512 Jean Cir · West Melbourne, FL 32904

$169,900

3 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 55 Days on market

Built 1974 6,970 sqft lot $126/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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.7/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready! Roof put on in 2016. New Floors, New Subflooring, New Vapor Barrier!! Fresh paint inside and out! New Kitchen with all new appliances. New vanities in bathrooms - Sip your coffee on the large front porch. - Close to stores and beaches. A MUST SEE!! Monthly maintenance Fee: $100.75 Pays Common Area yards, pool, etc.

Key facts

• Clubhouse
• Newer kitchen
• Community pool

Tags

• COMMUNITY POOL
• CLUBHOUSE
• SCREENED PORCH
• NEWER KITCHEN
• STAINLESS STEEL APPLIANCES
• UPDATED FLOORING

Property features AI

Finance

• HOA & community: Association managed by T&W Mngt. Co.; Monthly association fee of $126.40 (includes grounds maintenance); Voluntary fee of $25; Community amenities: Clubhouse, maintenance of grounds, full-time management, shuffleboard court; Senior community

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home; Faces south
• Construction: Frame construction with vinyl siding
• Exterior features: Covered patio with awning(s); Screened patio

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#73 in FL, #1,214 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A; Watch: commute D+, amenities 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: Meadowlane Primary Elementary School (650 students, 47% FRL); Central Middle School (math 50% / reading 48%, grade C-, #265 of 571 statewide, top 48%, 1,127 students, 53% FRL); Melbourne Senior High School (math 43% / reading 57%, grade D+, #175 of 667 statewide, top 27%, 2,249 students, 31% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents soft (-0.3%/yr); 304 active listings in the ZIP; 13 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).

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

• It's been on market 55 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $124k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.16% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.78×
• Total profit: $-10,678
• Equity at exit: $25,333

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-2,341
• Equity at exit: $14,690

Cash invested: $47,572 (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 32904

• Rents YoY: -0.3%
• Active inventory: 304
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$891
• Tax from tax record: −$113 /mo · $1,361/yr
• Insurance: −$71
• HOA: −$126
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $354

Break-even live

Break-even rent $1,521

Max offer price $169,900

Occupancy floor 77%

Sensitivity live

Price	-10% $451	-5% $403	+0% $354	+5% $306	+10% $258
Rent	-10% $199	-5% $277	+0% $354	+5% $432	+10% $510
Rate	-1.0pp $440	-0.5pp $398	base $354	+0.5pp $310	+1.0pp $266

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4850 Sutton Ave Melbourne, FL	3.0	2.0	1166	$1,850	$1.59	15d	1	0.32mi
515 Jennifer Cir Melbourne, FL	2.0	2.0	828	$1,600	$1.93	24d	1	0.35mi
760 John Adams Ln Melbourne, FL	3.0	2.0	1288	$1,950	$1.51	24d	1	0.45mi
4850 Heritage Lakes BLVD West Melbourne, FL	1.0–3.0	1.0–2.5	1018	$2,444	$2.40	15d	119	0.69mi
3020 Mary St Melbourne, FL	3.0	1.0	1072	$2,095	$1.95	24d	1	0.89mi
49 Piney Branch Way Unit A Melbourne, FL	2.0	2.5	1288	$1,600	$1.24	15d	1	0.92mi
135 NW Shannon Ave West Melbourne, FL	2.0	2.0	900	$1,850	$2.06	20d	1	1.07mi
2114 Nebula Way West Melbourne, FL	1.0–2.0	1.0–2.0	982	$2,031	$2.07	15d	15	1.10mi
2824 Coleman Ct Melbourne Village, FL	2.0	2.0	1200	$1,600	$1.33	24d	1	1.17mi
122 Laurel Oak St West Melbourne, FL	2.0	1.0	1008	$1,450	$1.44	24d	1	1.19mi
1152 Bainbury Ln Melbourne, FL	3.0	2.0	1297	$2,000	$1.54	24d	1	1.31mi
101 San Paulo Cir Unit 14-101 Melbourne, FL	2.0	2.0	1220	$1,500	$1.23	15d	1	1.31mi
223 San Paulo Cir Unit 8-223 Melbourne, FL	2.0	2.0	1080	$1,500	$1.39	24d	1	1.35mi

HOA detail

• Monthly dues: $126 · $1,512/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-08
   days on market $169,900 Active 55 DOM
2. 2026-06-07
   days on market $169,900 Active 54 DOM
3. 2026-06-05
   days on market $169,900 Active 51 DOM
4. 2026-06-03
   days on market $169,900 Active 50 DOM
5. 2026-06-02
   days on market $169,900 Active 49 DOM
6. 2026-06-01
   days on market $169,900 Active 48 DOM
7. 2026-05-31
   days on market $169,900 Active 47 DOM
8. 2026-05-31
   days on market $169,900 Active 46 DOM
9. 2026-05-11
   price $169,900
10. 2026-04-14
    listed $175,000 Active
11. 2024-12-30
    historical $1,550
12. 2024-11-15
    price $1,550
13. 2024-10-05
    listed $1,650
14. 2021-02-22
    soldstatus $124,000 Closed 335-char remark

    Show marketing remark (335 chars)

    Move in Ready! Roof put on in 2016. New Floors, New Subflooring, New Vapor Barrier!! Fresh paint inside and out! New Kitchen with all new appliances. New vanities in bathrooms - Sip your coffee on the large front porch. - Close to stores and beaches. A MUST SEE!! Monthly maintenance Fee: $100.75 Pays Common Area yards, pool, etc.

