2741 Corsair Ct Unit D-29 · Melbourne Beach, FL 32951

$210,000

2 bd · 1.5 ba · 805 sqft · Manufactured · 439 Days on market

Built 1978 871 sqft lot $315/mo HOA · 12% of rent ↓ 8% since listing

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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 +20.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +6.5/10.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious and beautifully maintained doublewide in the sought after A1A Condo Park, an ocean to riverfront 55+ community. Fabulous location, set back in a culled sac, surrounded by gorgeous vegetation in a very private setting! Open floor plan, kitchen updated (new kitchen cabinets & quartz counter tops in 2023), A/C (7 years old), updated electrical panel. Beautiful laminate flooring throughout home with new 3/4'' Plywood sub-floors, huge master bedroom and kitchen, family room leads to fully enclosed porch (10x13). Attached carport (28x12) with full size washer/dryer in utility room. Carport and parking spaces in front will accommodate 4 cars! This friendly community offers shufflebo

Key facts

• Open floor plan
• Laminate flooring
• Ocean to riverfront

Tags

• OCEAN TO RIVERFRONT
• CULLED SAC
• OPEN FLOOR PLAN
• UPDATED KITCHEN
• LAMINATE FLOORING
• FULLY ENCLOSED EDITION

Property features AI

Finance

• Other: Partially furnished
• HOA & community: Part of A1A Condo Association; Monthly association fee; Association amenities include barbecue, beach access, boat launch, cable TV, laundry, full-time management, shuffleboard court, trash and water; Association fee includes cable TV, internet, grounds maintenance, sewer, trash and water

Exterior

• Parking: Attached carport (1 car) with additional guest parking
• Utilities: Public sewer; Water connected and available; Electricity connected and available; Cable available and connected
• Home design: Manufactured home; Faces west
• Construction: Aluminum siding; Membrane roof
• Exterior features: Front porch (glass enclosed); Back yard with fencing; Many trees on the lot; No private pool

Interior

• Kitchen: Electric oven and range; Refrigerator; Pantry; Eat-in kitchen layout
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Open floor plan; Eat-in kitchen; Pantry; Primary bathroom with tub and shower
• Laundry & utility: Washer and dryer; Laundry area located in the carport

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#249 in FL, #3,935 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, employment B+; Watch: amenities F, commute F, cost of living 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: Gemini Elementary School (math 80% / reading 79%, grade A, #116 of 2,144 statewide, top 6%, 468 students, 20% FRL); Herbert C. Hoover Middle School (math 67% / reading 64%, grade A-, #95 of 571 statewide, top 17%, 506 students, 38% FRL); Melbourne Senior High School (math 43% / reading 57%, grade D+, #175 of 667 statewide, top 27%, 2,249 students, 31% FRL).
• Market conditions: 218 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 32% of the median local income ($98k/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 439 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 439 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
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: 1.23% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 6.8

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-20,208
• Equity at exit: $31,312

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $959
• Equity at exit: $18,157

Cash invested: $58,800 (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 32951

• Active inventory: 218
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,589 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$315
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $213

Break-even live

Break-even rent $2,320

Max offer price $210,000

Occupancy floor 87%

Sensitivity live

Price	-10% $358	-5% $285	+0% $213	+5% $140	+10% $68
Rent	-10% $8	-5% $110	+0% $213	+5% $315	+10% $417
Rate	-1.0pp $318	-0.5pp $266	base $213	+0.5pp $158	+1.0pp $103

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Richards Rd Melbourne Beach, FL	2.0	1.0	770	$2,000	$2.60	23d	1	0.74mi
3230 Sand Dunes Ct Melbourne Beach, FL	2.0	2.0	923	$3,000	$3.25	25d	1	0.95mi
3256 Sea Oats Cir Melbourne Beach, FL	2.0	2.0	923	$2,600	$2.82	25d	1	0.95mi
3261 Beach View Way Melbourne Beach, FL	3.0	2.0	1099	$2,200	$2.00	16d	1	1.03mi

HOA detail

• Monthly dues: $315 · $3,780/yr
• Likely covers: electric

Listing history 17 events

1. 2026-06-22
   days on market $210,000 Active 439 DOM
2. 2026-06-18
   days on market $210,000 Active 436 DOM
3. 2026-06-17
   days on market $210,000 Active 435 DOM
4. 2026-06-16
   days on market $210,000 Active 434 DOM
5. 2026-06-15
   days on market $210,000 Active 433 DOM
6. 2026-06-14
   days on market $210,000 Active 431 DOM
7. 2026-06-10
   days on market $210,000 Active 428 DOM
8. 2026-06-08
   days on market $210,000 Active 426 DOM
9. 2026-06-07
   days on market $210,000 Active 425 DOM
10. 2026-06-05
    days on market $210,000 Active 422 DOM
11. 2026-06-03
    days on market $210,000 Active 421 DOM
12. 2026-06-02
    days on market $210,000 Active 420 DOM
13. 2026-06-01
    days on market $210,000 Active 419 DOM
14. 2026-05-31
    days on market $210,000 Active 418 DOM
15. 2026-05-31
    days on market $210,000 Active 417 DOM
16. 2026-01-15
    price $225,000
17. 2025-04-08
    listed $245,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥104°F today · 19 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: $31,070
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,847
• − Repairs & maintenance: −$2,486
• − Management: −$2,486
• − HOA: −$3,780
• − Depreciation: −$6,109
• Taxable loss: −$551
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $2,685/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 — Melbourne Beach

• Score: 75/100
• State rank: #249
• US rank: #3935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brevard County · 602,871 people
• City population: 11,299
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 11,299
• Household income: $98,420
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 196.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -209.56%
• Current HPI: 379.9073
• Rent YoY: —
• 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

-8.2% since first listed

2 events — show timeline

• 2026-01-15 Price Changed $225,000 SCMLS
• 2025-04-08 Listed $245,000 SCMLS