3074 Larkin Rd · Mims, FL 32754

$169,900

3 bd · 2.0 ba · 580 sqft · Manufactured public records · 191 Days on market

Built 1964 7,405 sqft lot

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Why this score? — see what drove the D 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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.7/10.0
• 1% rule +3.1/10.0
• 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

Blowing off Hurricanes since 1964! This 3/2 with a CARPORT, SCREEN PORCH, and LARGE SHED, INSIDE LAUNDRY and more. Minutes to River and Ocean, and Orlando is still only about 35 min away. Owners LREA

Key facts

• Close to parks
• Easy access to us-1
• Easy access to i-95

Tags

• QUIET NEIGHBORHOOD
• EASY ACCESS TO US-1
• EASY ACCESS TO I-95
• CLOSE TO SHOPS
• CLOSE TO DINING
• CLOSE TO PARKS

Property features AI

Finance

• Other: Property is homesteaded
• Financial info: No lease restrictions
• HOA & community: No association

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Septic tank; Cable available; Electricity connected
• Home design: Manufactured home (double wide); One story; East-facing
• Construction: Metal frame construction; Metal roof; Other foundation
• Exterior features: Sliding doors; Exterior storage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $64 ($764/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (19.5% below list).
• Recommended offer: $137k (19.5% below list) — sets the bar for 1% rule.

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: W. Melbourne Elementary School For Science (math 88% / reading 86%, grade A+, #24 of 2,144 statewide, top 1%, 549 students, 18% 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) — zoned schools at 45% FRL track the district average.
• 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 $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 191 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $40k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $170k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,843 (19.5% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 10.3

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-23,553
• Equity at exit: $25,333

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-15,598
• Equity at exit: $14,690

Cash invested: $47,572 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $64

Break-even live

Break-even rent $1,288

Max offer price $169,900

Occupancy floor 90%

Sensitivity live

Price	-10% $160	-5% $112	+0% $64	+5% $16	+10% $-33
Rent	-10% $-44	-5% $10	+0% $64	+5% $118	+10% $172
Rate	-1.0pp $149	-0.5pp $107	base $64	+0.5pp $20	+1.0pp $-25

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-22
   days on market $169,900 Active 191 DOM
2. 2026-06-18
   days on market $169,900 Active 188 DOM
3. 2026-06-17
   days on market $169,900 Active 187 DOM
4. 2026-06-16
   days on market $169,900 Active 186 DOM
5. 2026-06-15
   days on market $169,900 Active 185 DOM
6. 2026-06-14
   days on market $169,900 Active 183 DOM
7. 2026-06-10
   days on market $169,900 Active 181 DOM
8. 2026-06-08
   days on market $169,900 Active 179 DOM
9. 2026-06-07
   days on market $169,900 Active 178 DOM
10. 2026-06-05
    days on market $169,900 Active 175 DOM
11. 2026-06-03
    days on market $169,900 Active 174 DOM
12. 2026-06-02
    days on market $169,900 Active 173 DOM
13. 2026-06-01
    days on market $169,900 Active 172 DOM
14. 2026-05-31
    days on market $169,900 Active 171 DOM
15. 2026-05-31
    days on market $169,900 Active 170 DOM
16. 2026-04-11
    price $169,900
17. 2026-04-02
    price $175,000
18. 2026-03-31
    price $189,900
19. 2026-03-09
    price $195,000
20. 2026-02-11
    price $200,000
21. 2026-01-09
    price $205,000
22. 2025-12-11
    listed $210,000 Active
23. 2023-11-13
    soldstatus $90,000 Closed 199-char remark

    Show marketing remark (199 chars)

    Blowing off Hurricanes since 1964! This 3/2 with a CARPORT, SCREEN PORCH, and LARGE SHED, INSIDE LAUNDRY and more. Minutes to River and Ocean, and Orlando is still only about 35 min away. Owners LREA

24. 2023-11-13
    soldstatus $90,000

    Show marketing remark (199 chars)

    Blowing off Hurricanes since 1964! This 3/2 with a CARPORT, SCREEN PORCH, and LARGE SHED, INSIDE LAUNDRY and more. Minutes to River and Ocean, and Orlando is still only about 35 min away. Owners LREA

