4760 Lake Ontario Dr · Cocoa, FL 32926

$175,900

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 62 Days on market

Built 1985 6,098 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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +4.7/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MANUFACTURED HOUSING - DOUBLE WIDE, * * LAND is included * * - Featuring 3 bedrooms and 2 full bathrooms, this home boasts a modern, fully equipped kitchen--including a washer and dryer--and sits on a beautiful, spacious private lot with no Homeowners Association (HOA) fees in Cocoa. It also includes an exterior storage area for additional space. The expansive grounds provide an ideal setting for gatherings, barbecues, and outdoor activities. This is an excellent choice for those seeking comfort, privacy, and a move-in-ready home located just minutes from the beaches of Cocoa and Cape Canaveral, in a quiet area surrounded by nature. Don't miss this opportunity to make it yours and enjoy the luxury of a spacious lot combined with the comfort of your own home! Ready for immediate move-in!

Key facts

• Land is included
• Spacious private lot
• 6,098 sq ft lot

Tags

• LAND IS INCLUDED
• FULLY EQUIPPED KITCHEN
• EXTERIOR STORAGE AREA
• SPACIOUS PRIVATE LOT
• NO HOMEOWNERS ASSOCIATION FEES

Property features AI

Finance

• Other: Homestead exempt; Lot approx. 0.14 acre (about 75 x 81), concrete road frontage; Living area about 960 sq ft; Unfurnished; Green appliances (energy efficient)
• HOA & community: No association

Exterior

• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Manufactured home (double wide); One story; North-facing entry
• Construction: Other construction materials; Other roof type; Other foundation
• Exterior features: Wood fencing; Shed(s)

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Refrigerator; Trash compactor
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Open floor plan
• Laundry & utility: Inside laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $176k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $165k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#344 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, employment 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.
• 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 31% 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 $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask is 11627% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,346 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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 B-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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.84%
• DSCR: 1.44
• GRM: 8.0

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-5,855
• Equity at exit: $26,227

10-year hold

• IRR: 9.2%
• Equity multiple: 1.79×
• Total profit: $39,004
• Equity at exit: $15,209

Cash invested: $49,252 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,831 medium
• Mortgage (P&I): −$922
• Tax from tax record: −$47 /mo · $567/yr
• Insurance: −$73
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $278

Break-even live

Break-even rent $1,479

Max offer price $175,900

Occupancy floor 80%

Sensitivity live

Price	-10% $378	-5% $328	+0% $278	+5% $229	+10% $179
Rent	-10% $134	-5% $206	+0% $278	+5% $351	+10% $423
Rate	-1.0pp $367	-0.5pp $323	base $278	+0.5pp $233	+1.0pp $187

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: $43,975
• Closing costs: $5,277
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6877 Blue Bonnet Dr Cocoa, FL	2.0	1.0	720	$1,500	$2.08	24d	1	1.06mi

Listing history 29 events

1. 2026-06-18
   days on market $175,900 Active 62 DOM
2. 2026-06-17
   days on market $175,900 Active 61 DOM
3. 2026-06-16
   days on market $175,900 Active 60 DOM
4. 2026-06-15
   days on market $175,900 Active 59 DOM
5. 2026-06-14
   days on market $175,900 Active 57 DOM
6. 2026-06-10
   days on market $175,900 Active 54 DOM
7. 2026-06-08
   days on market $175,900 Active 52 DOM
8. 2026-06-07
   days on market $175,900 Active 51 DOM
9. 2026-06-05
   days on market $175,900 Active 48 DOM
10. 2026-06-03
    days on market $175,900 Active 47 DOM
11. 2026-06-02
    days on market $175,900 Active 46 DOM
12. 2026-06-01
    days on market $175,900 Active 45 DOM
13. 2026-05-31
    days on market $175,900 Active 44 DOM
14. 2026-05-31
    days on market $175,900 Active 43 DOM
15. 2026-05-22
    listed $1,500
16. 2026-04-17
    listed $175,900 Active
17. 2026-04-14
    listed $175,900 Active 800-char remark

    Show marketing remark (800 chars)