15. 2021-02-13
    historical Contingent 335-char remark

    Show marketing remark (335 chars)

    Move in Ready! Roof put on in 2016. New Floors, New Subflooring, New Vapor Barrier!! Fresh paint inside and out! New Kitchen with all new appliances. New vanities in bathrooms - Sip your coffee on the large front porch. - Close to stores and beaches. A MUST SEE!! Monthly maintenance Fee: $100.75 Pays Common Area yards, pool, etc.

16. 2021-02-08
    price $129,900 335-char remark

    Show marketing remark (335 chars)

    Move in Ready! Roof put on in 2016. New Floors, New Subflooring, New Vapor Barrier!! Fresh paint inside and out! New Kitchen with all new appliances. New vanities in bathrooms - Sip your coffee on the large front porch. - Close to stores and beaches. A MUST SEE!! Monthly maintenance Fee: $100.75 Pays Common Area yards, pool, etc.

17. 2021-01-28
    listed $135,000 Active 335-char remark

    Show marketing remark (335 chars)

    Move in Ready! Roof put on in 2016. New Floors, New Subflooring, New Vapor Barrier!! Fresh paint inside and out! New Kitchen with all new appliances. New vanities in bathrooms - Sip your coffee on the large front porch. - Close to stores and beaches. A MUST SEE!! Monthly maintenance Fee: $100.75 Pays Common Area yards, pool, etc.

18. 2020-11-18
    soldstatus $53,000 Closed 330-char remark

    Show marketing remark (330 chars)

    -IS THE ONE YOU HAVE BEEN WAITING FOR? -PRICED REDUCED!!!!!!!!!! -NEEDS SOMEONE WITH A LITTLE IMAGINATION TO MAKE A SHOW PLACE!- -NEEDS TLC / -SELLING ''AS IS'' -OWNERSHIP WAS FROM AN ESTATE -SELLER HAS NO KNOWLEDGE OF CONDITION- Monthly Maintenance Fee: $100.75 Pays common area yards, pool, etc.

19. 2020-11-11
    historical Contingent 330-char remark

    Show marketing remark (330 chars)

    -IS THE ONE YOU HAVE BEEN WAITING FOR? -PRICED REDUCED!!!!!!!!!! -NEEDS SOMEONE WITH A LITTLE IMAGINATION TO MAKE A SHOW PLACE!- -NEEDS TLC / -SELLING ''AS IS'' -OWNERSHIP WAS FROM AN ESTATE -SELLER HAS NO KNOWLEDGE OF CONDITION- Monthly Maintenance Fee: $100.75 Pays common area yards, pool, etc.

20. 2020-10-27
    price $69,900 330-char remark

    Show marketing remark (330 chars)

    -IS THE ONE YOU HAVE BEEN WAITING FOR? -PRICED REDUCED!!!!!!!!!! -NEEDS SOMEONE WITH A LITTLE IMAGINATION TO MAKE A SHOW PLACE!- -NEEDS TLC / -SELLING ''AS IS'' -OWNERSHIP WAS FROM AN ESTATE -SELLER HAS NO KNOWLEDGE OF CONDITION- Monthly Maintenance Fee: $100.75 Pays common area yards, pool, etc.

21. 2020-10-16
    listed $79,900 Active 330-char remark

    Show marketing remark (330 chars)

    -IS THE ONE YOU HAVE BEEN WAITING FOR? -PRICED REDUCED!!!!!!!!!! -NEEDS SOMEONE WITH A LITTLE IMAGINATION TO MAKE A SHOW PLACE!- -NEEDS TLC / -SELLING ''AS IS'' -OWNERSHIP WAS FROM AN ESTATE -SELLER HAS NO KNOWLEDGE OF CONDITION- Monthly Maintenance Fee: $100.75 Pays common area yards, pool, etc.

22. 1980-01-01
    soldstatus $39,000
23. 1977-11-01
    soldstatus $27,000

ⓘ 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: $1,361 · $113/mo
• Projected year-2 tax: $1,410 · $118/mo
• Expected delta: +$49/yr (+$4/mo · 3.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 22 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: $23,631
• − Mortgage interest: −$9,517
• − Property taxes: −$1,361
• − Insurance: −$850
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − HOA: −$1,512
• − Depreciation: −$4,943
• Taxable income: $1,667
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $3,854/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 — West Melbourne

• Score: 82/100
• State rank: #73
• US rank: #1214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Melbourne, FL
• County: Brevard County · 602,871 people
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 37,241
• Household income: $90,673
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 597.0

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% Hispanic / Latino 14% Two or more races 10% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 2% Chinese 2%

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: ▼ -195.98%
• Current HPI: 304.2546
• Rent YoY: ▼ -0.32%
• 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

+529.3% since first listed

15 events — show timeline

• 2026-05-11 Price Changed $169,900 SCMLS
• 2026-04-14 Listed $175,000 SCMLS
• 2024-12-30 Rental Removed $1,550 SCMLS
• 2024-11-15 Price Changed $1,550 SCMLS
• 2024-10-05 Listed for Rent $1,650 SCMLS
• 2021-02-22 Sold (MLS) $124,000 SCMLS
• 2021-02-13 Contingent — SCMLS
• 2021-02-08 Price Changed $129,900 SCMLS
• 2021-01-28 Listed $135,000 SCMLS
• 2020-11-18 Sold (MLS) $53,000 SCMLS
• 2020-11-11 Contingent — SCMLS
• 2020-10-27 Price Changed $69,900 SCMLS
• 2020-10-16 Listed $79,900 SCMLS
• 1980-01-01 Sold (Public Records) $39,000 Public Records
• 1977-11-01 Sold (Public Records) $27,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,361 · +7.5% YoY. Source: county tax records.