7566 Montauk Ave · Micco, FL 32976

$175,000

2 bd · 2.0 ba · 1,466 sqft · SingleFamily · 132 Days on market

Built 1993 Good condition $75/mo HOA · 4% of rent ↓ 10% since listing

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Why this score? — see what drove the C- 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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.8/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 2BR/2BA home with 1,466 sq ft under air featuring a wheelchair accessible ramp, bright open layout connecting living, dining, and kitchen areas. The kitchen offers a large island with cooktop and seating for four, plus ample cabinetry and counter space. The primary suite showcases double-door entry and an en-suite bath with his-and-hers sinks, soaking tub, and separate shower. Guest bedroom and second full bath provide comfort for visitors. Metal roof, newer windows, and all new plumbing add peace of mind. Indoor laundry, make this home ideal for full-time living Move-in ready

Key facts

• Soaking tub
• En-suite bath
• Double-door entry

Tags

• HANDICAP-ACCESSIBLE RAMP
• LARGE ISLAND WITH COOKTOP
• DOUBLE-DOOR ENTRY
• EN-SUITE BATH
• HIS-AND-HERS SINKS
• SOAKING TUB

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Snug Harbor Condo association; Monthly association fee of $75 covering common areas; Community amenities include clubhouse, fitness center, billiard room, library, park, pickleball, shuffleboard, gutters, pool; Senior community

Exterior

• Parking: Assigned covered parking; Carport; Two parking spaces; Additional parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured property; Single-story; Metal roof
• Construction: Manufactured construction; Metal roof
• Exterior features: Patio; Screened patio/porch; Rain gutters; Community pool; Has a view; Faces east

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Kitchen island; Pantry
• Bedrooms: Bedroom (12 x 11); Bedroom (15 x 14)
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crown molding; High ceilings; Vaulted ceiling(s); Pantry; Kitchen island; Walk-in closet(s); French doors/atrium doors; Window treatments; Unfurnished
• Laundry & utility: In-unit laundry in a laundry closet; Electric water heater; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#633 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute 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: Sunrise Elementary School (math 52% / reading 57%, grade C, #892 of 2,144 statewide, top 44%, 759 students, 58% 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: 186 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.08% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 7.8

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-15,418
• Equity at exit: $26,093

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,442
• Equity at exit: $15,131

Cash invested: $49,000 (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 32976

• Home prices YoY: -18.6%
• Active inventory: 186
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,881 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$75
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $202

Break-even live

Break-even rent $1,626

Max offer price $175,000

Occupancy floor 84%

Sensitivity live

Price	-10% $323	-5% $262	+0% $202	+5% $142	+10% $81
Rent	-10% $53	-5% $128	+0% $202	+5% $276	+10% $351
Rate	-1.0pp $290	-0.5pp $247	base $202	+0.5pp $157	+1.0pp $111

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 Hyacinth Cir Sebastian, FL	2.0	2.0	1324	$1,850	$1.40	25d	1	0.23mi
7419 Tourmaline Dr Unit Annual Grant-Valkaria, FL	3.0	2.0	1676	$2,200	$1.31	25d	1	0.24mi
7349 Tourmaline Dr Grant, FL	3.0	2.0	1735	$2,200	$1.27	25d	1	0.32mi
706 Hyacinth Cir Sebastian, FL	2.0	2.0	1062	$1,750	$1.65	25d	1	0.34mi
7629 Chasta Rd Sebastian, FL	2.0	2.0	958	$1,600	$1.67	25d	1	0.36mi
7606 Cedar Bark Rd Sebastian, FL	2.0	2.0	1273	$1,800	$1.41	25d	1	0.38mi
904 Red Bud Rd Sebastian, FL	3.0	2.0	1278	$1,500	$1.17	25d	1	0.38mi
909 Sequoia St Sebastian, FL	2.0	2.0	1156	$1,845	$1.60	25d	1	0.39mi
7597 Cedar Bark Rd Sebastian, FL	2.0	2.0	902	$1,700	$1.88	25d	1	0.39mi
805 Beech Ct Sebastian, FL	2.0	2.0	1556	$1,995	$1.28	25d	1	0.45mi
415 Plover Dr Sebastian, FL	3.0	2.0	1200	$2,400	$2.00	25d	1	0.50mi
7181 Blue Shore Rd Grant, FL	3.0	2.0	1598	$1,995	$1.25	25d	1	0.60mi
1207 Marigold Dr Sebastian, FL	2.0	2.0	1104	$1,500	$1.36	25d	1	0.63mi
914 Pecan Cir Sebastian, FL	2.0	1.0	1000	$1,600	$1.60	25d	1	0.66mi
629 W Marlin Cir Unit NA Sebastian, FL	2.0	2.0	1104	$1,400	$1.27	16d	1	0.76mi
702 Lark Dr Sebastian, FL	3.0	2.0	1296	$1,775	$1.37	25d	1	0.87mi
1112 Pocatella Dr Sebastian, FL	2.0	2.0	1370	$1,900	$1.39	25d	1	1.02mi
1315 Barefoot Cir Sebastian, FL	2.0	2.0	1167	$2,300	$1.97	25d	1	1.10mi
830 Lychee Dr Sebastian, FL	2.0	2.0	1269	$2,000	$1.58	25d	1	1.13mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 20 events

1. 2026-06-22
   days on market $175,000 Active 132 DOM
2. 2026-06-18
   days on market $175,000 Active 129 DOM
3. 2026-06-17
   days on market $175,000 Active 128 DOM
4. 2026-06-16
   days on market $175,000 Active 127 DOM
5. 2026-06-15
   days on market $175,000 Active 126 DOM
6. 2026-06-14
   days on market $175,000 Active 124 DOM
7. 2026-06-10
   days on market $175,000 Active 121 DOM
8. 2026-06-08
   days on market $175,000 Active 119 DOM
9. 2026-06-07
   days on market $175,000 Active 118 DOM
10. 2026-06-05
    days on market $175,000 Active 115 DOM
11. 2026-06-03
    days on market $175,000 Active 114 DOM
12. 2026-06-02
    days on market $175,000 Active 113 DOM
13. 2026-06-01
    days on market $175,000 Active 112 DOM
14. 2026-05-31
    days on market $175,000 Active 111 DOM
15. 2026-05-31
    pricedays on market $175,000 Active 110 DOM
16. 2026-05-10
    price $180,000
17. 2026-04-06
    price $185,000
18. 2026-03-19
    price $190,000
19. 2026-02-21
    price $195,000
20. 2026-02-06
    listed $200,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $22,578
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − HOA: −$900
• − Depreciation: −$5,091
• Taxable loss: −$328
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $2,503/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained 2BR/2BA home is move-in ready with a good condition score and minimal repairs needed. It offers a bright open layout and is ideal for full-time living.

Value-add opportunities

• Resale Paint touch-ups — Fresh paint enhances curb appeal and can make the home look more inviting.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint touch-ups — Fresh paint enhances curb appeal and can make the home look more inviting. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Micco

• Score: 65/100
• State rank: #633
• US rank: #12408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Micco, FL
• Population (ZIP): 9,237

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 1% Asian 1%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -73.57%
• Current HPI: 321.5196
• 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

-10.0% since first listed

5 events — show timeline

• 2026-05-10 Price Changed $180,000 RAIRCMLS
• 2026-04-06 Price Changed $185,000 RAIRCMLS
• 2026-03-19 Price Changed $190,000 RAIRCMLS
• 2026-02-21 Price Changed $195,000 RAIRCMLS
• 2026-02-06 Listed $200,000 RAIRCMLS