1005 Thrush Cir · Micco, FL 32976

$114,900

2 bd · 2.0 ba · 966 sqft · Manufactured public records · 3 Days on market

Built 1979 3,920 sqft lot

---

Why this score? — see what drove the B- 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +8.6/10.0
• 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

Nice 2 bedroom, 2 bath in desirable Barefoot Bay, where you can enjoy resort style amenitites without the resort price tag. Barefoot Bay features 3 pools, clubhouse, tennis and pickleball courts, deeded beach access and so much more. New roof and flooring. Close to Indian River and Sebastian River for boating. Pre-Listing inspection completed. One time fee of $1605 due upon closing. Recreational fees of $1001.17 are paid in the annual tax bill. Rules and regs at bbrd.org.

Key facts

• Upgraded kitchen
• New appliances
• Updated bathrooms

Tags

• NEWER DURABLE MEMBRANE ROOF
• UPDATED VINYL PLANK FLOORING
• UPGRADED KITCHEN
• PREMIUM UPGRADED COUNTERTOPS
• NEW APPLIANCES
• UPDATED BATHROOMS

Property features AI

Finance

• Other: Unfurnished; Current use: Residential single-family; Additional parcel referenced
• HOA & community: Pets allowed; Community pool and spa amenities (private and community in-ground); Tennis courts

Exterior

• Parking: Attached carport (2 spaces); Additional covered parking; Guest parking
• Security: Accessible common area; Security features present
• Utilities: Public sewer; Water available and connected; Sewer available and connected; Electricity available and connected; Cable available; Electric water heater
• Home design: Manufactured home; One level; Home faces north; Located on a cul-de-sac; City street frontage; Waterfront on Indian River with navigable water, ocean access, river access, Intracoastal and deeded beach access
• Construction: Aluminum siding; Built with a foundation typical for manufactured homes
• Exterior features: Balcony; Courtyard; Dock; Outdoor kitchen; Tennis courts; Covered patio and porches; Front porch; Glass-enclosed porch; Patio; Porch; Gazebo; Shed(s); Workshop; Other outbuildings

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Dishwasher; Disposal; Microwave; Refrigerator; Freezer; Ice maker (plumbed)
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Breakfast nook; Built-in features; Ceiling fans; Entrance foyer; Guest suite; His and hers closets; Open floorplan; Pantry; Primary bathroom with shower (no tub); Primary bathroom with tub and shower; Primary bathroom with tub and separate shower; Primary bedroom on main level; Split bedroom layout; Walk-in closet(s)
• Laundry & utility: Washer and dryer included; Washer hookup; Electric dryer hookup; Laundry located in carport (lower level)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).

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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $794 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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 $37k; list at $115k implies a 213% 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 $114,900

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.30%
• DSCR: 1.59
• GRM: 6.1

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $4,161
• Equity at exit: $17,132

10-year hold

• IRR: 12.9%
• Equity multiple: 2.03×
• Total profit: $33,169
• Equity at exit: $9,934

Cash invested: $32,172 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$603
• Tax from tax record: −$230 /mo · $2,757/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $356

Break-even live

Break-even rent $1,114

Max offer price $114,900

Occupancy floor 72%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
914 Pecan Cir Sebastian, FL	2.0	1.0	1000	$1,600	$1.60	23d	1	0.38mi
1207 Marigold Dr Sebastian, FL	2.0	2.0	1104	$1,500	$1.36	23d	1	0.58mi
629 W Marlin Cir Unit NA Sebastian, FL	2.0	2.0	1104	$1,400	$1.27	14d	1	0.91mi
706 Hyacinth Cir Sebastian, FL	2.0	2.0	1062	$1,750	$1.65	23d	1	1.00mi
410 Osprey Dr Sebastian, FL	2.0	1.5	672	$1,350	$2.01	23d	1	1.28mi
7629 Chasta Rd Sebastian, FL	2.0	2.0	958	$1,600	$1.67	23d	1	1.31mi
7597 Cedar Bark Rd Sebastian, FL	2.0	2.0	902	$1,700	$1.88	23d	1	1.35mi

Listing history 13 events

1. 2026-05-22
   status Pending
2. 2026-05-19
   listed $114,900 Active
3. 2026-05-04
   historical 476-char remark

   Show marketing remark (476 chars)

   Nice 2 bedroom, 2 bath in desirable Barefoot Bay, where you can enjoy resort style amenitites without the resort price tag. Barefoot Bay features 3 pools, clubhouse, tennis and pickleball courts, deeded beach access and so much more. New roof and flooring. Close to Indian River and Sebastian River for boating. Pre-Listing inspection completed. One time fee of $1605 due upon closing. Recreational fees of $1001.17 are paid in the annual tax bill. Rules and regs at bbrd.org.

4. 2026-02-27
   listed $150,000 Active 476-char remark

   Show marketing remark (476 chars)

   Nice 2 bedroom, 2 bath in desirable Barefoot Bay, where you can enjoy resort style amenitites without the resort price tag. Barefoot Bay features 3 pools, clubhouse, tennis and pickleball courts, deeded beach access and so much more. New roof and flooring. Close to Indian River and Sebastian River for boating. Pre-Listing inspection completed. One time fee of $1605 due upon closing. Recreational fees of $1001.17 are paid in the annual tax bill. Rules and regs at bbrd.org.

5. 2026-02-02
   status Active
6. 2026-01-23
   historical Active Under Contract
7. 2026-01-23
   historical
8. 2025-09-30
   price $150,000
9. 2025-06-18
   status Active
10. 2025-05-07
    historical
11. 2025-05-07
    listed $160,000 Active
12. 2025-05-06
    historical
13. 1979-10-01
    soldstatus $36,700

ⓘ 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: $2,757 · $230/mo
• Projected year-2 tax: $2,757 · $230/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: $18,785
• − Mortgage interest: −$6,436
• − Property taxes: −$2,757
• − Insurance: −$574
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$3,343
• Taxable income: $2,669
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $3,637/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

+213.1% since first listed

13 events — show timeline

• 2026-05-22 Pending — SCMLS
• 2026-05-19 Listed $114,900 SCMLS
• 2026-05-04 Listing Removed — SCMLS
• 2026-02-27 Listed $150,000 SCMLS
• 2026-02-02 Relisted — Beaches MLS
• 2026-01-23 Contingent — Beaches MLS
• 2026-01-23 Listing Removed — Beaches MLS
• 2025-09-30 Price Changed $150,000 Beaches MLS
• 2025-06-18 Relisted — Beaches MLS
• 2025-05-07 Listing Removed — Beaches MLS
• 2025-05-07 Listed $160,000 Beaches MLS
• 2025-05-06 Coming Soon — Beaches MLS
• 1979-10-01 Sold (Public Records) $36,700 Public Records

Property tax history

+24.2%/yr

Latest (2025): $2,757 · +0.1% YoY. Source: county tax records.