906 Spruce St · Micco, FL 32976

$142,500

2 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 107 Days on market

Built 1977 7,405 sqft lot

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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 +25.8/30.0
• DSCR +8.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• 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 MLS

House is the''perfedt house to make your own'' This is a wonderful buy. Has a screened porch A fenced in back yard. Inside washer/dryer Perfect place to make a home

Key facts

• Cul de sac
• Newer appliances
• Screened porch

Tags

• NEWER APPLIANCES
• SCREENED PORCH
• FENCED IN YARD
• CUL DE SAC

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $142k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $130k (9.0% 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; 16 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 $985 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.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $129,675 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.25% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.45%
• DSCR: 1.47
• GRM: 6.7

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: 0.98×
• Total profit: $-886
• Equity at exit: $21,247

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $28,019
• Equity at exit: $12,321

Cash invested: $39,900 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,779 high
• Mortgage (P&I): −$747
• Tax from tax record: −$251 /mo · $3,015/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $348

Break-even live

Break-even rent $1,339

Max offer price $142,500

Occupancy floor 75%

Sensitivity live

Price	-10% $428	-5% $388	+0% $348	+5% $307	+10% $267
Rent	-10% $207	-5% $277	+0% $348	+5% $418	+10% $488
Rate	-1.0pp $419	-0.5pp $384	base $348	+0.5pp $311	+1.0pp $273

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Sequoia St Sebastian, FL	2.0	2.0	1156	$1,845	$1.60	24d	1	0.09mi
621 Hyacinth Cir Sebastian, FL	2.0	2.0	1324	$1,850	$1.40	24d	1	0.36mi
904 Red Bud Rd Sebastian, FL	3.0	2.0	1278	$1,500	$1.17	24d	1	0.37mi
914 Pecan Cir Sebastian, FL	2.0	1.0	1000	$1,600	$1.60	24d	1	0.41mi
415 Plover Dr Sebastian, FL	3.0	2.0	1200	$2,400	$2.00	24d	1	0.50mi
629 W Marlin Cir Unit NA Sebastian, FL	2.0	2.0	1104	$1,400	$1.27	14d	1	0.51mi
706 Hyacinth Cir Sebastian, FL	2.0	2.0	1062	$1,750	$1.65	24d	1	0.52mi
7629 Chasta Rd Sebastian, FL	2.0	2.0	958	$1,600	$1.67	24d	1	0.53mi
7606 Cedar Bark Rd Sebastian, FL	2.0	2.0	1273	$1,800	$1.41	24d	1	0.54mi
1207 Marigold Dr Sebastian, FL	2.0	2.0	1104	$1,500	$1.36	24d	1	0.57mi
7597 Cedar Bark Rd Sebastian, FL	2.0	2.0	902	$1,700	$1.88	24d	1	0.57mi
702 Lark Dr Sebastian, FL	3.0	2.0	1296	$1,775	$1.37	24d	1	0.59mi
830 Lychee Dr Sebastian, FL	2.0	2.0	1269	$2,000	$1.58	24d	1	0.88mi
1112 Pocatella Dr Sebastian, FL	2.0	2.0	1370	$1,900	$1.39	24d	1	0.99mi
1315 Barefoot Cir Sebastian, FL	2.0	2.0	1167	$2,300	$1.97	24d	1	1.10mi
8520 US Highway 1 #10 Sebastian, FL	2.0	2.0	1091	$1,800	$1.65	24d	1	1.44mi

Listing history 20 events

1. 2026-03-24
   status Pending 168-char remark

   Show marketing remark (168 chars)

   House is the''perfedt house to make your own'' This is a wonderful buy. Has a screened porch A fenced in back yard. Inside washer/dryer Perfect place to make a home

2. 2026-03-18
   soldstatus $140,000
3. 2026-03-13
   soldstatus $140,000 Closed 168-char remark

   Show marketing remark (168 chars)

   House is the''perfedt house to make your own'' This is a wonderful buy. Has a screened porch A fenced in back yard. Inside washer/dryer Perfect place to make a home

