4503 Gail Blvd · West Melbourne, FL 32904

$159,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 54 Days on market

Built 1979 5,227 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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.7/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable Living in popular Hollywood Estates. .. only minutes away from shopping, dining, with easy access to I95 and the beaches! Low monthly fees and you OWN THE LAND! This 55 plus community offers many amenities (pool, shuffleboard) and community events. 2 bedroom 2 bath home has a NEWER ROOF and NEW PLUMBING (2022), New Blower Motor (2024), New Carpeting in Bedrooms, New Storage Shed (2022). Large workshop/laundry room. This is the perfect retirement or 2nd home!

Key facts

• New stove
• Bonus laundry room
• New fans

Tags

• AIR CONDITIONED SUNROOM
• BONUS LAUNDRY ROOM
• NEW STOVE
• NEW COUNTERTOPS
• NEW FANS
• ACCESS TO POOL

Property features AI

Finance

• Other: Furnished
• HOA & community: Has homeowners association (Hollywood Estates Homeowners); Voluntary association fee ($25); Association includes cable TV and grounds maintenance; Community amenities: Clubhouse; Maintenance of grounds; Shuffleboard court; Senior community

Exterior

• Parking: Attached carport (1 space)
• Utilities: Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Manufactured home; One level; Faces north
• Construction: Aluminum siding and frame construction; Shingle roof; Pets allowed
• Exterior features: Glass-enclosed patio/porch; Porch; Screened porch; City street frontage; Asphalt road

Interior

• Kitchen: Dishwasher; Double oven; Electric cooktop; Electric oven; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Built-in features; Ceiling fan(s); Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup; Laundry sink

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#73 in FL, #1,214 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A; Watch: commute D+, 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.
• Zoned schools: Meadowlane Primary Elementary School (650 students, 47% FRL); Central Middle School (math 50% / reading 48%, grade C-, #265 of 571 statewide, top 48%, 1,127 students, 53% FRL); Melbourne Senior High School (math 43% / reading 57%, grade D+, #175 of 667 statewide, top 27%, 2,249 students, 31% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents soft (-0.3%/yr); 304 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 54 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $106k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.13% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 7.4

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-6,484
• Equity at exit: $23,707

10-year hold

• IRR: 2.0%
• Equity multiple: 1.13×
• Total profit: $5,577
• Equity at exit: $13,747

Cash invested: $44,520 (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 32904

• Rents YoY: -0.3%
• Active inventory: 304
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$834
• Tax from tax record: −$134 /mo · $1,605/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $386

Break-even live

Break-even rent $1,309

Max offer price $159,000

Occupancy floor 74%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Jennifer Cir Melbourne, FL	2.0	2.0	828	$1,600	$1.93	23d	1	0.20mi
4850 Sutton Ave Melbourne, FL	3.0	2.0	1166	$1,850	$1.59	14d	1	0.29mi
760 John Adams Ln Melbourne, FL	3.0	2.0	1288	$1,950	$1.51	23d	1	0.48mi
3020 Mary St Melbourne, FL	3.0	1.0	1072	$2,095	$1.95	23d	1	0.72mi
49 Piney Branch Way Unit A Melbourne, FL	2.0	2.5	1288	$1,600	$1.24	14d	1	0.76mi
4850 Heritage Lakes BLVD West Melbourne, FL	1.0–3.0	1.0–2.5	1018	$2,070	$2.03	14d	119	0.89mi
135 NW Shannon Ave West Melbourne, FL	2.0	2.0	900	$1,850	$2.06	19d	1	0.90mi
126 San Paulo Cir Unit 1-126 Melbourne, FL	1.0	1.0	792	$1,275	$1.61	23d	1	1.05mi
127 San Paulo Cir Unit 1-127 Melbourne, FL	1.0	1.0	792	$1,300	$1.64	23d	1	1.10mi
164 San Paulo Ct Unit 5-164 Melbourne, FL	1.0	1.0	792	$1,300	$1.64	23d	1	1.11mi
101 San Paulo Cir Unit 14-101 Melbourne, FL	2.0	2.0	1220	$1,500	$1.23	14d	1	1.13mi
223 San Paulo Cir Unit 8-223 Melbourne, FL	2.0	2.0	1080	$1,500	$1.39	23d	1	1.18mi
2114 Nebula Way West Melbourne, FL	1.0–2.0	1.0–2.0	982	$2,031	$2.07	13d	15	1.27mi
2824 Coleman Ct Melbourne Village, FL	2.0	2.0	1200	$1,600	$1.33	23d	1	1.27mi
122 Laurel Oak St West Melbourne, FL	2.0	1.0	1008	$1,450	$1.44	23d	1	1.31mi
356 Vesta Cir Melbourne, FL	2.0	1.0	814	$1,900	$2.33	23d	1	1.38mi
1152 Bainbury Ln Melbourne, FL	3.0	2.0	1297	$2,000	$1.54	23d	1	1.42mi
300 Amherst Ave Melbourne, FL	3.0	2.0	1353	$2,050	$1.52	14d	1	1.47mi
212 Dubber Rd Melbourne, FL	3.0	2.0	1230	$2,000	$1.63	23d	1	1.48mi
2900 Vassar St Melbourne, FL	3.0	2.0	1316	$1,925	$1.46	14d	1	1.50mi

