7635 Blackhawk Rd · Micco, FL 32976

$185,000

2 bd · 2.0 ba · 1,292 sqft · Manufactured public records · 87 Days on market

Built 1988 7,405 sqft lot $80/mo HOA · 4% 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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.9/10.0
• 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

Discover coastal living in this light & bright home, perfectly situated just 2 houses from the Indian River Lagoon, a true paradise for fishermen and boaters. Enjoy peek-a-boo water views & a prime location just minutes from the Sebastian Inlet & waterfront dining. This open-concept home features vaulted, beamed ceilings & a raised enclosed porch for year-round enjoyment. Recent upgrades offer peace of mind, including a 2024 4-point inspection, '19 HVAC, '23 refrigerator & stove, and new LVP flooring. Community dues cover fantastic amenities: pool, sauna, fitness room, pickle ball courts.

Key facts

• Open-concept home
• Prime location
• Indian river lagoon

Tags

• INDIAN RIVER LAGOON
• PEEK-A-BOO WATER VIEWS
• PRIME LOCATION
• OPEN-CONCEPT HOME
• VAULTED BEAMED CEILINGS
• RAISED ENCLOSED PORCH

Property features AI

Finance

• Other: Assessed value available
• Financial info: Lease considered; Pets allowed (with number limit)
• HOA & community: Snug Harbor Master association; Monthly association fee of $80; Association fee covers common areas, recreation facilities, reserve fund, and trash; Community amenities include fitness center, game room, library, and pool; Senior community; Dues paid monthly

Exterior

• Parking: Assigned parking; Carport (1 space); Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Manufactured home; 1 story; Faces west
• Construction: Manufactured construction
• Exterior features: Porch (enclosed); Awning(s); Shed(s); Community pool; Property has a view; Lot less than quarter acre; Lot dimensions approximately 65 x 116

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Water purifier; Electric water heater
• Bedrooms: Bedroom (13 x 13); Bedroom (13 x 14)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric, one unit)
• Interior features: Bay windows; Tinted windows; Window treatments; Walk-in closet(s); Unfurnished
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $186 ($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 $183k (1.2% below list).
• Recommended offer: $174k (6.0% 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, schools F, 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: 185 active listings in the ZIP; 19 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 87 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $105k; list at $185k implies a 76% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 0.99% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 8.4

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-18,120
• Equity at exit: $27,584

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-468
• Equity at exit: $15,995

Cash invested: $51,800 (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 32976

• Home prices YoY: -18.6%
• Active inventory: 185
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$970
• Tax from tax record: −$130 /mo · $1,563/yr
• Insurance: −$77
• HOA: −$80
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $186

