1849 Sago Palm St NE · Palm Bay, FL 32905

$150,000

3 bd · 2.0 ba · 1,338 sqft · Manufactured public records · 30 Days on market

Manufactured home Built 1979 4,792 sqft lot $45/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 +14.6/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +4.5/10.0
• 1% rule +4.4/10.0
• 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

Entered for comp purposes only

Key facts

• New metal roof
• Spacious floor plan
• Screened porch

Tags

• SPACIOUS FLOOR PLAN
• LARGE PRIMARY SUITE
• SCREENED PORCH
• NEW METAL ROOF
• NEW HVAC SYSTEM
• UPDATED ELECTRICAL PANEL

Property features AI

Finance

• Other: Pets allowed (with number limit)
• HOA & community: Association with monthly fee ($45); Community amenities: Clubhouse, Fitness Center, Pickleball, Shuffleboard, Tennis courts; Senior community

Exterior

• Parking: Carport (1 space)
• Utilities: 150 amp electric service; Public sewer; Water connected; Sewer connected; Electricity connected; Cable available
• Home design: Manufactured home; One level; Faces south
• Construction: Frame construction with vinyl siding; Metal roof
• Exterior features: Screened porch and patio; Storm shutters

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Breakfast bar / eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Breakfast bar; Eat-in kitchen; Walk-in closet(s); Furnished
• Laundry & utility: Washer and dryer; Laundry located in carport

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $37 ($443/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 $141k (5.9% below list).
• Recommended offer: $141k (5.9% below list) — sets the bar for 1% rule.

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); 328 active listings in the ZIP; 31 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).
• This rent runs 30% 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 $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 30 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,197 (5.9% below list)

Questions for the listing agent

1. Built in 1979 — 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. 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?
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: 0.94% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 8.9

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: -18.1%
• Equity multiple: 0.38×
• Total profit: $-26,045
• Equity at exit: $22,365

10-year hold

• IRR: -18.1%
• Equity multiple: 0.16×
• Total profit: $-35,451
• Equity at exit: $12,969

Cash invested: $42,000 (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: 328
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,412 high
• Mortgage (P&I): −$787
• Tax from tax record: −$184 /mo · $2,213/yr
• Insurance: −$62
• HOA: −$45
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $37

Break-even live

Break-even rent $1,365

Max offer price $150,000

Occupancy floor 92%

Sensitivity live

Price	-10% $122	-5% $79	+0% $37	+5% $-6	+10% $-48
Rent	-10% $-75	-5% $-19	+0% $37	+5% $93	+10% $148
Rate	-1.0pp $112	-0.5pp $75	base $37	+0.5pp $-2	+1.0pp $-41

