3905 Sugar Berry Pl · Cocoa, FL 32926

$189,000

3 bd · 2.0 ba · 1,487 sqft · Manufactured public records · 19 Days on market

Built 1986 0.53 ac lot $115/mo HOA · 6% of rent

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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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.7/10.0
• 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

This is a 3 bedroom 2 bath home in a 55+ community and you own the land. Low COA fees of $115 per month. This is a newly renovated/updated move-in ready home. Upgrades include new roof, air and heating system, and all updated plumbing inside and out. All new kitchen including soft close cabinets, all 4 major appliances, quartz countertops and a built in pantry. All flooring is Vinyl planks. Also, new hot water heater, new vanities in both bathroom, all new outlets and switches throughout. Will work with a selling agent.

Key facts

• Lakefront community
• Club house
• Pool

Tags

• LAKEFRONT COMMUNITY
• CLUB HOUSE
• POOL
• NEW ROOF
• HVAC SYSTEM
• UPDATED PLUMBING

Property features AI

Finance

• Other: Unfurnished; Living area approximately 1,697; Lot size approximately 0.53 acres
• HOA & community: Association fee $115 monthly; Association amenities: Clubhouse, Laundry, Maintenance of grounds, Management (part time), RV/Boat storage, Shuffleboard court; Gated community; Senior community; Pets allowed (cats and dogs; number limit applies)

Exterior

• Parking: Carport (2 spaces)
• Security: Gated community
• Utilities: Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured home; One level (entry level 1); Faces north
• Construction: Frame construction with vinyl siding; Built as a manufactured home
• Exterior features: Front screened porch; Front porch; Security gate; Shingle roof; Cleared lot; Corner lot; Located on a dead-end street; Private road with asphalt surface

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Wall/window unit(s); Has heating and cooling
• Interior features: Breakfast bar; Built-in features; Ceiling fans; Eat-in kitchen; Open floorplan; Pantry; Primary bathroom with shower (no tub); Vaulted ceilings; Accessible approach with ramp; Central living area; Grip-accessible features
• 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 $189k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $186k (1.5% 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.
• Zoned schools: Saturn Elementary School (math 23% / reading 29%, grade F, #2,015 of 2,144 statewide, top 94%, 643 students, 81% FRL); Ronald Mcnair Magnet Middle School (math 58% / reading 50%, grade B-, #196 of 571 statewide, top 36%, 364 students, 58% FRL); Rockledge Senior High School (math 27% / reading 49%, grade F, #328 of 667 statewide, top 50%, 1,558 students, 50% FRL) — zoned schools average 63% FRL vs 43% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 55% district-wide (-16 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 fast (+5.6%/yr); 291 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 34% 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 $6k 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 19 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 6 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 $70k; list at $189k implies a 170% 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 $186,165 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.07% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 7.8

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-10,690
• Equity at exit: $28,181

10-year hold

• IRR: 7.4%
• Equity multiple: 1.62×
• Total profit: $33,068
• Equity at exit: $16,341

Cash invested: $52,920 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,023 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$187 /mo · $2,239/yr
• Insurance: −$79
• HOA: −$115
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $227

Break-even live

Break-even rent $1,736

Max offer price $189,000

Occupancy floor 84%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
527 A Ln Cocoa, FL	3.0	1.0	1500	$1,800	$1.20	23d	1	0.68mi
3782 Catalina Dr Cocoa, FL	3.0	2.0	1404	$2,075	$1.48	23d	1	1.06mi
4164 Fishermans Pl Cocoa, FL	2.0	2.0	1200	$1,625	$1.35	23d	1	1.45mi

HOA detail

• Monthly dues: $115 · $1,380/yr
• Likely covers: water

Listing history 14 events

1. 2026-06-18
   days on market $189,000 Active 19 DOM
2. 2026-06-17
   days on market $189,000 Active 18 DOM
3. 2026-06-16
   days on market $189,000 Active 17 DOM
4. 2026-06-15
   days on market $189,000 Active 16 DOM
5. 2026-06-14
   days on market $189,000 Active 14 DOM
6. 2026-06-10
   days on market $189,000 Active 11 DOM
7. 2026-06-08
   days on market $189,000 Active 9 DOM
8. 2026-06-07
   days on market $189,000 Active 8 DOM
9. 2026-06-05
   days on market $189,000 Active 5 DOM
10. 2026-06-03
    days on market $189,000 Active 4 DOM
11. 2026-06-02
    days on market $189,000 Active 3 DOM
12. 2026-06-01
    days on market $189,000 Active 2 DOM
13. 2026-05-31
    remarks 687-char remark
14. 2026-05-31
    listed $189,000 Active 1 DOM

ⓘ 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: $2,239 · $187/mo
• Projected year-2 tax: $2,239 · $187/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 ≥106°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: $24,275
• − Mortgage interest: −$10,587
• − Property taxes: −$2,239
• − Insurance: −$945
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − HOA: −$1,380
• − Depreciation: −$5,498
• Taxable loss: −$258
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $2,782/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
• City population: 67,424
• 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

+170.4% since first listed

27 events — show timeline

• 2026-05-29 Listed $189,000 SCMLS
• 2026-04-27 Listing Removed — SCMLS
• 2026-01-27 Listed $195,500 SCMLS
• 2025-09-09 Sold (Public Records) $70,000 Public Records
• 2025-09-05 Sold (MLS) $70,000 SCMLS
• 2025-08-23 Contingent — SCMLS
• 2025-08-04 Price Changed $95,000 SCMLS
• 2025-07-28 Price Changed $100,000 SCMLS
• 2025-06-26 Price Changed $105,000 SCMLS
• 2025-06-21 Price Changed $110,000 SCMLS
• 2025-06-12 Price Changed $115,000 SCMLS
• 2025-05-22 Price Changed $133,000 SCMLS
• 2025-04-23 Price Changed $139,000 SCMLS
• 2025-04-11 Listed $149,900 SCMLS
• 2024-05-01 Pending — SCMLS
• 2024-05-01 Sold (Public Records) $143,500 Public Records
• 2024-05-01 Sold (MLS) $143,500 Stellar MLS as Distributed by MLS Grid
• 2024-05-01 Sold (MLS) $143,500 SCMLS
• 2024-03-22 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-03-22 Contingent — SCMLS
• 2024-03-15 Price Changed $143,500 Stellar MLS as Distributed by MLS Grid
• 2024-03-15 Price Changed $143,500 SCMLS
• 2024-02-19 Listed $157,000 SCMLS
• 2024-02-18 Listed $157,000 Stellar MLS as Distributed by MLS Grid
• 2010-11-03 Sold (Public Records) $57,000 Public Records
• 2010-10-28 Sold (MLS) $57,000 SCMLS
• 2007-12-04 Listed $69,900 SCMLS

Property tax history

+11.1%/yr

Latest (2025): $2,239 · +173.2% YoY. Source: county tax records.