1740 Coco Plum St NE · Palm Bay, FL 32905

$165,000

2 bd · 2.0 ba · 1,302 sqft · Manufactured public records · 141 Days on market

Built 1979 4,792 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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.6/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +2.2/10.0

Listing remarks MLS

You OWN the Land. This meticulously kept home is light and bright with fresh paint and new wallpaper. Plenty of storage in the built-in cabinetry in both the living and dining areas. The Island Kitchen is fully applianced with cooktop, built in oven, refrigerator and dishwasher. The den has a new twist in its appearance with the doors removed from the wet bar giving the room a more open feeling. The Master Suite has a walk in closet, make up area , double sinks and a shower. The glassed en '||chr(10)||'Addendum - closed porch adds additional space for entertaining. Washer and dryer are in the attached utility shed but don`t worry there is another shed outside for the lawn equipment. Please come and see. HOA optional, Not a member, 55+ comm

Key facts

• Fenced back yard
• Community amenities
• Private bathroom

Tags

• OPEN LIVING AND DINING AREAS
• PRIVATE BATHROOM
• FENCED BACK YARD
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Lot size approximately 0.11 acres

Exterior

• Parking: Attached carport (1 space); Additional parking; Off-street parking; On-street parking
• Utilities: Private sewer; Cable available and connected; Sewer connected; Water connected
• Home design: Manufactured home; Faces east
• Construction: Aluminum siding
• Exterior features: Porch

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Built-in features; Ceiling fan(s); Eat-in kitchen; Kitchen island; Pantry
• Laundry & utility: Furnished: negotiable

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#366 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, health & safety D-.
• 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: Palm Bay Elementary School (math 35% / reading 35%, grade F, #1,697 of 2,144 statewide, top 80%, 586 students, 74% FRL); Stone Magnet Middle School (math 33% / reading 35%, grade F, #426 of 571 statewide, top 75%, 670 students, 69% FRL); Palm Bay Magnet Senior High School (math 25% / reading 37%, grade F, #429 of 667 statewide, top 65%, 1,486 students, 63% FRL) — zoned schools average 69% FRL vs 43% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 55% district-wide (-22 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.5%/yr); 321 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 37% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 141 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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 $91k; list at $165k implies a 81% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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: 1.06% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 7.9

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: -8.1%
• Equity multiple: 0.71×
• Total profit: $-13,314
• Equity at exit: $24,602

10-year hold

• IRR: -2.8%
• Equity multiple: 0.84×
• Total profit: $-7,491
• Equity at exit: $14,266

Cash invested: $46,200 (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 32905

• Home prices YoY: -1.8%
• Rents YoY: -0.5%
• Active inventory: 321
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,743 high
• Mortgage (P&I): −$865
• Tax from tax record: −$152 /mo · $1,822/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $291

Break-even live

Break-even rent $1,374

Max offer price $165,000

Occupancy floor 78%

Sensitivity live

Price	-10% $384	-5% $338	+0% $291	+5% $244	+10% $198
Rent	-10% $153	-5% $222	+0% $291	+5% $360	+10% $429
Rate	-1.0pp $374	-0.5pp $333	base $291	+0.5pp $248	+1.0pp $205

