $25 monthly (includes common areas); Community clubhouse, pool, and shuffleboard; Senior community

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story; Faces southwest; Has view
• Construction: Manufactured construction
• Exterior features: Awning(s); Enclosed porch; Porch; Shed(s)

Interior

• Kitchen: Range; Refrigerator; Pantry
• Bedrooms: Bedroom (10x12); Bedroom (12x14)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Furnished; Pantry; Single-hung windows with window treatments; Screened porch (10x20)
• Laundry & utility: Washer; Dryer; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $102k.

Deal economics

• At list price, monthly cash flow is $749 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).

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+, schools 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.
• Market conditions: Rents soft (-0.3%/yr); 304 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $702 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $35k; list at $102k implies a 190% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,500

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.72% ✓
• Cap rate: 15.15%
• Cash-on-cash: 31.63%
• DSCR: 2.41
• GRM: 4.9

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: 23.3%
• Equity multiple: 1.92×
• Total profit: $26,144
• Equity at exit: $15,134

10-year hold

• IRR: 29.3%
• Equity multiple: 3.27×
• Total profit: $64,401
• Equity at exit: $8,776

Cash invested: $28,420 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,742 high
• Mortgage (P&I): −$532
• Tax from tax record: −$27 /mo · $327/yr
• Insurance: −$42
• HOA: −$25
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $749

Break-even live

Break-even rent $793

Max offer price $101,500

Occupancy floor 52%

Sensitivity live

Price	-10% $807	-5% $778	+0% $749	+5% $720	+10% $692
Rent	-10% $612	-5% $680	+0% $749	+5% $818	+10% $887
Rate	-1.0pp $800	-0.5pp $775	base $749	+0.5pp $723	+1.0pp $696

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: $25,375
• Closing costs: $3,045
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Jennifer Cir Melbourne, FL	2.0	2.0	828	$1,600	$1.93	24d	1	0.29mi
4850 Heritage Lakes BLVD West Melbourne, FL	1.0–3.0	1.0–2.5	1018	$2,070	$2.03	14d	119	0.75mi
3020 Mary St Melbourne, FL	3.0	1.0	1072	$2,095	$1.95	24d	1	0.83mi
135 NW Shannon Ave West Melbourne, FL	2.0	2.0	900	$1,850	$2.06	20d	1	1.03mi
2114 Nebula Way West Melbourne, FL	1.0–2.0	1.0–2.0	982	$2,031	$2.07	14d	15	1.16mi
126 San Paulo Cir Unit 1-126 Melbourne, FL	1.0	1.0	792	$1,275	$1.61	24d	1	1.18mi
127 San Paulo Cir Unit 1-127 Melbourne, FL	1.0	1.0	792	$1,300	$1.64	24d	1	1.23mi
122 Laurel Oak St West Melbourne, FL	2.0	1.0	1008	$1,450	$1.44	24d	1	1.24mi
164 San Paulo Ct Unit 5-164 Melbourne, FL	1.0	1.0	792	$1,300	$1.64	24d	1	1.24mi
223 San Paulo Cir Unit 8-223 Melbourne, FL	2.0	2.0	1080	$1,500	$1.39	24d	1	1.31mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: pool

Listing history 5 events

1. 2026-06-15
   statusdays on market $101,500 Pending 6 DOM
2. 2026-06-14
   days on market $101,500 Active 5 DOM
3. 2026-06-10
   days on market $101,500 Active 2 DOM
4. 2026-06-09
   remarks 599-char remark
5. 2026-06-09
   listed $101,500 Active 1 DOM

ⓘ 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: $327 · $27/mo
• Projected year-2 tax: $842 · $70/mo
• Expected delta: +$515/yr (+$43/mo · 157.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $20,902
• − Mortgage interest: −$5,686
• − Property taxes: −$327
• − Insurance: −$508
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − HOA: −$300
• − Depreciation: −$2,953
• Taxable income: $7,784
• Est. tax owed @ 24.0%: −$1,868
• After-tax cash flow: $7,122/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

+154.4% since first listed

4 events — show timeline

• 2026-06-08 Listed $101,500 SCMLS
• 2026-06-08 Listed $101,500 RAIRCMLS
• 1999-08-30 Sold (Public Records) $35,000 Public Records
• 1985-11-01 Sold (Public Records) $39,900 Public Records

Property tax history

+7.0%/yr

Latest (2025): $327 · +17.8% YoY. Source: county tax records.