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1894 Coco Plum St NE Palm Bay, FL	2.0	2.0	1188	$1,200	$1.01	21d	1	0.10mi
4317 Jetty Ln NE Palm Bay, FL	3.0	2.0	1699	$2,200	$1.29	23d	1	0.14mi
1924 Seagrape St NE Palm Bay, FL	2.0	2.0	1206	$1,575	$1.31	16d	1	0.21mi
3506 Mount Carmel Ln Melbourne, FL	3.0	2.0	1815	$2,800	$1.54	26d	1	0.24mi
3676 Mount Carmel Ln Melbourne, FL	4.0	2.0	1772	$2,000	$1.13	16d	1	0.29mi
2399 Coconut Palm Dr NE Palm Bay, FL	2.0	2.0	968	$1,795	$1.85	26d	1	0.30mi
2361 Commerce Park Dr NE Palm Bay, FL	1.0–3.0	1.0–2.0	1106	$2,255	$2.04	16d	47	0.42mi
2331 Commerce Park Dr NE Palm Bay, FL	1.0–3.0	1.0–2.0	1094	$2,024	$1.85	16d	33	0.49mi
1700 Woodlake Dr NE Palm Bay, FL	1.0–2.0	1.0–2.0	875	$1,500	$1.71	26d	12	0.57mi
520 Benton Dr Melbourne, FL	3.0	2.0	1281	$1,850	$1.44	26d	1	0.59mi
2155 Robert J Conlan Blvd NE Palm Bay, FL	1.0–3.0	1.0–2.0	1093	$2,022	$1.85	16d	20	0.61mi
3711 Vista Oaks Cir NE Palm Bay, FL	2.0	1.5	1236	$1,500	$1.21	23d	1	0.66mi
2154 Henry St NE Palm Bay, FL	4.0	1.5	1020	$1,850	$1.81	26d	1	0.66mi
1630 Bottlebrush Dr Palm Bay, FL	2.0	1.0	600	$1,495	$2.49	26d	1	0.70mi
342 Crown Blvd Melbourne, FL	3.0	2.0	1224	$1,900	$1.55	26d	1	0.78mi
4001 Pinewood Dr NE Palm Bay, FL	2.0	2.0	1036	$1,269	$1.22	26d	5	0.85mi
1880 Mogra Cir NE Palm Bay, FL	2.0–3.0	2.0	1090	$1,899	$1.74	16d	6	0.93mi
3016 Pinewood Dr NE Palm Bay, FL	1.0–2.0	1.0	800	$1,103	$1.38	26d	1	0.93mi
1300 Arlington Ln NE #125 Palm Bay, FL	2.0	2.5	1140	$1,500	$1.32	21d	1	1.03mi
2643B Kingswood Dr NE Palm Bay, FL	3.0	1.0	1000	$1,650	$1.65	21d	1	1.04mi
2394 Shenandoah Rd NE Palm Bay, FL	3.0	2.0	1632	$2,000	$1.23	26d	1	1.04mi
2168 Tarrytown Ln NE Palm Bay, FL	3.0	2.0	1281	$1,775	$1.39	16d	1	1.06mi
2308 Shenandoah Rd Unit B Palm Bay, FL	3.0	1.5	1612	$1,975	$1.23	16d	1	1.07mi
2308 Shenandoah Rd Unit A Palm Bay, FL	3.0	1.0	1612	$1,600	$0.99	26d	1	1.07mi
2106 Tarrytown Ln NE Palm Bay, FL	3.0	2.0	1281	$1,900	$1.48	16d	1	1.08mi
4315 S Babcock St Melbourne, FL	1.0–3.0	1.0–2.0	996	$2,026	$2.03	16d	15	1.13mi
3104 Swift St Melbourne, FL	3.0	1.0	1379	$1,750	$1.27	26d	1	1.26mi
3101 Wiley Ave Melbourne, FL	3.0	2.0	1185	$1,499	$1.26	26d	1	1.39mi
343 Talbot St Melbourne, FL	3.0	2.0	1355	$1,699	$1.25	26d	1	1.40mi
3595 Misty Oak Dr Melbourne, FL	1.0–2.0	1.0–2.0	747	$1,550	$2.07	16d	6	1.43mi
188 Hidden Woods Pl Melbourne, FL	3.0	2.5	1648	$2,100	$1.27	26d	1	1.46mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 32 events

1. 2026-06-23
   days on market $150,000 Active 30 DOM
2. 2026-06-22
   days on market $150,000 Active 29 DOM
3. 2026-06-18
   days on market $150,000 Active 26 DOM
4. 2026-06-17
   days on market $150,000 Active 25 DOM
5. 2026-06-16
   days on market $150,000 Active 24 DOM
6. 2026-06-15
   days on market $150,000 Active 23 DOM
7. 2026-06-14
   days on market $150,000 Active 21 DOM
8. 2026-06-10
   days on market $150,000 Active 18 DOM
9. 2026-06-08
   days on market $150,000 Active 16 DOM
10. 2026-06-07
    days on market $150,000 Active 15 DOM
11. 2026-06-05
    days on market $150,000 Active 12 DOM
12. 2026-06-03
    days on market $150,000 Active 11 DOM
13. 2026-06-02
    days on market $150,000 Active 10 DOM
14. 2026-06-01
    days on market $150,000 Active 9 DOM
15. 2026-05-31
    days on market $150,000 Active 8 DOM
16. 2026-05-31
    days on market $150,000 Active 7 DOM
17. 2026-05-23
    listed $150,000 Active
18. 2023-04-14
    soldstatus $175,000 30-char remark

    Show marketing remark (30 chars)