Listing history 33 events

1. 2026-06-18
   days on market $159,000 Active 54 DOM
2. 2026-06-17
   days on market $159,000 Active 53 DOM
3. 2026-06-16
   days on market $159,000 Active 52 DOM
4. 2026-06-15
   days on market $159,000 Active 51 DOM
5. 2026-06-14
   days on market $159,000 Active 49 DOM
6. 2026-06-10
   days on market $159,000 Active 46 DOM
7. 2026-06-08
   days on market $159,000 Active 44 DOM
8. 2026-06-07
   days on market $159,000 Active 43 DOM
9. 2026-06-05
   days on market $159,000 Active 40 DOM
10. 2026-06-03
    days on market $159,000 Active 39 DOM
11. 2026-06-02
    days on market $159,000 Active 38 DOM
12. 2026-06-01
    days on market $159,000 Active 37 DOM
13. 2026-05-31
    days on market $159,000 Active 36 DOM
14. 2026-05-31
    days on market $159,000 Active 35 DOM
15. 2026-05-21
    price $159,000
16. 2026-04-17
    listed $165,000 Active
17. 2024-11-04
    soldstatus $106,500
18. 2024-10-31
    soldstatus $106,500 Closed 477-char remark

    Show marketing remark (477 chars)

    Affordable Living in popular Hollywood Estates. .. only minutes away from shopping, dining, with easy access to I95 and the beaches! Low monthly fees and you OWN THE LAND! This 55 plus community offers many amenities (pool, shuffleboard) and community events. 2 bedroom 2 bath home has a NEWER ROOF and NEW PLUMBING (2022), New Blower Motor (2024), New Carpeting in Bedrooms, New Storage Shed (2022). Large workshop/laundry room. This is the perfect retirement or 2nd home!

19. 2024-10-23
    status Pending 477-char remark

    Show marketing remark (477 chars)

    Affordable Living in popular Hollywood Estates. .. only minutes away from shopping, dining, with easy access to I95 and the beaches! Low monthly fees and you OWN THE LAND! This 55 plus community offers many amenities (pool, shuffleboard) and community events. 2 bedroom 2 bath home has a NEWER ROOF and NEW PLUMBING (2022), New Blower Motor (2024), New Carpeting in Bedrooms, New Storage Shed (2022). Large workshop/laundry room. This is the perfect retirement or 2nd home!

20. 2024-09-03
    price $139,900 477-char remark

    Show marketing remark (477 chars)

    Affordable Living in popular Hollywood Estates. .. only minutes away from shopping, dining, with easy access to I95 and the beaches! Low monthly fees and you OWN THE LAND! This 55 plus community offers many amenities (pool, shuffleboard) and community events. 2 bedroom 2 bath home has a NEWER ROOF and NEW PLUMBING (2022), New Blower Motor (2024), New Carpeting in Bedrooms, New Storage Shed (2022). Large workshop/laundry room. This is the perfect retirement or 2nd home!

21. 2024-07-24
    status Active 477-char remark

    Show marketing remark (477 chars)

    Affordable Living in popular Hollywood Estates. .. only minutes away from shopping, dining, with easy access to I95 and the beaches! Low monthly fees and you OWN THE LAND! This 55 plus community offers many amenities (pool, shuffleboard) and community events. 2 bedroom 2 bath home has a NEWER ROOF and NEW PLUMBING (2022), New Blower Motor (2024), New Carpeting in Bedrooms, New Storage Shed (2022). Large workshop/laundry room. This is the perfect retirement or 2nd home!

22. 2024-07-03
    historical Active Under Contract 477-char remark

    Show marketing remark (477 chars)

    Affordable Living in popular Hollywood Estates. .. only minutes away from shopping, dining, with easy access to I95 and the beaches! Low monthly fees and you OWN THE LAND! This 55 plus community offers many amenities (pool, shuffleboard) and community events. 2 bedroom 2 bath home has a NEWER ROOF and NEW PLUMBING (2022), New Blower Motor (2024), New Carpeting in Bedrooms, New Storage Shed (2022). Large workshop/laundry room. This is the perfect retirement or 2nd home!

