463 Brozman Ln · Sharpes, FL 32927

$239,999

3 bd · 2.0 ba · 1,664 sqft · Manufactured public records · 226 Days on market

Built 1994 0.28 ac 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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.9/10.0
• Schools +4.7/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the Market! And a New Roof Coming Soon! This Nice well maintained House is ready to move into! It is located on a Quiet Dead End Street and is close to everything including Schools, Shopping The Beaches, The Space Center, Orlando and Sanford Airports, Port Canaveral, Orlando and the Theme Parks.

Key facts

• Quiet cul-de-sac
• Massive covered deck
• Modern kitchen

Tags

• NEW ROOF
• MODERN KITCHEN
• FULLY FENCED BACKYARD
• MASSIVE COVERED DECK
• LARGE STORAGE SHED
• QUIET CUL-DE-SAC

Property features AI

Finance

• Other: Pets allowed (cats and dogs); Unfurnished; Current use: Residential single family

Exterior

• Parking: Detached carport; Additional off-street parking; 2 carport spaces
• Security: Closed-circuit cameras; Smoke detectors
• Utilities: 150 amp electric service; Septic tank; Cable available; Electricity available and connected; Water available and connected
• Home design: Double wide mobile home; One story; North-facing
• Construction: Vinyl siding; Shingle roof
• Exterior features: Awning-covered patio and porches (front and rear); Deck; Covered porch; Patio; Rear porch; Front porch; Privacy wood fencing enclosing back yard; Shed(s); Lot mostly cleared with few trees; Dead-end street frontage on a county road; Asphalt, concrete, paved road surface

Interior

• Kitchen: Dishwasher; Electric oven; Freezer; Ice maker; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Has heating and cooling
• Interior features: Breakfast bar; Ceiling fans; Open floorplan; Pantry; Primary bathroom with tub and separate shower; Split bedroom layout; Walk-in closets
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/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 $237k (1.1% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#302 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: employment C-, amenities F, health & safety 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.
• Zoned schools: Fairglen Elementary School (math 34% / reading 38%, grade F, #1,670 of 2,144 statewide, top 78%, 617 students, 71% FRL); Cocoa High School (math 21% / reading 27%, grade F, #529 of 667 statewide, top 80%, 1,551 students, 73% FRL) — zoned schools average 72% FRL vs 43% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 55% district-wide (-25 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.5%/yr); 227 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 33% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $7k 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 226 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $28k (10%) 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 0.99% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.31%
• DSCR: 1.28
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.48% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-17,665
• Equity at exit: $35,785

10-year hold

• IRR: 1.8%
• Equity multiple: 1.12×
• Total profit: $8,388
• Equity at exit: $20,751

Cash invested: $67,200 (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 32927

• Home prices YoY: -19.4%
• Rents YoY: 2.5%
• Active inventory: 227
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,374 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$163 /mo · $1,958/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $353

Break-even live

Break-even rent $1,926

Max offer price $239,999

Occupancy floor 80%

Sensitivity live

Price	-10% $489	-5% $421	+0% $353	+5% $285	+10% $218
Rent	-10% $166	-5% $260	+0% $353	+5% $447	+10% $541
Rate	-1.0pp $474	-0.5pp $414	base $353	+0.5pp $291	+1.0pp $228

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4005 Fennec Ln Cocoa, FL	3.0–5.0	2.0–3.0	2136	$2,345	$1.10	15d	7	0.32mi

Listing history 34 events

1. 2026-06-22
   days on market $239,999 Active 226 DOM
2. 2026-06-18
   price $239,999 Active 223 DOM
3. 2026-06-18
   days on market $245,000 Active 223 DOM
4. 2026-06-17
   days on market $245,000 Active 222 DOM
5. 2026-06-16
   days on market $245,000 Active 221 DOM
6. 2026-06-15
   days on market $245,000 Active 220 DOM
7. 2026-06-14
   days on market $245,000 Active 218 DOM
8. 2026-06-10
   days on market $245,000 Active 215 DOM
9. 2026-06-08
   days on market $245,000 Active 213 DOM
10. 2026-06-07
    days on market $245,000 Active 212 DOM
11. 2026-06-05
    days on market $245,000 Active 209 DOM
12. 2026-06-03
    days on market $245,000 Active 208 DOM
13. 2026-06-02
    days on market $245,000 Active 207 DOM
14. 2026-06-01
    days on market $245,000 Active 206 DOM
15. 2026-05-31
    days on market $245,000 Active 205 DOM
16. 2026-05-31
    days on market $245,000 Active 204 DOM
17. 2026-05-14
    price $249,000
18. 2026-04-28
    status Active
19. 2026-04-16
    historical Active Under Contract
20. 2026-03-22
    status Active
21. 2026-03-16
    historical Active Under Contract
22. 2026-02-13
    price $254,900
23. 2026-02-13
    price $249,999
24. 2026-01-10
    price $259,500
25. 2025-12-09
    price $264,000
26. 2025-11-01
    listed $267,500 Active
27. 2025-06-03
    status Active 304-char remark

    Show marketing remark (304 chars)

    Back on the Market! And a New Roof Coming Soon! This Nice well maintained House is ready to move into! It is located on a Quiet Dead End Street and is close to everything including Schools, Shopping The Beaches, The Space Center, Orlando and Sanford Airports, Port Canaveral, Orlando and the Theme Parks.

