807 W Wren Cir W · Micco, FL 32976

$145,000

2 bd · 2.0 ba · 966 sqft · Manufactured public records · 11 Days on market

Built 1977 3,920 sqft lot

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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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRETTY FURNISHED HOME CLOSE TO THE GOLF COURSE & POOL. RAISED GLASS ENCLOSED PORCH IN FRONT THROUGH SLIDING GLASS DOORS IN LIVING ROOM. NEWER SIDING AND CARPORT. JUST BRING YOUR TOOTHBRUSH AND SETTLE IN. TAX AMOUNT INCLUDES ANNUAL HOA DUES.

Key facts

• 3,920 sq ft lot
• Parking
• Built 1977

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).

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: 185 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $4k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1977 — 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 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?
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: 1.08% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.80%
• DSCR: 1.39
• GRM: 7.7

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,550
• Equity at exit: $21,620

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $20,394
• Equity at exit: $12,537

Cash invested: $40,600 (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: 185
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,567 high
• Mortgage (P&I): −$760
• Tax from tax record: −$120 /mo · $1,437/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $298

Break-even live

Break-even rent $1,191

Max offer price $145,000

Occupancy floor 76%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
914 Pecan Cir Sebastian, FL	2.0	1.0	1000	$1,600	$1.60	23d	1	0.21mi
1207 Marigold Dr Sebastian, FL	2.0	2.0	1104	$1,500	$1.36	23d	1	0.26mi
706 Hyacinth Cir Sebastian, FL	2.0	2.0	1062	$1,750	$1.65	23d	1	0.63mi
629 W Marlin Cir Unit NA Sebastian, FL	2.0	2.0	1104	$1,400	$1.27	14d	1	0.80mi
410 Osprey Dr Sebastian, FL	2.0	1.5	672	$1,350	$2.01	23d	1	0.98mi
7629 Chasta Rd Sebastian, FL	2.0	2.0	958	$1,600	$1.67	23d	1	0.99mi
7597 Cedar Bark Rd Sebastian, FL	2.0	2.0	902	$1,700	$1.88	23d	1	1.03mi

Listing history 12 events

1. 2026-03-05
   soldstatus $140,000
2. 2026-02-12
   status Pending
3. 2026-02-01
   listed $145,000 Active
4. 2026-01-31
   historical $145,000
5. 2013-04-18
   soldstatus $38,000 246-char remark

   Show marketing remark (233 chars)

   PRETTY FURNISHED HOME CLOSE TO THE GOLF COURSE & POOL. SLIDING GLASS DOORS IN LIVING ROOM LEAD INTO RAISED SCREENED PORCH. NEWER SIDING AND CARPORT. JUST BRING YOUR TOOTHBRUSH AND SETTLE IN. TAX AMOUNT INCLUDES ANNUAL HOA DUES.

6. 2013-04-18
   soldstatus $38,000 233-char remark

   Show marketing remark (233 chars)

   PRETTY FURNISHED HOME CLOSE TO THE GOLF COURSE & POOL. SLIDING GLASS DOORS IN LIVING ROOM LEAD INTO RAISED SCREENED PORCH. NEWER SIDING AND CARPORT. JUST BRING YOUR TOOTHBRUSH AND SETTLE IN. TAX AMOUNT INCLUDES ANNUAL HOA DUES.

7. 2013-03-31
   historical
8. 2012-04-28
   listed $41,900 246-char remark

   Show marketing remark (246 chars)

   PRETTY FURNISHED HOME CLOSE TO THE GOLF COURSE & POOL. RAISED GLASS ENCLOSED PORCH IN FRONT THROUGH SLIDING GLASS DOORS IN LIVING ROOM. NEWER SIDING AND CARPORT. JUST BRING YOUR TOOTHBRUSH AND SETTLE IN. TAX AMOUNT INCLUDES ANNUAL HOA DUES.

9. 2012-04-28
   listed $41,900

   Show marketing remark (246 chars)

   PRETTY FURNISHED HOME CLOSE TO THE GOLF COURSE & POOL. RAISED GLASS ENCLOSED PORCH IN FRONT THROUGH SLIDING GLASS DOORS IN LIVING ROOM. NEWER SIDING AND CARPORT. JUST BRING YOUR TOOTHBRUSH AND SETTLE IN. TAX AMOUNT INCLUDES ANNUAL HOA DUES.

10. 2004-09-13
    soldstatus $89,900
11. 1993-03-18
    soldstatus $35,000
12. 1977-07-01
    soldstatus $29,500

ⓘ 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: $1,437 · $120/mo
• Projected year-2 tax: $1,437 · $120/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 6/10 Major
• 🌡 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: $18,809
• − Mortgage interest: −$8,122
• − Property taxes: −$1,437
• − Insurance: −$725
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$4,218
• Taxable income: $1,297
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $3,261/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 — 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

+374.6% since first listed

12 events — show timeline

• 2026-03-05 Sold (Public Records) $140,000 Public Records
• 2026-02-12 Pending — SCMLS
• 2026-02-01 Listed $145,000 SCMLS
• 2026-01-31 Coming Soon $145,000 SCMLS
• 2013-04-18 Sold (MLS) $38,000 RAIRCMLS
• 2013-04-18 Sold (MLS) $38,000 SCMLS
• 2013-03-31 Listing Removed — Beaches MLS
• 2012-04-28 Listed $41,900 Beaches MLS
• 2012-04-28 Listed $41,900 SCMLS
• 2004-09-13 Sold (Public Records) $89,900 Public Records
• 1993-03-18 Sold (Public Records) $35,000 Public Records
• 1977-07-01 Sold (Public Records) $29,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,437 · +5.2% YoY. Source: county tax records.