Break-even live

Break-even rent $1,592

Max offer price $185,000

Occupancy floor 85%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7597 Cedar Bark Rd Sebastian, FL	2.0	2.0	902	$1,700	$1.88	23d	1	0.16mi
7606 Cedar Bark Rd Sebastian, FL	2.0	2.0	1273	$1,800	$1.41	23d	1	0.18mi
7629 Chasta Rd Sebastian, FL	2.0	2.0	958	$1,600	$1.67	23d	1	0.20mi
415 Plover Dr Sebastian, FL	3.0	2.0	1200	$2,400	$2.00	23d	1	0.32mi
7419 Tourmaline Dr Unit Annual Grant-Valkaria, FL	3.0	2.0	1676	$2,200	$1.31	23d	1	0.52mi
7349 Tourmaline Dr Grant, FL	3.0	2.0	1735	$2,200	$1.27	23d	1	0.57mi
7181 Blue Shore Rd Grant, FL	3.0	2.0	1598	$1,995	$1.25	23d	1	0.62mi
909 Sequoia St Sebastian, FL	2.0	2.0	1156	$1,845	$1.60	23d	1	0.74mi
621 Hyacinth Cir Sebastian, FL	2.0	2.0	1324	$1,850	$1.40	23d	1	0.79mi
706 Hyacinth Cir Sebastian, FL	2.0	2.0	1062	$1,750	$1.65	23d	1	0.85mi
629 W Marlin Cir Unit NA Sebastian, FL	2.0	2.0	1104	$1,400	$1.27	14d	1	0.87mi
805 Beech Ct Sebastian, FL	2.0	2.0	1556	$1,995	$1.28	23d	1	0.92mi
904 Red Bud Rd Sebastian, FL	3.0	2.0	1278	$1,500	$1.17	23d	1	0.94mi
914 Pecan Cir Sebastian, FL	2.0	1.0	1000	$1,600	$1.60	23d	1	1.11mi
830 Lychee Dr Sebastian, FL	2.0	2.0	1269	$2,000	$1.58	23d	1	1.16mi
1207 Marigold Dr Sebastian, FL	2.0	2.0	1104	$1,500	$1.36	23d	1	1.18mi
8520 US Highway 1 Unit D5 Sebastian, FL	2.0	2.0	1533	$1,250	$0.82	14d	1	1.19mi
8520 US Highway 1 #10 Sebastian, FL	2.0	2.0	1091	$1,800	$1.65	23d	1	1.19mi
702 Lark Dr Sebastian, FL	3.0	2.0	1296	$1,775	$1.37	23d	1	1.28mi

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: waterpool

Listing history 24 events

1. 2026-06-18
   days on market $185,000 Active 87 DOM
2. 2026-06-17
   days on market $185,000 Active 86 DOM
3. 2026-06-16
   days on market $185,000 Active 85 DOM
4. 2026-06-15
   days on market $185,000 Active 84 DOM
5. 2026-06-14
   days on market $185,000 Active 82 DOM
6. 2026-06-10
   pricedays on market $185,000 Active 79 DOM
7. 2026-06-08
   days on market $190,000 Active 77 DOM
8. 2026-06-07
   days on market $190,000 Active 76 DOM
9. 2026-06-05
   days on market $190,000 Active 73 DOM
10. 2026-06-03
    days on market $190,000 Active 72 DOM
11. 2026-06-02
    days on market $190,000 Active 71 DOM
12. 2026-06-01
    days on market $190,000 Active 70 DOM
13. 2026-05-31
    days on market $190,000 Active 69 DOM
14. 2026-05-31
    days on market $190,000 Active 68 DOM
15. 2026-03-24
    listed $190,000 Active
16. 2026-03-23
    listed $190,000 Active
17. 2019-05-03
    soldstatus $105,000
18. 2017-04-27
    soldstatus $88,000
19. 2017-04-26
    soldstatus $88,000
20. 2017-04-11
    historical
21. 2017-03-02
    listed $89,500
22. 2017-03-02
    listed $89,500
23. 2003-03-11
    soldstatus $68,000
24. 1996-09-16
    soldstatus $45,000

ⓘ 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: $1,563 · $130/mo
• Projected year-2 tax: $1,563 · $130/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 25 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: $21,926
• − Mortgage interest: −$10,363
• − Property taxes: −$1,563
• − Insurance: −$925
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − HOA: −$960
• − Depreciation: −$5,382
• Taxable loss: −$775
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $2,417/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

+322.2% since first listed

10 events — show timeline

• 2026-03-24 Listed $190,000 SCMLS
• 2026-03-23 Listed $190,000 RAIRCMLS
• 2019-05-03 Sold (Public Records) $105,000 Public Records
• 2017-04-27 Sold (Public Records) $88,000 Public Records
• 2017-04-26 Sold (MLS) $88,000 RAIRCMLS
• 2017-04-11 Listing Removed — Beaches MLS
• 2017-03-02 Listed $89,500 Beaches MLS
• 2017-03-02 Listed $89,500 SCMLS
• 2003-03-11 Sold (Public Records) $68,000 Public Records
• 1996-09-16 Sold (Public Records) $45,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,563 · +7.1% YoY. Source: county tax records.