28. 2025-05-30
    status Pending 304-char remark

    Show marketing remark (304 chars)

    Back on the Market! And a New Roof Coming Soon! This Nice well maintained House is ready to move into! It is located on a Quiet Dead End Street and is close to everything including Schools, Shopping The Beaches, The Space Center, Orlando and Sanford Airports, Port Canaveral, Orlando and the Theme Parks.

29. 2025-05-30
    historical 304-char remark

    Show marketing remark (304 chars)

    Back on the Market! And a New Roof Coming Soon! This Nice well maintained House is ready to move into! It is located on a Quiet Dead End Street and is close to everything including Schools, Shopping The Beaches, The Space Center, Orlando and Sanford Airports, Port Canaveral, Orlando and the Theme Parks.

30. 2025-05-03
    status Active 304-char remark

    Show marketing remark (304 chars)

    Back on the Market! And a New Roof Coming Soon! This Nice well maintained House is ready to move into! It is located on a Quiet Dead End Street and is close to everything including Schools, Shopping The Beaches, The Space Center, Orlando and Sanford Airports, Port Canaveral, Orlando and the Theme Parks.

31. 2025-04-26
    status Pending 304-char remark

    Show marketing remark (304 chars)

    Back on the Market! And a New Roof Coming Soon! This Nice well maintained House is ready to move into! It is located on a Quiet Dead End Street and is close to everything including Schools, Shopping The Beaches, The Space Center, Orlando and Sanford Airports, Port Canaveral, Orlando and the Theme Parks.

32. 2025-04-17
    price $234,999 304-char remark

    Show marketing remark (304 chars)

    Back on the Market! And a New Roof Coming Soon! This Nice well maintained House is ready to move into! It is located on a Quiet Dead End Street and is close to everything including Schools, Shopping The Beaches, The Space Center, Orlando and Sanford Airports, Port Canaveral, Orlando and the Theme Parks.

33. 2025-03-13
    price $239,000 304-char remark

    Show marketing remark (304 chars)

    Back on the Market! And a New Roof Coming Soon! This Nice well maintained House is ready to move into! It is located on a Quiet Dead End Street and is close to everything including Schools, Shopping The Beaches, The Space Center, Orlando and Sanford Airports, Port Canaveral, Orlando and the Theme Parks.

34. 2025-03-13
    listed $235,000 Active 304-char remark

    Show marketing remark (304 chars)

    Back on the Market! And a New Roof Coming Soon! This Nice well maintained House is ready to move into! It is located on a Quiet Dead End Street and is close to everything including Schools, Shopping The Beaches, The Space Center, Orlando and Sanford Airports, Port Canaveral, Orlando and the Theme Parks.

ⓘ 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: $1,958 · $163/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$34/yr (+$3/mo · 1.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $28,484
• − Mortgage interest: −$13,444
• − Property taxes: −$1,958
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,279
• − Management: −$2,279
• − Depreciation: −$6,982
• Taxable income: $343
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $4,159/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 — Sharpes

• Score: 73/100
• State rank: #302
• US rank: #5144

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharpes, FL
• County: Brevard County · 602,871 people
• City population: 11
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 29,219
• Household income: $86,075
• Rent vs Own: 7.7% rent · 92.3% own
• Severe rent burden: 192.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 5% Black 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -79.36%
• Current HPI: 330.5099
• Rent YoY: ▲ 2.48%
• 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

+6.0% since first listed

18 events — show timeline

• 2026-05-14 Price Changed $249,000 SCMLS
• 2026-04-28 Relisted — SCMLS
• 2026-04-16 Contingent — SCMLS
• 2026-03-22 Relisted — SCMLS
• 2026-03-16 Contingent — SCMLS
• 2026-02-13 Price Changed $254,900 SCMLS
• 2026-02-13 Price Changed $249,999 SCMLS
• 2026-01-10 Price Changed $259,500 SCMLS
• 2025-12-09 Price Changed $264,000 SCMLS
• 2025-11-01 Listed $267,500 SCMLS
• 2025-06-03 Relisted — SCMLS
• 2025-05-30 Pending — SCMLS
• 2025-05-30 Listing Removed — SCMLS
• 2025-05-03 Relisted — SCMLS
• 2025-04-26 Pending — SCMLS
• 2025-04-17 Price Changed $234,999 SCMLS
• 2025-03-13 Price Changed $239,000 SCMLS
• 2025-03-13 Listed $235,000 SCMLS

Property tax history

+8.4%/yr

Latest (2025): $1,958 · +3.0% YoY. Source: county tax records.