2449 Rowland Ct · Mims, FL 32754

$157,900

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 9 Days on market

Built 1997

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.0/10.0
• 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 3 bedroom 2 bath split plan home with large great room open floorplan on this dead end road with plenty of shade trees. A covered front porch well shaded has a ramp from the driveway. lots done to this home since current owner purchased in 2010 like new roof, new A/C ductwork, kitchen and masterbath remodel with new appliances. large lot and there is a chainlink fenced are in back yard, poles are up but fence has been rolled up and still is on property near the 8'X10' shed which is also included with sale. Vaulted ceiling and and indoor laundry room with washer and dryer included. Ready to move into !

Key facts

• Room for rv parking
• 2 sheds on property
• Built 1997

Tags

• ROOM FOR RV PARKING
• ROOM FOR BOAT PARKING
• 2 SHEDS ON PROPERTY

Property features AI

Exterior

• Home design: Built in 1997
• Construction: 1997 construction
• Exterior features: Located in the Bradford Manor subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $158k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).

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: schools 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.
• 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 19y 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.
• Current owner paid $90k; list at $158k implies a 75% 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; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.00% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 8.3

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-12,956
• Equity at exit: $23,543

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $4,978
• Equity at exit: $13,652

Cash invested: $44,212 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,580 medium
• Mortgage (P&I): −$828
• Tax from tax record: −$156 /mo · $1,874/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $198

Break-even live

Break-even rent $1,329

Max offer price $157,900

Occupancy floor 82%

Sensitivity live

Price	-10% $288	-5% $243	+0% $198	+5% $154	+10% $109
Rent	-10% $74	-5% $136	+0% $198	+5% $261	+10% $323
Rate	-1.0pp $278	-0.5pp $238	base $198	+0.5pp $157	+1.0pp $116

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: $39,475
• Closing costs: $4,737
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-06
   status Under Contract
2. 2026-04-27
   listed $157,900 Active
3. 2018-07-25
   soldstatus $90,400
4. 2018-07-19
   soldstatus $90,400 614-char remark

   Show marketing remark (614 chars)

   Nice 3 bedroom 2 bath split plan home with large great room open floorplan on this dead end road with plenty of shade trees. A covered front porch well shaded has a ramp from the driveway. lots done to this home since current owner purchased in 2010 like new roof, new A/C ductwork, kitchen and masterbath remodel with new appliances. large lot and there is a chainlink fenced are in back yard, poles are up but fence has been rolled up and still is on property near the 8'X10' shed which is also included with sale. Vaulted ceiling and and indoor laundry room with washer and dryer included. Ready to move into !

5. 2018-05-09
   listed $86,900 614-char remark

   Show marketing remark (614 chars)

   Nice 3 bedroom 2 bath split plan home with large great room open floorplan on this dead end road with plenty of shade trees. A covered front porch well shaded has a ramp from the driveway. lots done to this home since current owner purchased in 2010 like new roof, new A/C ductwork, kitchen and masterbath remodel with new appliances. large lot and there is a chainlink fenced are in back yard, poles are up but fence has been rolled up and still is on property near the 8'X10' shed which is also included with sale. Vaulted ceiling and and indoor laundry room with washer and dryer included. Ready to move into !

6. 2018-05-07
   historical 378-char remark

   Show marketing remark (378 chars)

   Being Sold AS IS! Nicely kept manufactured home. Covered front porch w/ ramp to home. Split bedroom plan with newly tiled master shower . Large deck off the back of the home. Inside laundry room w/ washer & dryer included. Vaulted ceiling in living area. Very neat and clean. 8x12 shed included on property. The home is located on a nice cul-de-sac. Easy access to I 95.

7. 2018-04-19
   listed $89,000 378-char remark

   Show marketing remark (378 chars)

   Being Sold AS IS! Nicely kept manufactured home. Covered front porch w/ ramp to home. Split bedroom plan with newly tiled master shower . Large deck off the back of the home. Inside laundry room w/ washer & dryer included. Vaulted ceiling in living area. Very neat and clean. 8x12 shed included on property. The home is located on a nice cul-de-sac. Easy access to I 95.

8. 2018-04-19
   historical

   Show marketing remark (378 chars)

   Being Sold AS IS! Nicely kept manufactured home. Covered front porch w/ ramp to home. Split bedroom plan with newly tiled master shower . Large deck off the back of the home. Inside laundry room w/ washer & dryer included. Vaulted ceiling in living area. Very neat and clean. 8x12 shed included on property. The home is located on a nice cul-de-sac. Easy access to I 95.

9. 2018-03-23
   listed $90,000
10. 2016-08-16
    historical
11. 2016-08-16
    historical
12. 2010-07-23
    listed $68,900
13. 2010-01-28
    soldstatus $20,000
14. 2009-05-06
    listed $24,000
15. 2008-04-13
    historical
16. 2007-11-14
    listed $74,500
17. 2007-10-12
    listed $74,500
18. 2007-09-25
    historical
19. 2007-03-02
    listed $95,000
20. 2004-01-12
    soldstatus $51,500

ⓘ 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: $1,874 · $156/mo
• Projected year-2 tax: $1,874 · $156/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 7/10 Severe
• 🌡 Heat 9/10 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: $18,962
• − Mortgage interest: −$8,845
• − Property taxes: −$1,874
• − Insurance: −$790
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$4,593
• Taxable loss: −$174
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $2,422/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

• 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

+206.6% since first listed

20 events — show timeline

• 2026-05-06 Pending — FSBO.com
• 2026-04-27 Listed $157,900 FSBO.com
• 2018-07-25 Sold (Public Records) $90,400 Public Records
• 2018-07-19 Sold (MLS) $90,400 SCMLS
• 2018-05-09 Listed $86,900 SCMLS
• 2018-05-07 Listing Removed — SCMLS
• 2018-04-19 Listing Removed — SCMLS
• 2018-04-19 Listed $89,000 SCMLS
• 2018-03-23 Listed $90,000 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2010-07-23 Listed $68,900 SCMLS
• 2010-01-28 Sold (MLS) $20,000 SCMLS
• 2009-05-06 Listed $24,000 SCMLS
• 2008-04-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-11-14 Listed $74,500 Stellar MLS as Distributed by MLS Grid
• 2007-10-12 Listed $74,500 SCMLS
• 2007-09-25 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2007-03-02 Listed $95,000 Stellar MLS as Distributed by MLS Grid
• 2004-01-12 Sold (Public Records) $51,500 Public Records

Property tax history

+19.5%/yr

Latest (2025): $1,874 · +2.5% YoY. Source: county tax records.