7620 Boxelder Rd E · Micco, FL 32976

$199,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 221 Days on market

Built 2004 5,663 sqft lot $55/mo HOA · 3% of rent

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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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.7/10.0
• 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

''NEW ROOF'' Welcome Home to this Spacious Home built in 2004 Located in Snug Harbor. Situated on . 13 Acres with 1620 feet of Living space Wood and Laminate floors thru out. Large bedrooms, Large Living area, Lots of storage thru out home. Windows are rated at 48 PSF for storm Comfort, Screened in Florida room with Sliding glass doors. Washer and Drier Located indoors for easy access. Enjoy the 8500 sq ft club house with a large pool, Pickle ball, Shuffle ball and catch and release fishing in the 2 retention ponds. Live your best life in the great 55+ community on the east coast of South Florida minutes from the Atlantic Ocean with all the conveniences local. Golf Cart friendly

Key facts

• Pickle ball
• Large pool
• Shuffle ball

Tags

• SCREENED IN FLORIDA ROOM
• 8500 SQ FT CLUB HOUSE
• LARGE POOL
• PICKLE BALL
• SHUFFLE BALL
• CATCH AND RELEASE FISHING

Property features AI

Finance

• Other: Property used as residential single-family; Lot size approximately 0.13 acres
• HOA & community: Association: Snug Harbor; Monthly association fee of $55; Association amenities include barbecue, basketball court, clubhouse, pickleball, playground, shuffleboard court, and tennis courts; Senior community

Exterior

• Parking: Attached carport (1 carport space)
• Utilities: Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured home; One story; East-facing
• Construction: Vinyl siding
• Exterior features: Private pool; Side porch; Few trees on the lot

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms (Bedroom 2 and Bedroom 3 listed; additional bedroom included)
• Flooring: Laminate; Vinyl; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump heating (electric); Central air conditioning; Electric cooling; Zoned cooling
• Interior features: Five total rooms; Water softener (owned); Tankless water heater
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (3.0% below list).
• Recommended offer: $175k (12.0% 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; 18 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 $6k 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 221 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 14y ago; this cycle's ask has dropped $21k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $132k; list at $199k implies a 50% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 8.6

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: -9.4%
• Equity multiple: 0.65×
• Total profit: $-19,260
• Equity at exit: $29,672

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-61
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$140 /mo · $1,674/yr
• Insurance: −$83
• HOA: −$55
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $204

Break-even live

Break-even rent $1,672

Max offer price $199,000

Occupancy floor 84%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7606 Cedar Bark Rd Sebastian, FL	2.0	2.0	1273	$1,800	$1.41	23d	1	0.06mi
415 Plover Dr Sebastian, FL	3.0	2.0	1200	$2,400	$2.00	23d	1	0.27mi
7419 Tourmaline Dr Unit Annual Grant-Valkaria, FL	3.0	2.0	1676	$2,200	$1.31	23d	1	0.42mi
7349 Tourmaline Dr Grant, FL	3.0	2.0	1735	$2,200	$1.27	23d	1	0.48mi
7181 Blue Shore Rd Grant, FL	3.0	2.0	1598	$1,995	$1.25	23d	1	0.59mi
909 Sequoia St Sebastian, FL	2.0	2.0	1156	$1,845	$1.60	23d	1	0.63mi
621 Hyacinth Cir Sebastian, FL	2.0	2.0	1324	$1,850	$1.40	23d	1	0.67mi
706 Hyacinth Cir Sebastian, FL	2.0	2.0	1062	$1,750	$1.65	23d	1	0.73mi
629 W Marlin Cir Unit NA Sebastian, FL	2.0	2.0	1104	$1,400	$1.27	14d	1	0.80mi
805 Beech Ct Sebastian, FL	2.0	2.0	1556	$1,995	$1.28	23d	1	0.80mi
904 Red Bud Rd Sebastian, FL	3.0	2.0	1278	$1,500	$1.17	23d	1	0.81mi
6505 Topaz Dr Grant, FL	4.0	2.0	1830	$2,500	$1.37	23d	1	0.85mi
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	1.12mi
702 Lark Dr Sebastian, FL	3.0	2.0	1296	$1,775	$1.37	23d	1	1.17mi
8520 US Highway 1 Unit D5 Sebastian, FL	2.0	2.0	1533	$1,250	$0.82	14d	1	1.24mi
8520 US Highway 1 #10 Sebastian, FL	2.0	2.0	1091	$1,800	$1.65	23d	1	1.24mi
1112 Pocatella Dr Sebastian, FL	2.0	2.0	1370	$1,900	$1.39	23d	1	1.46mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: pool

