520 Marnie Cir · West Melbourne, FL 32904

$135,000

2 bd · 2.0 ba · 828 sqft · Manufactured public records · 27 Days on market

Built 1977 5,227 sqft lot $128/mo HOA · 7% 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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• 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

Welcome to easy Florida living in this charming 55+ manufactured home community! This well-maintained 2 bedroom, 2 bathroom home features beautiful bamboo flooring and a bright, spacious Florida room that's perfect for morning coffee, evening cocktails, or just enjoying the sunshine without feeding the mosquitoes. The split living space offers comfort and functionality, while the community amenities include a pool and clubhouse where neighbors quickly become friends. Whether you're looking to retire in the sunshine or escape the cold winters as a snowbird, this home offers the relaxed Florida lifestyle people move here for. Conveniently located near shopping, dining, beaches, and everything the Space Coast has to offer. Don't let this one fly south without you!

Key facts

• Clubhouse
• Community amenities
• Florida room

Tags

• FLORIDA ROOM
• BAMBOO FLOORING
• COMMUNITY AMENITIES
• POOL
• CLUBHOUSE
• SHOPPING

Property features AI

Finance

• Other: Furnished; Lot dimensions approximately 59 x 90 (0.12 acres); Unit faces north
• Financial info: Lease restrictions apply
• HOA & community: HOA: Hollywood Estates (monthly fee $126); HOA covers pool and structure maintenance; Community clubhouse and pool; Senior community; Pets allowed; Association fee required

Exterior

• Parking: Carport with 2 spaces
• Utilities: Private water; Public sewer; Cable available; Electricity connected; Concrete road access
• Home design: Manufactured home (double wide); Residential property; One story; Faces north; Entry level: One
• Construction: Vinyl siding; Shingle roof; Other foundation; Built area about 828 square feet
• Exterior features: Awning(s); Storage

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air
• Interior features: Built-in features; Ceiling fans; Blinds and shades
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% 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+, schools 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.
• Market conditions: Rents soft (-0.3%/yr); 304 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $933 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 27 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.14%
• DSCR: 1.45
• GRM: 6.5

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: -4.8%
• Equity multiple: 0.83×
• Total profit: $-6,488
• Equity at exit: $20,129

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,432
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,720 high
• Mortgage (P&I): −$708
• Tax from tax record: −$147 /mo · $1,764/yr
• Insurance: −$56
• HOA: −$128
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $319

Break-even live

Break-even rent $1,315

Max offer price $135,000

Occupancy floor 76%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Jennifer Cir Melbourne, FL	2.0	2.0	828	$1,600	$1.93	23d	1	0.29mi
4850 Heritage Lakes BLVD West Melbourne, FL	1.0–3.0	1.0–2.5	1018	$2,070	$2.03	14d	119	0.75mi
3020 Mary St Melbourne, FL	3.0	1.0	1072	$2,095	$1.95	23d	1	0.83mi
135 NW Shannon Ave West Melbourne, FL	2.0	2.0	900	$1,850	$2.06	19d	1	1.03mi
2114 Nebula Way West Melbourne, FL	1.0–2.0	1.0–2.0	982	$2,031	$2.07	13d	15	1.16mi
126 San Paulo Cir Unit 1-126 Melbourne, FL	1.0	1.0	792	$1,275	$1.61	23d	1	1.18mi
127 San Paulo Cir Unit 1-127 Melbourne, FL	1.0	1.0	792	$1,300	$1.64	23d	1	1.23mi
122 Laurel Oak St West Melbourne, FL	2.0	1.0	1008	$1,450	$1.44	23d	1	1.24mi
164 San Paulo Ct Unit 5-164 Melbourne, FL	1.0	1.0	792	$1,300	$1.64	23d	1	1.24mi
223 San Paulo Cir Unit 8-223 Melbourne, FL	2.0	2.0	1080	$1,500	$1.39	23d	1	1.31mi

HOA detail

• Monthly dues: $128 · $1,536/yr
• Likely covers: pool

Listing history 29 events

1. 2026-06-18
   days on market $135,000 Active 27 DOM
2. 2026-06-17
   days on market $135,000 Active 26 DOM
3. 2026-06-16
   days on market $135,000 Active 25 DOM
4. 2026-06-15
   days on market $135,000 Active 24 DOM
5. 2026-06-14
   days on market $135,000 Active 22 DOM
6. 2026-06-10
   days on market $135,000 Active 19 DOM
7. 2026-06-08
   days on market $135,000 Active 17 DOM
8. 2026-06-07
   days on market $135,000 Active 16 DOM
9. 2026-06-05
   days on market $135,000 Active 13 DOM
10. 2026-06-03
    days on market $135,000 Active 12 DOM
11. 2026-06-02
    days on market $135,000 Active 11 DOM
12. 2026-06-01
    days on market $135,000 Active 10 DOM
13. 2026-05-31
    days on market $135,000 Active 9 DOM
14. 2026-05-31
    days on market $135,000 Active 8 DOM
15. 2026-05-22
    listed $135,000 Active

    Show marketing remark (771 chars)

    Welcome to easy Florida living in this charming 55+ manufactured home community! This well-maintained 2 bedroom, 2 bathroom home features beautiful bamboo flooring and a bright, spacious Florida room that's perfect for morning coffee, evening cocktails, or just enjoying the sunshine without feeding the mosquitoes. The split living space offers comfort and functionality, while the community amenities include a pool and clubhouse where neighbors quickly become friends. Whether you're looking to retire in the sunshine or escape the cold winters as a snowbird, this home offers the relaxed Florida lifestyle people move here for. Conveniently located near shopping, dining, beaches, and everything the Space Coast has to offer. Don't let this one fly south without you!

