4025 Hess Ave · Sharpes, FL 32926

$180,000

4 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 101 Days on market

Built 1983 1.05 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 +8.5/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy 4 bedroom, 2 bathroom home is ready for its next chapter. It is situated on a quiet street with just over an acre of land and no homeowners association. Newer metal roof, a/c 2017 and septic replaced in 2021.

Key facts

• Metal roof
• New plumbing
• New propane tank

Tags

• METAL ROOF
• NEW A/C
• NEW DUCTWORK
• NEW PLUMBING
• NEW RAILINGS
• NEW PROPANE TANK

Property features AI

Finance

• Other: Unfurnished

Exterior

• Parking: Gated parking; Other parking features
• Utilities: Septic tank; Water available and connected; Electricity connected; Cable available; Propane; Sewer not available
• Home design: Manufactured home; Faces east
• Construction: Built with frame, vinyl siding and wood siding; Metal roof; Pets allowed
• Exterior features: Storm shutters; Chain link full fencing; Other structures on property; County road frontage; Asphalt road surface

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Plumbed for ice maker
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Tankless water heater; Electric water heater
• Interior features: Ceiling fan(s); Eat-in kitchen; Split bedrooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#302 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: employment C-, 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: Fairglen Elementary School (math 34% / reading 38%, grade F, #1,670 of 2,144 statewide, top 78%, 617 students, 71% FRL); Cocoa High School (math 21% / reading 27%, grade F, #529 of 667 statewide, top 80%, 1,551 students, 73% FRL) — zoned schools average 72% FRL vs 43% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 55% district-wide (-25 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 fast (+5.6%/yr); 291 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).
• This rent runs 41% of the median local income ($71k/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 $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 + 5.6% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.35% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.45%
• DSCR: 1.78
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.32×
• Total profit: $16,135
• Equity at exit: $26,839

10-year hold

• IRR: 19.4%
• Equity multiple: 2.83×
• Total profit: $92,440
• Equity at exit: $15,563

Cash invested: $50,400 (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 32926

• Home prices YoY: -16.9%
• Rents YoY: 5.6%
• Active inventory: 291
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,431 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$168 /mo · $2,022/yr
• Insurance: −$75
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $608

Break-even live

Break-even rent $1,662

Max offer price $180,000

Occupancy floor 70%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4005 Fennec Ln Cocoa, FL	3.0–5.0	2.0–3.0	2136	$2,898	$1.36	14d	7	0.86mi

Listing history 37 events

1. 2026-06-18
   days on market $180,000 Active 101 DOM
2. 2026-06-17
   days on market $180,000 Active 100 DOM
3. 2026-06-16
   days on market $180,000 Active 99 DOM
4. 2026-06-15
   days on market $180,000 Active 98 DOM
5. 2026-06-14
   days on market $180,000 Active 96 DOM
6. 2026-06-10
   days on market $180,000 Active 93 DOM
7. 2026-06-08
   days on market $180,000 Active 91 DOM
8. 2026-06-07
   days on market $180,000 Active 90 DOM
9. 2026-06-05
   days on market $180,000 Active 87 DOM
10. 2026-06-03
    days on market $180,000 Active 86 DOM
11. 2026-06-02
    days on market $180,000 Active 85 DOM
12. 2026-06-01
    days on market $180,000 Active 84 DOM
13. 2026-05-31
    days on market $180,000 Active 83 DOM
14. 2026-05-31
    pricedays on market $180,000 Active 82 DOM
15. 2026-05-14
    price $185,000
16. 2026-04-21
    price $190,000
17. 2026-04-12
    price $195,000
18. 2026-04-01
    status Active
19. 2026-03-16
    status Pending
20. 2026-03-04
    price $199,000
21. 2026-02-21
    listed $205,000 Active
22. 2024-06-03
    soldstatus $174,000
23. 2024-06-02
    soldstatus $174,000 Closed 218-char remark

    Show marketing remark (218 chars)

    This cozy 4 bedroom, 2 bathroom home is ready for its next chapter. It is situated on a quiet street with just over an acre of land and no homeowners association. Newer metal roof, a/c 2017 and septic replaced in 2021.

24. 2024-05-30
    soldstatus $174,000 Closed 218-char remark

    Show marketing remark (218 chars)

    This cozy 4 bedroom, 2 bathroom home is ready for its next chapter. It is situated on a quiet street with just over an acre of land and no homeowners association. Newer metal roof, a/c 2017 and septic replaced in 2021.

25. 2024-05-02
    status Pending 218-char remark

    Show marketing remark (218 chars)

    This cozy 4 bedroom, 2 bathroom home is ready for its next chapter. It is situated on a quiet street with just over an acre of land and no homeowners association. Newer metal roof, a/c 2017 and septic replaced in 2021.

26. 2024-05-01
    status Pending 218-char remark

    Show marketing remark (218 chars)

    This cozy 4 bedroom, 2 bathroom home is ready for its next chapter. It is situated on a quiet street with just over an acre of land and no homeowners association. Newer metal roof, a/c 2017 and septic replaced in 2021.