Listing history 45 events

1. 2026-06-18
   days on market $199,000 Active 221 DOM
2. 2026-06-17
   days on market $199,000 Active 220 DOM
3. 2026-06-16
   days on market $199,000 Active 219 DOM
4. 2026-06-15
   days on market $199,000 Active 218 DOM
5. 2026-06-14
   pricedays on market $199,000 Active 216 DOM
6. 2026-06-10
   days on market $215,000 Active 213 DOM
7. 2026-06-08
   days on market $215,000 Active 211 DOM
8. 2026-06-07
   days on market $215,000 Active 210 DOM
9. 2026-06-05
   days on market $215,000 Active 207 DOM
10. 2026-06-03
    days on market $215,000 Active 206 DOM
11. 2026-06-02
    days on market $215,000 Active 205 DOM
12. 2026-06-01
    days on market $215,000 Active 204 DOM
13. 2026-05-31
    days on market $215,000 Active 203 DOM
14. 2026-05-31
    days on market $215,000 Active 202 DOM
15. 2026-05-10
    status Active
16. 2026-05-08
    historical
17. 2026-05-08
    historical
18. 2026-04-15
    price $215,000
19. 2026-03-25
    listed $219,900 Active
20. 2025-11-08
    price $219,900
21. 2025-11-08
    listed $209,900 Active
22. 2025-04-30
    historical
23. 2025-01-30
    listed $225,000 Active
24. 2025-01-30
    listed $225,000 Active
25. 2025-01-10
    historical
26. 2025-01-06
    status Active
27. 2024-12-31
    historical
28. 2024-08-14
    listed $244,000 Active
29. 2018-11-14
    soldstatus $132,500
30. 2018-11-05
    soldstatus $132,500 Sold
31. 2018-10-10
    historical Contingent
32. 2018-10-10
    historical Contingent
33. 2018-10-01
    listed $140,000 Active
34. 2018-10-01
    listed $140,000
35. 2018-10-01
    listed $140,000 Active
36. 2016-08-16
    historical
37. 2016-08-16
    historical
38. 2013-12-03
    historical
39. 2013-09-21
    historical
40. 2012-09-12
    listed $99,900
41. 2012-09-11
    listed $99,900
42. 2012-03-26
    listed $99,900
43. 2012-03-26
    listed $99,900
44. 2000-06-20
    soldstatus $264,100
45. 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: $1,674 · $140/mo
• Projected year-2 tax: $1,674 · $140/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $23,164
• − Mortgage interest: −$11,147
• − Property taxes: −$1,674
• − Insurance: −$995
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − HOA: −$660
• − Depreciation: −$5,789
• Taxable loss: −$807
• Est. tax savings @ 24.0%: +$194
• After-tax cash flow: $2,641/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

-84.1% since first listed

31 events — show timeline

• 2026-05-10 Relisted — SCMLS
• 2026-05-08 Listing Removed — Beaches MLS
• 2026-05-08 Listing Removed — SCMLS
• 2026-04-15 Price Changed $215,000 SCMLS
• 2026-03-25 Listed $219,900 Beaches MLS
• 2025-11-08 Price Changed $219,900 SCMLS
• 2025-11-08 Listed $209,900 SCMLS
• 2025-04-30 Listing Removed — SCMLS
• 2025-01-30 Listed $225,000 SCMLS
• 2025-01-30 Listed $225,000 RAIRCMLS
• 2025-01-10 Listing Removed — SCMLS
• 2025-01-06 Relisted — SCMLS
• 2024-12-31 Listing Removed — SCMLS
• 2024-08-14 Listed $244,000 SCMLS
• 2018-11-14 Sold (Public Records) $132,500 Public Records
• 2018-11-05 Sold (MLS) $132,500 RAIRCMLS
• 2018-10-10 Contingent — Beaches MLS
• 2018-10-10 Contingent — RAIRCMLS
• 2018-10-01 Listed $140,000 RAIRCMLS
• 2018-10-01 Listed $140,000 Beaches MLS
• 2018-10-01 Listed $140,000 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2013-12-03 Listing Removed — Beaches MLS
• 2013-09-21 Listing Removed — Beaches MLS
• 2012-09-12 Listed $99,900 Beaches MLS
• 2012-09-11 Listed $99,900 SCMLS
• 2012-03-26 Listed $99,900 Beaches MLS
• 2012-03-26 Listed $99,900 SCMLS
• 2000-06-20 Sold (Public Records) $264,100 Public Records
• 1988-02-01 Sold (Public Records) $1,356,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,674 · +17.6% YoY. Source: county tax records.