7579 Boxelder Rd · Micco, FL 32976

$150,000

2 bd · 2.0 ba · 1,073 sqft · Manufactured public records · 76 Days on market

Built 1990 5,663 sqft lot $75/mo HOA · 4% 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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well cared for 2 bed 2 bath home in the desirable Snug Harbor community! Major updates already completed. Roof 2024, HVAC 2025, washer/dryer 2026. Refrigerator and dishwasher 2021. Reverse osmosis water filtration 2022. Both bathrooms updated. Home is wired to plug in a generator. Irrigation system operates from a private well. Amenities include pool, pickleball courts, and community center including fitness center, library, and meeting rooms. Don't miss your opportunity to own this move in ready gem in a welcoming and amenity rich community .

Key facts

• Pickleball courts
• Community center
• Irrigation system

Tags

• MAJOR UPDATES COMPLETED
• WIRED TO PLUG IN A GENERATOR
• IRRIGATION SYSTEM
• POOL
• PICKLEBALL COURTS
• COMMUNITY CENTER

Property features AI

Finance

• Other: Furnished; No private pool
• HOA & community: Part of Snug Harbor Master association; Monthly association fee of $75; Association amenities: barbecue, clubhouse, fitness center, grounds maintenance, full-time management, pickleball, RV/boat storage, shuffleboard court, trash; Senior community

Exterior

• Parking: Attached carport; 2 carport spaces; Off-street parking
• Utilities: Public sewer; Water available; Electricity available; Natural gas available; Cable available; Sewer connected
• Home design: Single family residence; One story; Faces west; Manufactured home / Ranch style; Residential use
• Construction: Vinyl siding; Shingle roof
• Exterior features: Front porch; Screened porch; Porch; Shed(s); Sprinklers in front; City street frontage; Asphalt road surface

Interior

• Kitchen: Electric cooktop; Electric range; Dishwasher; Freezer; Refrigerator; Water softener (owned)
• Bedrooms: 2 bedrooms (both on the first floor)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast nook; Ceiling fans; Primary bathroom with shower (no tub); Walk-in closet(s)
• Laundry & utility: Washer and dryer included; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#633 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment 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.
• Zoned schools: Sunrise Elementary School (math 52% / reading 57%, grade C, #892 of 2,144 statewide, top 44%, 759 students, 58% FRL); Southwest Middle School (math 40% / reading 39%, grade F, #373 of 571 statewide, top 66%, 920 students, 58% FRL); Bayside High School (math 27% / reading 40%, grade F, #400 of 667 statewide, top 61%, 1,854 students, 51% FRL).
• Zoned-school proficiency averages 42% at this address vs 55% district-wide (-12 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: 185 active listings in the ZIP; 15 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $150k implies a 233% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.34%
• DSCR: 1.50
• GRM: 7.2

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $969
• Equity at exit: $22,365

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $33,374
• Equity at exit: $12,969

Cash invested: $42,000 (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 32976

• Home prices YoY: -18.6%
• Active inventory: 185
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$787
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$62
• HOA: −$75
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $397

Break-even live

Break-even rent $1,245

Max offer price $150,000

Occupancy floor 72%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7597 Cedar Bark Rd Sebastian, FL	2.0	2.0	902	$1,700	$1.88	23d	1	0.05mi
7606 Cedar Bark Rd Sebastian, FL	2.0	2.0	1273	$1,800	$1.41	23d	1	0.08mi
7629 Chasta Rd Sebastian, FL	2.0	2.0	958	$1,600	$1.67	23d	1	0.09mi
415 Plover Dr Sebastian, FL	3.0	2.0	1200	$2,400	$2.00	23d	1	0.34mi
621 Hyacinth Cir Sebastian, FL	2.0	2.0	1324	$1,850	$1.40	23d	1	0.66mi
909 Sequoia St Sebastian, FL	2.0	2.0	1156	$1,845	$1.60	23d	1	0.67mi
706 Hyacinth Cir Sebastian, FL	2.0	2.0	1062	$1,750	$1.65	23d	1	0.71mi
904 Red Bud Rd Sebastian, FL	3.0	2.0	1278	$1,500	$1.17	23d	1	0.81mi
629 W Marlin Cir Unit NA Sebastian, FL	2.0	2.0	1104	$1,400	$1.27	14d	1	0.86mi
914 Pecan Cir Sebastian, FL	2.0	1.0	1000	$1,600	$1.60	23d	1	1.02mi
1207 Marigold Dr Sebastian, FL	2.0	2.0	1104	$1,500	$1.36	23d	1	1.06mi
830 Lychee Dr Sebastian, FL	2.0	2.0	1269	$2,000	$1.58	23d	1	1.18mi
702 Lark Dr Sebastian, FL	3.0	2.0	1296	$1,775	$1.37	23d	1	1.21mi
8520 US Highway 1 #10 Sebastian, FL	2.0	2.0	1091	$1,800	$1.65	23d	1	1.31mi
1112 Pocatella Dr Sebastian, FL	2.0	2.0	1370	$1,900	$1.39	23d	1	1.45mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: waterpoolgym

Listing history 18 events

1. 2026-06-18
   days on market $150,000 Active 76 DOM
2. 2026-06-17
   days on market $150,000 Active 75 DOM
3. 2026-06-16
   days on market $150,000 Active 74 DOM
4. 2026-06-15
   days on market $150,000 Active 73 DOM
5. 2026-06-14
   days on market $150,000 Active 71 DOM
6. 2026-06-10
   days on market $150,000 Active 68 DOM
7. 2026-06-08
   days on market $150,000 Active 66 DOM
8. 2026-06-07
   days on market $150,000 Active 65 DOM
9. 2026-06-05
   days on market $150,000 Active 62 DOM
10. 2026-06-03
    days on market $150,000 Active 61 DOM
11. 2026-06-02
    days on market $150,000 Active 60 DOM
12. 2026-06-01
    days on market $150,000 Active 59 DOM
13. 2026-05-31
    days on market $150,000 Active 58 DOM
14. 2026-05-31
    days on market $150,000 Active 57 DOM
15. 2026-04-03
    listed $150,000 Active
16. 1994-03-29
    soldstatus $45,000
17. 1990-11-30
    soldstatus $48,900
18. 1988-02-01
    soldstatus $1,356,000

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$527/yr (+$44/mo · 73.5%)

ⓘ 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 ≥105°F today · 25 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: $20,975
• − Mortgage interest: −$8,402
• − Property taxes: −$718
• − Insurance: −$750
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − HOA: −$900
• − Depreciation: −$4,364
• Taxable income: $2,486
• Est. tax owed @ 24.0%: −$597
• After-tax cash flow: $4,167/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 — Micco

• Score: 65/100
• State rank: #633
• US rank: #12408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Micco, FL
• Population (ZIP): 9,237

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 1% Asian 1%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -73.57%
• Current HPI: 321.5196
• 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

-88.9% since first listed

4 events — show timeline

• 2026-04-03 Listed $150,000 SCMLS
• 1994-03-29 Sold (Public Records) $45,000 Public Records
• 1990-11-30 Sold (Public Records) $48,900 Public Records
• 1988-02-01 Sold (Public Records) $1,356,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $718 · +6.8% YoY. Source: county tax records.