    MANUFACTURED HOUSING - DOUBLE WIDE, * * LAND is included * * - Featuring 3 bedrooms and 2 full bathrooms, this home boasts a modern, fully equipped kitchen--including a washer and dryer--and sits on a beautiful, spacious private lot with no Homeowners Association (HOA) fees in Cocoa. It also includes an exterior storage area for additional space. The expansive grounds provide an ideal setting for gatherings, barbecues, and outdoor activities. This is an excellent choice for those seeking comfort, privacy, and a move-in-ready home located just minutes from the beaches of Cocoa and Cape Canaveral, in a quiet area surrounded by nature. Don't miss this opportunity to make it yours and enjoy the luxury of a spacious lot combined with the comfort of your own home! Ready for immediate move-in!

18. 2026-04-03
    historical 596-char remark

    Show marketing remark (596 chars)

    Beautiful mobile home with its own lot and no HOA in Cocoa. It features 3 bedrooms, 2 bathrooms, a fully equipped modern kitchen, a washer and dryer included, and an external storage area for extra storage. The spacious lot offers ideal space for gatherings, barbecues, and outdoor activities. An excellent option for those seeking comfort, privacy, and a home ready to enjoy. Just minutes from the beaches of Cocoa and Cape Canaveral, in a quiet area, surrounded by nature. Don't miss this opportunity to make it yours, enjoying a spacious lot and the comfort of your own home! Ready to move in!

19. 2025-12-06
    listed $179,900 Active 596-char remark

    Show marketing remark (596 chars)

    Beautiful mobile home with its own lot and no HOA in Cocoa. It features 3 bedrooms, 2 bathrooms, a fully equipped modern kitchen, a washer and dryer included, and an external storage area for extra storage. The spacious lot offers ideal space for gatherings, barbecues, and outdoor activities. An excellent option for those seeking comfort, privacy, and a home ready to enjoy. Just minutes from the beaches of Cocoa and Cape Canaveral, in a quiet area, surrounded by nature. Don't miss this opportunity to make it yours, enjoying a spacious lot and the comfort of your own home! Ready to move in!

20. 2024-09-09
    soldstatus $170,000
21. 2024-09-06
    soldstatus $170,000 Closed
22. 2024-08-23
    status Pending
23. 2024-08-22
    historical
24. 2024-07-11
    price $174,990
25. 2024-07-10
    listed $174,990 Active
26. 2024-06-13
    price $181,000
27. 2024-04-24
    listed $191,000 Active
28. 2003-09-09
    soldstatus $49,900
29. 1997-01-09
    soldstatus $21,000

ⓘ 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: $567 · $47/mo
• Projected year-2 tax: $1,460 · $122/mo
• Expected delta: +$893/yr (+$74/mo · 157.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 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: $21,974
• − Mortgage interest: −$9,853
• − Property taxes: −$567
• − Insurance: −$2,382
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$5,117
• Taxable income: $539
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $3,212/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 — Cocoa

• Score: 72/100
• State rank: #344
• US rank: #5979

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment D- 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
• 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

-92.9% since first listed

15 events — show timeline

• 2026-05-22 Listed for Rent $1,500 SCMLS
• 2026-04-17 Listed $175,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-14 Listed $175,900 SCMLS
• 2026-04-03 Listing Removed — SCMLS
• 2025-12-06 Listed $179,900 SCMLS
• 2024-09-09 Sold (Public Records) $170,000 Public Records
• 2024-09-06 Sold (MLS) $170,000 Stellar MLS as Distributed by MLS Grid
• 2024-08-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-08-22 Listing Removed — SCMLS
• 2024-07-11 Price Changed $174,990 Stellar MLS as Distributed by MLS Grid
• 2024-07-10 Listed $174,990 SCMLS
• 2024-06-13 Price Changed $181,000 Stellar MLS as Distributed by MLS Grid
• 2024-04-24 Listed $191,000 Stellar MLS as Distributed by MLS Grid
• 2003-09-09 Sold (Public Records) $49,900 Public Records
• 1997-01-09 Sold (Public Records) $21,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $567 · -46.8% YoY. Source: county tax records.