519 Bowman Blvd · Port St. John, FL 32927

$155,000

3 bd · 2.0 ba · 1,058 sqft · Manufactured public records · 17 Days on market

Built 1982 0.25 ac lot

---

Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the heart of Cocoa, is an ideal space for those seeking comfort, convenience, and a hint of adventure. The home is a 2-bedroom, 2-bathroom and sits on a generous plot, with no HOA, all while being just half a mile from the Port St. John boat ramp. This proximity to the water ensures that boating, fishing, and other aquatic activities are always within easy reach. Living here also means being just 10 minutes away from the Kennedy Space Center, which offers unique opportunities to watch rocket launches from your own backyard. Moreover, with Port Canaveral only 15 minutes away, cruise trips and seaside dining options are always on the table. This home is more than just a house; it's a gateway to a lifestyle filled with sunshine, water, and space exploration. Its location and amenit amenit

Key facts

• Large sunroom
• Long driveway
• 0.25 acre lot

Tags

• UPDATED DOUBLE-WIDE HOME
• REMODELED EAT-IN KITCHEN
• LARGE SUNROOM
• LONG DRIVEWAY
• SCREENED-IN FRONT PORCH
• PRIVATELY FENCED BACKYARD

Property features AI

Exterior

• Parking: RV access/parking; Other parking
• Utilities: Septic tank; Cable available; Electricity connected; Water connected
• Home design: Manufactured home; One level; North-facing
• Construction: Frame construction; Shingle roof; Pets allowed
• Exterior features: Covered front porch; Screened porch; Porch; Shed(s); Fenced yard with chain link and wood fencing; Asphalt paved city street frontage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Kitchen island; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window cooling units; No central heating
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen island; Open floor plan; Primary bathroom has a shower (no tub)
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer included; Dryer included; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $738 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 31% 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 $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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $43k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $50k; list at $155k implies a 210% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,675 (1.5% below list)

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. 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.
3. 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.
4. 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: 1.41% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.40%
• DSCR: 1.91
• GRM: 5.9

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: 12.1%
• Equity multiple: 1.48×
• Total profit: $20,716
• Equity at exit: $23,111

10-year hold

• IRR: 20.6%
• Equity multiple: 2.70×
• Total profit: $73,852
• Equity at exit: $13,402

Cash invested: $43,400 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,191 high
• Mortgage (P&I): −$813
• Tax from tax record: −$115 /mo · $1,385/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $738

Break-even live

Break-even rent $1,257

Max offer price $155,000

Occupancy floor 61%

Sensitivity live

Price	-10% $825	-5% $782	+0% $738	+5% $694	+10% $650
Rent	-10% $565	-5% $651	+0% $738	+5% $824	+10% $911
Rate	-1.0pp $816	-0.5pp $777	base $738	+0.5pp $698	+1.0pp $657

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Canebreakers Dr Cocoa, FL	2.0–3.0	2.0–2.5	1362	$2,400	$1.76	25d	2	0.61mi
7020 U.S. 1 Cocoa, FL	2.0	2.0	1002	$1,850	$1.85	16d	1	0.79mi
6385 Wien Ln Cocoa, FL	3.0	2.0	1350	$2,350	$1.74	21d	1	0.82mi
7030 N Highway 1 Unit DD104 Cocoa, FL	2.0	2.0	1002	$1,850	$1.85	25d	1	0.84mi
426 Oakridge Ave Cocoa, FL	3.0	2.0	1286	$1,550	$1.21	25d	1	0.90mi
7200 US-1 Unit 203B Cocoa, FL	2.0	2.0	1002	$1,995	$1.99	23d	1	1.06mi
4270 Fairfax St Cocoa, FL	3.0	2.0	1357	$2,800	$2.06	25d	1	1.32mi
835 Kanawha St Cocoa, FL	2.0	1.0	720	$1,500	$2.08	25d	1	1.38mi
7430 U.S. 1 Unit 201A Cocoa, FL	3.0	2.0	1186	$1,995	$1.68	25d	1	1.39mi
865 Dunbar St Cocoa, FL	3.0	2.0	1307	$2,350	$1.80	25d	1	1.45mi

Listing history 11 events

1. 2026-06-22
   days on market $155,000 Active 17 DOM
2. 2026-06-18
   days on market $155,000 Active 14 DOM
3. 2026-06-17
   days on market $155,000 Active 13 DOM
4. 2026-06-16
   days on market $155,000 Active 12 DOM
5. 2026-06-15
   days on market $155,000 Active 11 DOM
6. 2026-06-14
   days on market $155,000 Active 9 DOM
7. 2026-06-10
   days on market $155,000 Active 6 DOM
8. 2026-06-08
   days on market $155,000 Active 4 DOM
9. 2026-06-07
   days on market $155,000 Active 3 DOM
10. 2026-06-05
    remarks 683-char remark
11. 2026-06-05
    listed $155,000 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: $1,385 · $115/mo
• Projected year-2 tax: $1,385 · $115/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $26,288
• − Mortgage interest: −$8,682
• − Property taxes: −$1,385
• − Insurance: −$775
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − Depreciation: −$4,509
• Taxable income: $6,730
• Est. tax owed @ 24.0%: −$1,615
• After-tax cash flow: $7,238/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 — Port St. John

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Port St. John, FL
• County: Brevard County · 602,871 people
• City population: 28,493
• 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

+675.0% since first listed

9 events — show timeline

• 2026-06-04 Listed $155,000 SCMLS
• 2023-06-29 Sold (MLS) $70,000 Stellar MLS as Distributed by MLS Grid
• 2023-06-29 Sold (MLS) $50,000 SCMLS
• 2023-05-25 Pending — SCMLS
• 2023-05-23 Pending — Stellar MLS as Distributed by MLS Grid
• 2023-05-16 Listed $59,900 Stellar MLS as Distributed by MLS Grid
• 2023-05-16 Listed $59,900 SCMLS
• 1994-05-01 Sold (Public Records) $35,000 Public Records
• 1984-02-01 Sold (Public Records) $20,000 Public Records

Property tax history

+16.1%/yr

Latest (2025): $1,385 · +4.0% YoY. Source: county tax records.