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4317 Jetty Ln NE Palm Bay, FL	3.0	2.0	1699	$2,200	$1.29	22d	1	0.14mi
1894 Coco Plum St NE Palm Bay, FL	2.0	2.0	1188	$1,200	$1.01	20d	1	0.24mi
3506 Mount Carmel Ln Melbourne, FL	3.0	2.0	1815	$2,800	$1.54	24d	1	0.29mi
1924 Seagrape St NE Palm Bay, FL	2.0	2.0	1206	$1,575	$1.31	15d	1	0.32mi
2399 Coconut Palm Dr NE Palm Bay, FL	2.0	2.0	968	$1,795	$1.85	24d	1	0.43mi
1700 Woodlake Dr NE Palm Bay, FL	1.0–2.0	1.0–2.0	875	$1,500	$1.71	24d	12	0.46mi
3711 Vista Oaks Cir NE Palm Bay, FL	2.0	1.5	1236	$1,500	$1.21	22d	1	0.54mi
2361 Commerce Park Dr NE Palm Bay, FL	1.0–3.0	1.0–2.0	1106	$1,902	$1.72	15d	47	0.55mi
520 Benton Dr Melbourne, FL	3.0	2.0	1281	$1,850	$1.44	24d	1	0.60mi
1630 Bottlebrush Dr Palm Bay, FL	2.0	1.0	600	$1,495	$2.49	24d	1	0.61mi
2331 Commerce Park Dr NE Palm Bay, FL	1.0–3.0	1.0–2.0	1094	$1,736	$1.59	15d	33	0.63mi
2155 Robert J Conlan Blvd NE Palm Bay, FL	1.0–3.0	1.0–2.0	1093	$1,740	$1.59	15d	20	0.70mi
4001 Pinewood Dr NE Palm Bay, FL	2.0	2.0	1036	$1,269	$1.22	24d	5	0.79mi
342 Crown Blvd Melbourne, FL	3.0	2.0	1224	$1,900	$1.55	24d	1	0.81mi
3016 Pinewood Dr NE Palm Bay, FL	1.0–2.0	1.0	800	$1,103	$1.38	24d	1	0.87mi
1880 Mogra Cir NE Palm Bay, FL	2.0–3.0	2.0	1090	$1,382	$1.27	15d	6	0.90mi
2168 Tarrytown Ln NE Palm Bay, FL	3.0	2.0	1281	$1,775	$1.39	15d	1	0.93mi
1300 Arlington Ln NE #125 Palm Bay, FL	2.0	2.5	1140	$1,500	$1.32	20d	1	0.93mi
2106 Tarrytown Ln NE Palm Bay, FL	3.0	2.0	1281	$1,900	$1.48	15d	1	0.95mi
4315 S Babcock St Melbourne, FL	1.0–3.0	1.0–2.0	996	$1,738	$1.74	14d	15	1.13mi
2643B Kingswood Dr NE Palm Bay, FL	3.0	1.0	1000	$1,650	$1.65	20d	1	1.15mi
2394 Shenandoah Rd NE Palm Bay, FL	3.0	2.0	1632	$2,000	$1.23	24d	1	1.16mi
2308 Shenandoah Rd Unit A Palm Bay, FL	3.0	1.0	1612	$1,600	$0.99	24d	1	1.20mi
2308 Shenandoah Rd Unit B Palm Bay, FL	3.0	1.5	1612	$1,975	$1.23	15d	1	1.20mi
1051 Clearmont St NE Unit 202 Palm Bay, FL	2.0	2.0	993	$1,480	$1.49	20d	1	1.37mi
3104 Swift St Melbourne, FL	3.0	1.0	1379	$1,750	$1.27	24d	1	1.39mi
1000 Palm Place Dr NE Palm Bay, FL	1.0–2.0	1.0–2.0	884	$2,185	$2.47	22d	8	1.41mi
188 Hidden Woods Pl Melbourne, FL	3.0	2.5	1648	$2,100	$1.27	24d	1	1.43mi
2152 Spring Creek Cir NE Palm Bay, FL	3.0	2.0	1465	$2,249	$1.54	24d	1	1.48mi
3595 Misty Oak Dr Melbourne, FL	1.0–2.0	1.0–2.0	747	$1,550	$2.07	14d	6	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $165,000 Active 141 DOM
2. 2026-06-17
   days on market $165,000 Active 140 DOM
3. 2026-06-16
   days on market $165,000 Active 139 DOM
4. 2026-06-15
   days on market $165,000 Active 138 DOM
5. 2026-06-14
   days on market $165,000 Active 136 DOM
6. 2026-06-10
   days on market $165,000 Active 133 DOM
7. 2026-06-08
   days on market $165,000 Active 131 DOM
8. 2026-06-07
   days on market $165,000 Active 130 DOM
9. 2026-06-05
   days on market $165,000 Active 127 DOM
10. 2026-06-03
    days on market $165,000 Active 126 DOM
11. 2026-06-02
    days on market $165,000 Active 125 DOM
12. 2026-06-01
    days on market $165,000 Active 124 DOM
13. 2026-05-31
    days on market $165,000 Active 123 DOM
14. 2026-05-31
    days on market $165,000 Active 122 DOM
15. 2026-01-28
    listed $165,000 Active
16. 2005-12-22
    soldstatus $91,000
17. 2005-12-19
    soldstatus $91,000 749-char remark

    Show marketing remark (749 chars)

    You OWN the Land. This meticulously kept home is light and bright with fresh paint and new wallpaper. Plenty of storage in the built-in cabinetry in both the living and dining areas. The Island Kitchen is fully applianced with cooktop, built in oven, refrigerator and dishwasher. The den has a new twist in its appearance with the doors removed from the wet bar giving the room a more open feeling. The Master Suite has a walk in closet, make up area , double sinks and a shower. The glassed en '||chr(10)||'Addendum - closed porch adds additional space for entertaining. Washer and dryer are in the attached utility shed but don`t worry there is another shed outside for the lawn equipment. Please come and see. HOA optional, Not a member, 55+ comm

18. 2005-11-16
    listed $95,500 749-char remark

    Show marketing remark (749 chars)

    You OWN the Land. This meticulously kept home is light and bright with fresh paint and new wallpaper. Plenty of storage in the built-in cabinetry in both the living and dining areas. The Island Kitchen is fully applianced with cooktop, built in oven, refrigerator and dishwasher. The den has a new twist in its appearance with the doors removed from the wet bar giving the room a more open feeling. The Master Suite has a walk in closet, make up area , double sinks and a shower. The glassed en '||chr(10)||'Addendum - closed porch adds additional space for entertaining. Washer and dryer are in the attached utility shed but don`t worry there is another shed outside for the lawn equipment. Please come and see. HOA optional, Not a member, 55+ comm

19. 1980-08-01
    soldstatus $40,000

ⓘ 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: $1,822 · $152/mo
• Projected year-2 tax: $1,822 · $152/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 ≥105°F today · 22 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: $20,915
• − Mortgage interest: −$9,243
• − Property taxes: −$1,822
• − Insurance: −$825
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − Depreciation: −$4,800
• Taxable income: $879
• Est. tax owed @ 24.0%: −$211
• After-tax cash flow: $3,282/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 — Palm Bay

• Score: 72/100
• State rank: #366
• US rank: #6458

Category grades

Amenities F Commute C+ Cost of living A+ Crime C+ Employment D+ Housing A+ Health & safety D- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Bay, FL
• County: Brevard County · 602,871 people
• City population: 132,211
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 24,792
• Household income: $56,411
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 1962.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Hispanic / Latino 16% Black 16% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 4%
• Common ancestry: Romanian 2% Hispanic 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 12% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -5.59%
• Current HPI: 309.8748
• Rent YoY: ▼ -0.52%
• 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

+312.5% since first listed

5 events — show timeline

• 2026-01-28 Listed $165,000 SCMLS
• 2005-12-22 Sold (Public Records) $91,000 Public Records
• 2005-12-19 Sold (MLS) $91,000 SCMLS
• 2005-11-16 Listed $95,500 SCMLS
• 1980-08-01 Sold (Public Records) $40,000 Public Records

Property tax history

+29.1%/yr

Latest (2025): $1,822 · +0.6% YoY. Source: county tax records.