4. 2026-02-03
   status Pending
5. 2025-12-11
   price $142,500
6. 2025-11-24
   status Active
7. 2025-10-22
   status Pending
8. 2025-09-15
   listed $147,500 Active
9. 2025-06-13
   status Active 168-char remark

   Show marketing remark (168 chars)

   House is the''perfedt house to make your own'' This is a wonderful buy. Has a screened porch A fenced in back yard. Inside washer/dryer Perfect place to make a home

10. 2025-06-05
    status Pending 168-char remark

    Show marketing remark (168 chars)

    House is the''perfedt house to make your own'' This is a wonderful buy. Has a screened porch A fenced in back yard. Inside washer/dryer Perfect place to make a home

11. 2025-06-05
    historical 168-char remark

    Show marketing remark (168 chars)

    House is the''perfedt house to make your own'' This is a wonderful buy. Has a screened porch A fenced in back yard. Inside washer/dryer Perfect place to make a home

12. 2025-05-30
    listed $120,000 Active 168-char remark

    Show marketing remark (168 chars)

    House is the''perfedt house to make your own'' This is a wonderful buy. Has a screened porch A fenced in back yard. Inside washer/dryer Perfect place to make a home

13. 2019-09-23
    historical 217-char remark

    Show marketing remark (217 chars)

    THIS IS A DARLING FLORIDIAN COTTAGE COMPLETELY RE MODELED WITH ALL THE EXTRAS. NEW FLOORING - NEW KITCHEN CABINETS - NEW TUB AND SHOWERS - NEW WATER HEATER. FENCED IN YARD WITH LOVELY SCREENED RAISED SCREENED PORCH.

14. 2019-08-09
    listed $119,500 217-char remark

    Show marketing remark (217 chars)

    THIS IS A DARLING FLORIDIAN COTTAGE COMPLETELY RE MODELED WITH ALL THE EXTRAS. NEW FLOORING - NEW KITCHEN CABINETS - NEW TUB AND SHOWERS - NEW WATER HEATER. FENCED IN YARD WITH LOVELY SCREENED RAISED SCREENED PORCH.

15. 2018-03-09
    soldstatus $68,000
16. 2007-07-05
    soldstatus $55,000
17. 2007-06-29
    soldstatus $55,000
18. 2006-11-06
    listed $64,900
19. 2002-11-06
    soldstatus $56,000
20. 1977-07-01
    soldstatus $42,000

ⓘ 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: $3,015 · $251/mo
• Projected year-2 tax: $3,015 · $251/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 5/10 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: $21,348
• − Mortgage interest: −$7,982
• − Property taxes: −$3,015
• − Insurance: −$712
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$4,145
• Taxable income: $2,077
• Est. tax owed @ 24.0%: −$499
• After-tax cash flow: $3,672/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

+233.3% since first listed

20 events — show timeline

• 2026-03-24 Pending — SCMLS
• 2026-03-18 Sold (Public Records) $140,000 Public Records
• 2026-03-13 Sold (MLS) $140,000 SCMLS
• 2026-02-03 Pending — SCMLS
• 2025-12-11 Price Changed $142,500 SCMLS
• 2025-11-24 Relisted — SCMLS
• 2025-10-22 Pending — SCMLS
• 2025-09-15 Listed $147,500 SCMLS
• 2025-06-13 Relisted — SCMLS
• 2025-06-05 Pending — SCMLS
• 2025-06-05 Listing Removed — SCMLS
• 2025-05-30 Listed $120,000 SCMLS
• 2019-09-23 Listing Removed — SCMLS
• 2019-08-09 Listed $119,500 SCMLS
• 2018-03-09 Sold (Public Records) $68,000 Public Records
• 2007-07-05 Sold (Public Records) $55,000 Public Records
• 2007-06-29 Sold (MLS) $55,000 SCMLS
• 2006-11-06 Listed $64,900 SCMLS
• 2002-11-06 Sold (Public Records) $56,000 Public Records
• 1977-07-01 Sold (Public Records) $42,000 Public Records

Property tax history

+19.9%/yr

Latest (2025): $3,015 · +6.1% YoY. Source: county tax records.