25. 2023-11-03
    status Pending 199-char remark

    Show marketing remark (199 chars)

    Blowing off Hurricanes since 1964! This 3/2 with a CARPORT, SCREEN PORCH, and LARGE SHED, INSIDE LAUNDRY and more. Minutes to River and Ocean, and Orlando is still only about 35 min away. Owners LREA

26. 2023-11-01
    historical Contingent 199-char remark

    Show marketing remark (199 chars)

    Blowing off Hurricanes since 1964! This 3/2 with a CARPORT, SCREEN PORCH, and LARGE SHED, INSIDE LAUNDRY and more. Minutes to River and Ocean, and Orlando is still only about 35 min away. Owners LREA

27. 2023-10-26
    price $119,000 199-char remark

    Show marketing remark (199 chars)

    Blowing off Hurricanes since 1964! This 3/2 with a CARPORT, SCREEN PORCH, and LARGE SHED, INSIDE LAUNDRY and more. Minutes to River and Ocean, and Orlando is still only about 35 min away. Owners LREA

28. 2023-10-23
    price $129,000 199-char remark

    Show marketing remark (199 chars)

    Blowing off Hurricanes since 1964! This 3/2 with a CARPORT, SCREEN PORCH, and LARGE SHED, INSIDE LAUNDRY and more. Minutes to River and Ocean, and Orlando is still only about 35 min away. Owners LREA

29. 2023-10-18
    listed $139,000 Active 199-char remark

    Show marketing remark (199 chars)

    Blowing off Hurricanes since 1964! This 3/2 with a CARPORT, SCREEN PORCH, and LARGE SHED, INSIDE LAUNDRY and more. Minutes to River and Ocean, and Orlando is still only about 35 min away. Owners LREA

30. 2022-05-27
    historical 234-char remark

    Show marketing remark (234 chars)

    Pardon our Dust as we make ready. Blowing off Hurricanes since 1964! This 3/2 with a CARPORT, SCREEN PORCH, and LARGE SHED, INSIDE LAUNDRY and more. Minutes to River and Ocean, and Orlando is still only about 35 min away. Owners LREA

31. 2022-05-02
    listed $129,900 Active 234-char remark

    Show marketing remark (234 chars)

    Pardon our Dust as we make ready. Blowing off Hurricanes since 1964! This 3/2 with a CARPORT, SCREEN PORCH, and LARGE SHED, INSIDE LAUNDRY and more. Minutes to River and Ocean, and Orlando is still only about 35 min away. Owners LREA

32. 2021-09-20
    soldstatus $70,000
33. 1979-06-01
    soldstatus $22,700
34. 1977-08-01
    soldstatus $110,000
35. 1968-10-01
    soldstatus $15,000

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $1,410 · $118/mo
• Expected delta: +$742/yr (+$62/mo · 111.2%)

ⓘ 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 · 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: $16,421
• − Mortgage interest: −$9,517
• − Property taxes: −$668
• − Insurance: −$850
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$4,943
• Taxable loss: −$2,183
• Est. tax savings @ 24.0%: +$524
• After-tax cash flow: $1,288/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

+1032.7% since first listed

20 events — show timeline

• 2026-04-11 Price Changed $169,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $175,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $195,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $200,000 Stellar MLS as Distributed by MLS Grid
• 2026-01-09 Price Changed $205,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-11 Listed $210,000 Stellar MLS as Distributed by MLS Grid
• 2023-11-13 Sold (Public Records) $90,000 Public Records
• 2023-11-13 Sold (MLS) $90,000 SCMLS
• 2023-11-03 Pending — SCMLS
• 2023-11-01 Contingent — SCMLS
• 2023-10-26 Price Changed $119,000 SCMLS
• 2023-10-23 Price Changed $129,000 SCMLS
• 2023-10-18 Listed $139,000 SCMLS
• 2022-05-27 Listing Removed — SCMLS
• 2022-05-02 Listed $129,900 SCMLS
• 2021-09-20 Sold (Public Records) $70,000 Public Records
• 1979-06-01 Sold (Public Records) $22,700 Public Records
• 1977-08-01 Sold (Public Records) $110,000 Public Records
• 1968-10-01 Sold (Public Records) $15,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $668 · +0.6% YoY. Source: county tax records.