16. 2026-05-22
    listed $135,000 Active 771-char remark

    Show marketing remark (771 chars)

    Welcome to easy Florida living in this charming 55+ manufactured home community! This well-maintained 2 bedroom, 2 bathroom home features beautiful bamboo flooring and a bright, spacious Florida room that's perfect for morning coffee, evening cocktails, or just enjoying the sunshine without feeding the mosquitoes. The split living space offers comfort and functionality, while the community amenities include a pool and clubhouse where neighbors quickly become friends. Whether you're looking to retire in the sunshine or escape the cold winters as a snowbird, this home offers the relaxed Florida lifestyle people move here for. Conveniently located near shopping, dining, beaches, and everything the Space Coast has to offer. Don't let this one fly south without you!

17. 2025-04-08
    soldstatus $135,000
18. 2025-04-07
    status Pending 572-char remark

    Show marketing remark (572 chars)

    Meticulously maintained home in the popular Hollywood Estates subdivision. This fully furnished home has everything you need. Perfect for retirees or snowbirds! The home is nice and bright and has beautiful Bamboo flooring, giving the home a modern look. The sun porch faces east bathing it in warm natural sunlight. The backyard is a peaceful Oasis with lovingly tended gardens, lush trees providing privacy, and a regal Bismarck Palm tree. The active community boasts a sparkling pool, shuffleboard courts and a clubhouse that hosts many activities and get togethers.

19. 2025-04-07
    soldstatus $135,000 Closed 572-char remark

    Show marketing remark (572 chars)

    Meticulously maintained home in the popular Hollywood Estates subdivision. This fully furnished home has everything you need. Perfect for retirees or snowbirds! The home is nice and bright and has beautiful Bamboo flooring, giving the home a modern look. The sun porch faces east bathing it in warm natural sunlight. The backyard is a peaceful Oasis with lovingly tended gardens, lush trees providing privacy, and a regal Bismarck Palm tree. The active community boasts a sparkling pool, shuffleboard courts and a clubhouse that hosts many activities and get togethers.

20. 2025-03-07
    historical Active Under Contract 572-char remark

    Show marketing remark (572 chars)

    Meticulously maintained home in the popular Hollywood Estates subdivision. This fully furnished home has everything you need. Perfect for retirees or snowbirds! The home is nice and bright and has beautiful Bamboo flooring, giving the home a modern look. The sun porch faces east bathing it in warm natural sunlight. The backyard is a peaceful Oasis with lovingly tended gardens, lush trees providing privacy, and a regal Bismarck Palm tree. The active community boasts a sparkling pool, shuffleboard courts and a clubhouse that hosts many activities and get togethers.

21. 2025-02-28
    listed $135,000 Active 572-char remark

    Show marketing remark (572 chars)

    Meticulously maintained home in the popular Hollywood Estates subdivision. This fully furnished home has everything you need. Perfect for retirees or snowbirds! The home is nice and bright and has beautiful Bamboo flooring, giving the home a modern look. The sun porch faces east bathing it in warm natural sunlight. The backyard is a peaceful Oasis with lovingly tended gardens, lush trees providing privacy, and a regal Bismarck Palm tree. The active community boasts a sparkling pool, shuffleboard courts and a clubhouse that hosts many activities and get togethers.

22. 2020-03-10
    soldstatus $90,000
23. 2017-03-24
    soldstatus $75,000
24. 2017-03-22
    soldstatus $75,000
25. 2017-01-11
    listed $78,500
26. 2016-03-16
    historical
27. 2016-01-09
    listed $69,900
28. 2005-12-21
    soldstatus $75,000
29. 1977-09-01
    soldstatus $6,000

ⓘ 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: $1,764 · $147/mo
• Projected year-2 tax: $1,764 · $147/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 20 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: $20,635
• − Mortgage interest: −$7,562
• − Property taxes: −$1,764
• − Insurance: −$675
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − HOA: −$1,536
• − Depreciation: −$3,927
• Taxable income: $1,869
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $3,383/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

+2150.0% since first listed

15 events — show timeline

• 2026-05-22 Listed $135,000 SCMLS
• 2026-05-22 Listed $135,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-08 Sold (Public Records) $135,000 Public Records
• 2025-04-07 Pending — SCMLS
• 2025-04-07 Sold (MLS) $135,000 SCMLS
• 2025-03-07 Contingent — SCMLS
• 2025-02-28 Listed $135,000 SCMLS
• 2020-03-10 Sold (Public Records) $90,000 Public Records
• 2017-03-24 Sold (Public Records) $75,000 Public Records
• 2017-03-22 Sold (MLS) $75,000 SCMLS
• 2017-01-11 Listed $78,500 SCMLS
• 2016-03-16 Listing Removed — SCMLS
• 2016-01-09 Listed $69,900 SCMLS
• 2005-12-21 Sold (Public Records) $75,000 Public Records
• 1977-09-01 Sold (Public Records) $6,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $1,764 · +8.3% YoY. Source: county tax records.