5377 Beck Dr · Sharpes, FL 32927

$239,000

2 bd · 2.0 ba · 1,247 sqft · Manufactured public records · 32 Days on market

Built 2008 0.29 ac lot

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Why this score? — see what drove the D- 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 +11.5/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• 1% rule +3.1/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 5377 Beck Drive, a beautifully renovated 2-bedroom, 2-bathroom single-family home nestled in Cocoa, Florida. This move-in ready home features fresh interior and exterior paint, updated windows, and vinyl flooring throughout, giving it a clean, modern feel from the moment you walk in. The spacious living room offers plenty of room to relax and entertain, with a sliding glass door that fills the space with natural light and opens to the backyard. The kitchen is well-equipped with warm wood cabinetry, granite-style countertops, and a full suite of stainless steel appliances including a refrigerator, range, microwave, and dishwasher. The generous primary bedroom measures over 15x16 f

Key facts

• Vinyl flooring
• Warm wood cabinetry
• Updated windows

Tags

• UPDATED WINDOWS
• VINYL FLOORING
• SPACIOUS LIVING ROOM
• SLIDING GLASS DOOR
• NATURAL LIGHT
• WARM WOOD CABINETRY

Property features AI

Finance

• Other: Homestead exempt; Residential zoning (TR1)
• HOA & community: No HOA

Exterior

• Parking: Attached garage; 1-car garage
• Utilities: Public water; Public sewer; Sewer connected; Water connected
• Home design: Single-family residence; One story; South-facing
• Construction: Concrete construction; Shingle roof; Block foundation; Built on a lot of about 0.29 acres (1/4 to less than 1/2 acre)
• Exterior features: Private mailbox; Asphalt road frontage; Lot dimensions approximately 90 x 140

Interior

• Kitchen: Built-in oven; Dishwasher; Microwave; Refrigerator; Freezer
• Bedrooms: 2 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Thermostat; Window treatments; 7 total rooms
• Laundry & utility: Laundry located in the garage; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $239k.

Deal economics

• At list price, monthly cash flow is $-79 ($-949/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (19.1% below list).
• Recommended offer: $193k (19.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#302 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: employment C-, amenities F, health & safety 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: Fairglen Elementary School (math 34% / reading 38%, grade F, #1,670 of 2,144 statewide, top 78%, 617 students, 71% FRL); Cocoa Beach Junior/Senior High School (math 65% / reading 66%, grade B, #75 of 667 statewide, top 11%, 982 students, 30% FRL).
• Market conditions: Rents rising (+2.5%/yr); 227 active listings in the ZIP; 3 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 32 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $239k implies a 1812% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,355 (19.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 10.3

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-44,770
• Equity at exit: $35,636

10-year hold

• IRR: -12.9%
• Equity multiple: 0.26×
• Total profit: $-49,551
• Equity at exit: $20,664

Cash invested: $66,920 (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 32927

• Home prices YoY: -19.4%
• Rents YoY: 2.5%
• Active inventory: 227
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,934 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$254 /mo · $3,044/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-79

Break-even live

Break-even rent $2,034

Max offer price $225,030

Occupancy floor 99%

Sensitivity live

Price	-10% $56	-5% $-11	+0% $-79	+5% $-147	+10% $-214
Rent	-10% $-232	-5% $-155	+0% $-79	+5% $-3	+10% $74
Rate	-1.0pp $41	-0.5pp $-18	base $-79	+0.5pp $-141	+1.0pp $-204

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6877 Blue Bonnet Dr Cocoa, FL	2.0	1.0	720	$1,500	$2.08	25d	1	0.79mi
100 Canebreakers Dr Cocoa, FL	2.0–3.0	2.0–2.5	1362	$1,750	$1.28	25d	2	1.04mi
6385 Wien Ln Cocoa, FL	3.0	2.0	1350	$2,350	$1.74	21d	1	1.33mi

Listing history 17 events

1. 2026-06-22
   days on market $239,000 Active 32 DOM
2. 2026-06-18
   days on market $239,000 Active 29 DOM
3. 2026-06-17
   days on market $239,000 Active 28 DOM
4. 2026-06-16
   days on market $239,000 Active 27 DOM
5. 2026-06-15
   days on market $239,000 Active 26 DOM
6. 2026-06-14
   days on market $239,000 Active 24 DOM
7. 2026-06-10
   days on market $239,000 Active 21 DOM
8. 2026-06-08
   days on market $239,000 Active 19 DOM
9. 2026-06-07
   days on market $239,000 Active 18 DOM
10. 2026-06-05
    days on market $239,000 Active 15 DOM
11. 2026-06-03
    days on market $239,000 Active 14 DOM
12. 2026-06-02
    days on market $239,000 Active 13 DOM
13. 2026-06-01
    days on market $239,000 Active 12 DOM
14. 2026-05-31
    days on market $239,000 Active 11 DOM
15. 2026-05-31
    days on market $239,000 Active 10 DOM
16. 2026-05-20
    listed $239,000 Active
17. 1987-06-01
    soldstatus $12,500

ⓘ 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: $3,044 · $254/mo
• Projected year-2 tax: $3,044 · $254/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 6/10 Major
• 🌡 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: $23,203
• − Mortgage interest: −$13,388
• − Property taxes: −$3,044
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$6,953
• Taxable loss: −$5,089
• Est. tax savings @ 24.0%: +$1,221
• After-tax cash flow: $272/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 — Sharpes

• Score: 73/100
• State rank: #302
• US rank: #5144

Category grades

Amenities F Commute A+ Cost of living A+ Crime A+ Employment C- 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: 11
• 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

+1812.0% since first listed

2 events — show timeline

• 2026-05-20 Listed $239,000 Stellar MLS as Distributed by MLS Grid
• 1987-06-01 Sold (Public Records) $12,500 Public Records

Property tax history

+12.3%/yr

Latest (2025): $3,044 · +7.2% YoY. Source: county tax records.