27. 2024-03-21
    price $174,900 218-char remark

    Show marketing remark (218 chars)

    This cozy 4 bedroom, 2 bathroom home is ready for its next chapter. It is situated on a quiet street with just over an acre of land and no homeowners association. Newer metal roof, a/c 2017 and septic replaced in 2021.

28. 2024-03-20
    price $174,900 218-char remark

    Show marketing remark (218 chars)

    This cozy 4 bedroom, 2 bathroom home is ready for its next chapter. It is situated on a quiet street with just over an acre of land and no homeowners association. Newer metal roof, a/c 2017 and septic replaced in 2021.

29. 2024-02-24
    price $179,900 218-char remark

    Show marketing remark (218 chars)

    This cozy 4 bedroom, 2 bathroom home is ready for its next chapter. It is situated on a quiet street with just over an acre of land and no homeowners association. Newer metal roof, a/c 2017 and septic replaced in 2021.

30. 2024-02-14
    status Active 218-char remark

    Show marketing remark (218 chars)

    This cozy 4 bedroom, 2 bathroom home is ready for its next chapter. It is situated on a quiet street with just over an acre of land and no homeowners association. Newer metal roof, a/c 2017 and septic replaced in 2021.

31. 2024-02-13
    status Pending 218-char remark

    Show marketing remark (218 chars)

    This cozy 4 bedroom, 2 bathroom home is ready for its next chapter. It is situated on a quiet street with just over an acre of land and no homeowners association. Newer metal roof, a/c 2017 and septic replaced in 2021.

32. 2024-01-23
    listed $189,900 Active 218-char remark

    Show marketing remark (218 chars)

    This cozy 4 bedroom, 2 bathroom home is ready for its next chapter. It is situated on a quiet street with just over an acre of land and no homeowners association. Newer metal roof, a/c 2017 and septic replaced in 2021.

33. 2024-01-23
    listed $189,900 Active 218-char remark

    Show marketing remark (218 chars)

    This cozy 4 bedroom, 2 bathroom home is ready for its next chapter. It is situated on a quiet street with just over an acre of land and no homeowners association. Newer metal roof, a/c 2017 and septic replaced in 2021.

34. 2018-06-13
    soldstatus $100,000
35. 2018-06-08
    soldstatus $100,000
36. 2018-03-16
    listed $94,200
37. 1976-02-01
    soldstatus $45,000

ⓘ 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: $2,022 · $168/mo
• Projected year-2 tax: $2,022 · $168/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 6/10 Major FEMA zone A · 68% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 22 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: $29,168
• − Mortgage interest: −$10,083
• − Property taxes: −$2,022
• − Insurance: −$2,402
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − Depreciation: −$5,236
• Taxable income: $4,758
• Est. tax owed @ 24.0%: −$1,142
• After-tax cash flow: $6,150/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 — Sharpes

• Score: 73/100
• State rank: #302
• US rank: #5144

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brevard County · 602,871 people
• City population: 11
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 23,505
• Household income: $70,735
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 782.0

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% Black 11% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 91% English-only · Spanish 6% Vietnamese 1% German/W. Germanic 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: ▼ -68.32%
• Current HPI: 335.1251
• Rent YoY: ▲ 5.60%
• 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

+311.1% since first listed

23 events — show timeline

• 2026-05-14 Price Changed $185,000 SCMLS
• 2026-04-21 Price Changed $190,000 SCMLS
• 2026-04-12 Price Changed $195,000 SCMLS
• 2026-04-01 Relisted — SCMLS
• 2026-03-16 Pending — SCMLS
• 2026-03-04 Price Changed $199,000 SCMLS
• 2026-02-21 Listed $205,000 SCMLS
• 2024-06-03 Sold (Public Records) $174,000 Public Records
• 2024-06-02 Sold (MLS) $174,000 Stellar MLS as Distributed by MLS Grid
• 2024-05-30 Sold (MLS) $174,000 SCMLS
• 2024-05-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-01 Pending — SCMLS
• 2024-03-21 Price Changed $174,900 Stellar MLS as Distributed by MLS Grid
• 2024-03-20 Price Changed $174,900 SCMLS
• 2024-02-24 Price Changed $179,900 SCMLS
• 2024-02-14 Relisted — SCMLS
• 2024-02-13 Pending — SCMLS
• 2024-01-23 Listed $189,900 SCMLS
• 2024-01-23 Listed $189,900 Stellar MLS as Distributed by MLS Grid
• 2018-06-13 Sold (Public Records) $100,000 Public Records
• 2018-06-08 Sold (MLS) $100,000 SCMLS
• 2018-03-16 Listed $94,200 SCMLS
• 1976-02-01 Sold (Public Records) $45,000 Public Records

Property tax history

+14.2%/yr

Latest (2025): $2,022 · +5.8% YoY. Source: county tax records.