3432 Kittles St · Mims, FL 32754

$78,000

3 bd · 2.0 ba · 1,430 sqft · Manufactured public records · 98 Days on market

Built 1989 8,276 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice double wide mobile home great for snow bird or for first time buyer. Fenced yard with above ground pool which includes equipment. Large master bath with garden tub. Their is an inside laundry room which comes with washer. Kitchen has island and all appliances stay. Roof replaced before hurricane season. Needs a little TLC. Property being sold as is. Seller will make no repairs. This home comes with a one year ERA Home Warranty.

Key facts

• 8,276 sq ft lot
• Built 1989
• Listed 98 days

Property features AI

Exterior

• Parking: Other parking
• Utilities: Septic tank; Electricity connected; Water connected
• Home design: Double wide mobile home; Faces south; Used for residential purposes
• Construction: Construction materials: Other
• Exterior features: Lot features: Other; Lot approximately 0.19 acres

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 2 bedrooms (main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (type: Other); Wall/window cooling units
• Interior features: 3 total rooms; Unfurnished
• Laundry & utility: Utilities: Electricity connected, Water connected

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $879 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#765 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment 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: Pinewood Elementary School (math 64% / reading 63%, grade B, #564 of 2,144 statewide, top 27%, 521 students, 54% FRL); James Madison Middle School (math 39% / reading 39%, grade F, #381 of 571 statewide, top 67%, 446 students, 65% FRL); Astronaut High School (math 25% / reading 43%, grade F, #394 of 667 statewide, top 60%, 1,112 students, 51% FRL).
• Market conditions: 184 active listings in the ZIP; 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 $539 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $21k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $70,980 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.25% ✓
• Cap rate: 19.81%
• Cash-on-cash: 48.28%
• DSCR: 3.15
• GRM: 3.7

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: 45.8%
• Equity multiple: 2.98×
• Total profit: $43,336
• Equity at exit: $11,630

10-year hold

• IRR: 51.6%
• Equity multiple: 6.03×
• Total profit: $109,831
• Equity at exit: $6,744

Cash invested: $21,840 (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 32754

• Home prices YoY: -9.4%
• Active inventory: 184
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,754 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$65 /mo · $786/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $879

Break-even live

Break-even rent $642

Max offer price $78,000

Occupancy floor 45%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $78,000 Active 98 DOM
2. 2026-06-17
   days on market $78,000 Active 97 DOM
3. 2026-06-16
   days on market $78,000 Active 96 DOM
4. 2026-06-15
   days on market $78,000 Active 95 DOM
5. 2026-06-14
   days on market $78,000 Active 93 DOM
6. 2026-06-10
   days on market $78,000 Active 90 DOM
7. 2026-06-08
   days on market $78,000 Active 88 DOM
8. 2026-06-07
   days on market $78,000 Active 87 DOM
9. 2026-06-05
   days on market $78,000 Active 84 DOM
10. 2026-06-03
    days on market $78,000 Active 83 DOM
11. 2026-06-02
    days on market $78,000 Active 82 DOM
12. 2026-06-01
    days on market $78,000 Active 81 DOM
13. 2026-05-31
    days on market $78,000 Active 80 DOM
14. 2026-05-31
    days on market $78,000 Active 79 DOM
15. 2026-03-31
    price $78,000
16. 2026-03-12
    listed $99,000 Active
17. 2016-08-16
    historical 436-char remark

    Show marketing remark (343 chars)

    DOUBLE WIDE 1989 MANUFACTURED HOME. HAS NEW ROOF, NEW SEPTIC, 18X18 AG POOL. ALL APPLIANCES STAY, WASHER DRYER NOT WARRANTED. LARGE OPEN FLOORPLAN LIVING AREA. CANNOT BE SHOWN AT THIS TIME TILL SEP 04OWNER IS MAKING IMPROVEMENTS. HOME WAS DAMAGED DURING STORM, COULD POSSIBLY BE BOUGHT AS IS FOR A REDUCED PRICE BEFORE OWNER FIXES ALL DAMAGES.

18. 2016-08-16
    historical 343-char remark

    Show marketing remark (343 chars)

    DOUBLE WIDE 1989 MANUFACTURED HOME. HAS NEW ROOF, NEW SEPTIC, 18X18 AG POOL. ALL APPLIANCES STAY, WASHER DRYER NOT WARRANTED. LARGE OPEN FLOORPLAN LIVING AREA. CANNOT BE SHOWN AT THIS TIME TILL SEP 04OWNER IS MAKING IMPROVEMENTS. HOME WAS DAMAGED DURING STORM, COULD POSSIBLY BE BOUGHT AS IS FOR A REDUCED PRICE BEFORE OWNER FIXES ALL DAMAGES.

19. 2013-07-08
    historical
20. 2012-08-16
    listed $29,999
21. 2006-02-15
    soldstatus $70,000
22. 2005-09-29
    soldstatus $51,000
23. 2005-09-23
    soldstatus $51,000
24. 2005-08-31
    listed $59,000
25. 2005-01-07
    listed $48,000 436-char remark

    Show marketing remark (436 chars)

    Nice double wide mobile home great for snow bird or for first time buyer. Fenced yard with above ground pool which includes equipment. Large master bath with garden tub. Their is an inside laundry room which comes with washer. Kitchen has island and all appliances stay. Roof replaced before hurricane season. Needs a little TLC. Property being sold as is. Seller will make no repairs. This home comes with a one year ERA Home Warranty.

26. 2004-07-27
    listed $72,000 343-char remark

    Show marketing remark (343 chars)

    DOUBLE WIDE 1989 MANUFACTURED HOME. HAS NEW ROOF, NEW SEPTIC, 18X18 AG POOL. ALL APPLIANCES STAY, WASHER DRYER NOT WARRANTED. LARGE OPEN FLOORPLAN LIVING AREA. CANNOT BE SHOWN AT THIS TIME TILL SEP 04OWNER IS MAKING IMPROVEMENTS. HOME WAS DAMAGED DURING STORM, COULD POSSIBLY BE BOUGHT AS IS FOR A REDUCED PRICE BEFORE OWNER FIXES ALL DAMAGES.

27. 1994-08-19
    soldstatus $20,000

ⓘ 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: $786 · $65/mo
• Projected year-2 tax: $786 · $65/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $21,050
• − Mortgage interest: −$4,369
• − Property taxes: −$786
• − Insurance: −$390
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$2,269
• Taxable income: $9,868
• Est. tax owed @ 24.0%: −$2,368
• After-tax cash flow: $8,177/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 — Mims

• Score: 62/100
• State rank: #765
• US rank: #17094

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mims, FL
• Population (ZIP): 11,250

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 (92%)
• Race & ethnicity: White 92% Black 5% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Iranian 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -34.55%
• Current HPI: 333.7709
• 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

+290.0% since first listed

13 events — show timeline

• 2026-03-31 Price Changed $78,000 SCMLS
• 2026-03-12 Listed $99,000 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2013-07-08 Listing Removed — SCMLS
• 2012-08-16 Listed $29,999 SCMLS
• 2006-02-15 Sold (Public Records) $70,000 Public Records
• 2005-09-29 Sold (Public Records) $51,000 Public Records
• 2005-09-23 Sold (MLS) $51,000 SCMLS
• 2005-08-31 Listed $59,000 SCMLS
• 2005-01-07 Listed $48,000 SCMLS
• 2004-07-27 Listed $72,000 SCMLS
• 1994-08-19 Sold (Public Records) $20,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $786 · -31.7% YoY. Source: county tax records.