    Entered for comp purposes only

19. 2023-04-14
    listed $175,000 30-char remark

    Show marketing remark (30 chars)

    Entered for comp purposes only

20. 2023-04-14
    soldstatus $175,000

    Show marketing remark (30 chars)

    Entered for comp purposes only

21. 2019-09-11
    historical 496-char remark

    Show marketing remark (496 chars)

    PALM BAY COLONY 55+ COMMUNITY. POOL, CLUBHOUSE, TENNIS COURTS. CLOSE TO SHOPPING, CHURCHES, SENIOR CENTER. $90. MOnth INCLUDES USE OF POOL & CLUB HOUSE CAN TRANSFER OVER TO BUYER IF WANTED. HOA IS OPTIONAL! TERMITE BOND W/ ORKIN, NEWER ROOF, WASHER, DRYER, HWH, CARPET. LARGE SCREENED PORCH, TO BE SOLD AS IS BUT PLEASE INSPECT AWAY! MIRRORED WET BAR, BUILT IN CHINA HUTCH, SPACIOUS KITCHEN, MASTER HAS HUGE WALK IN CLOSET. BRING ALL OFFERS. OCCUPIED PLEASE CALL FOR SHOWINGS. LEAVE A CARD!

22. 2016-08-16
    historical
23. 2014-03-11
    soldstatus $42,000
24. 2012-12-27
    soldstatus $31,000
25. 2012-08-15
    listed $36,900
26. 2010-04-28
    listed $40,600
27. 2008-06-03
    soldstatus $45,000
28. 2008-05-29
    soldstatus $45,000
29. 2007-12-22
    listed $49,000
30. 2006-12-27
    listed $85,900 496-char remark

    Show marketing remark (496 chars)

    PALM BAY COLONY 55+ COMMUNITY. POOL, CLUBHOUSE, TENNIS COURTS. CLOSE TO SHOPPING, CHURCHES, SENIOR CENTER. $90. MOnth INCLUDES USE OF POOL & CLUB HOUSE CAN TRANSFER OVER TO BUYER IF WANTED. HOA IS OPTIONAL! TERMITE BOND W/ ORKIN, NEWER ROOF, WASHER, DRYER, HWH, CARPET. LARGE SCREENED PORCH, TO BE SOLD AS IS BUT PLEASE INSPECT AWAY! MIRRORED WET BAR, BUILT IN CHINA HUTCH, SPACIOUS KITCHEN, MASTER HAS HUGE WALK IN CLOSET. BRING ALL OFFERS. OCCUPIED PLEASE CALL FOR SHOWINGS. LEAVE A CARD!

31. 1989-11-01
    soldstatus $42,000
32. 1979-08-01
    soldstatus $37,500

ⓘ 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: $2,213 · $184/mo
• Projected year-2 tax: $2,213 · $184/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: $16,944
• − Mortgage interest: −$8,402
• − Property taxes: −$2,213
• − Insurance: −$750
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − HOA: −$540
• − Depreciation: −$4,364
• Taxable loss: −$2,036
• Est. tax savings @ 24.0%: +$489
• After-tax cash flow: $932/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

+300.0% since first listed

16 events — show timeline

• 2026-05-23 Listed $150,000 SCMLS
• 2023-04-14 Sold (Public Records) $175,000 Public Records
• 2023-04-14 Listed $175,000 SCMLS
• 2023-04-14 Sold (MLS) $175,000 SCMLS
• 2019-09-11 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2014-03-11 Sold (Public Records) $42,000 Public Records
• 2012-12-27 Sold (MLS) $31,000 SCMLS
• 2012-08-15 Listed $36,900 SCMLS
• 2010-04-28 Listed $40,600 SCMLS
• 2008-06-03 Sold (Public Records) $45,000 Public Records
• 2008-05-29 Sold (MLS) $45,000 SCMLS
• 2007-12-22 Listed $49,000 SCMLS
• 2006-12-27 Listed $85,900 SCMLS
• 1989-11-01 Sold (Public Records) $42,000 Public Records
• 1979-08-01 Sold (Public Records) $37,500 Public Records

Property tax history

+10.9%/yr

Latest (2025): $2,213 · -8.7% YoY. Source: county tax records.