23. 2024-06-21
    listed $147,500 Active 477-char remark

    Show marketing remark (477 chars)

    Affordable Living in popular Hollywood Estates. .. only minutes away from shopping, dining, with easy access to I95 and the beaches! Low monthly fees and you OWN THE LAND! This 55 plus community offers many amenities (pool, shuffleboard) and community events. 2 bedroom 2 bath home has a NEWER ROOF and NEW PLUMBING (2022), New Blower Motor (2024), New Carpeting in Bedrooms, New Storage Shed (2022). Large workshop/laundry room. This is the perfect retirement or 2nd home!

24. 2022-01-13
    soldstatus $125,000 Closed 430-char remark

    Show marketing remark (430 chars)

    Here is the home you've been waiting for! This super cute 2 bedroom , 2 bath manufactured home in the great neighborhood of Hollywood Estates is the perfect retirement place or second home. Close to shopping , lots of amenities (pool , shuffle board , community events) this 55plus community has low HOA fees and you Own the Land! NEW ROOF and NEW Plumbing. Don't let this one slip away. Sold AS-Is with or without the furniture.

25. 2021-12-30
    historical Contingent 430-char remark

    Show marketing remark (430 chars)

    Here is the home you've been waiting for! This super cute 2 bedroom , 2 bath manufactured home in the great neighborhood of Hollywood Estates is the perfect retirement place or second home. Close to shopping , lots of amenities (pool , shuffle board , community events) this 55plus community has low HOA fees and you Own the Land! NEW ROOF and NEW Plumbing. Don't let this one slip away. Sold AS-Is with or without the furniture.

26. 2021-12-24
    price $125,000 430-char remark

    Show marketing remark (430 chars)

    Here is the home you've been waiting for! This super cute 2 bedroom , 2 bath manufactured home in the great neighborhood of Hollywood Estates is the perfect retirement place or second home. Close to shopping , lots of amenities (pool , shuffle board , community events) this 55plus community has low HOA fees and you Own the Land! NEW ROOF and NEW Plumbing. Don't let this one slip away. Sold AS-Is with or without the furniture.

27. 2021-12-16
    status Active 430-char remark

    Show marketing remark (430 chars)

    Here is the home you've been waiting for! This super cute 2 bedroom , 2 bath manufactured home in the great neighborhood of Hollywood Estates is the perfect retirement place or second home. Close to shopping , lots of amenities (pool , shuffle board , community events) this 55plus community has low HOA fees and you Own the Land! NEW ROOF and NEW Plumbing. Don't let this one slip away. Sold AS-Is with or without the furniture.

28. 2021-10-30
    historical Contingent 430-char remark

    Show marketing remark (430 chars)

    Here is the home you've been waiting for! This super cute 2 bedroom , 2 bath manufactured home in the great neighborhood of Hollywood Estates is the perfect retirement place or second home. Close to shopping , lots of amenities (pool , shuffle board , community events) this 55plus community has low HOA fees and you Own the Land! NEW ROOF and NEW Plumbing. Don't let this one slip away. Sold AS-Is with or without the furniture.

29. 2021-10-23
    listed $119,900 Active 430-char remark

    Show marketing remark (430 chars)

    Here is the home you've been waiting for! This super cute 2 bedroom , 2 bath manufactured home in the great neighborhood of Hollywood Estates is the perfect retirement place or second home. Close to shopping , lots of amenities (pool , shuffle board , community events) this 55plus community has low HOA fees and you Own the Land! NEW ROOF and NEW Plumbing. Don't let this one slip away. Sold AS-Is with or without the furniture.

30. 2004-04-07
    soldstatus $69,500
31. 1999-02-02
    soldstatus $48,000
32. 1988-03-01
    soldstatus $46,500
33. 1978-08-01
    soldstatus $8,000

ⓘ 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: $1,605 · $134/mo
• Projected year-2 tax: $1,605 · $134/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 9/10 Extreme 4 d/yr ≥106°F today · 12 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: $21,561
• − Mortgage interest: −$8,906
• − Property taxes: −$1,605
• − Insurance: −$795
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$4,625
• Taxable income: $2,179
• Est. tax owed @ 24.0%: −$523
• After-tax cash flow: $4,104/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 — West Melbourne

• Score: 82/100
• State rank: #73
• US rank: #1214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Melbourne, FL
• County: Brevard County · 602,871 people
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 37,241
• Household income: $90,673
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 597.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 10% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 2% Chinese 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: ▼ -195.98%
• Current HPI: 304.2546
• Rent YoY: ▼ -0.32%
• 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

+1887.5% since first listed

19 events — show timeline

• 2026-05-21 Price Changed $159,000 SCMLS
• 2026-04-17 Listed $165,000 SCMLS
• 2024-11-04 Sold (Public Records) $106,500 Public Records
• 2024-10-31 Sold (MLS) $106,500 SCMLS
• 2024-10-23 Pending — SCMLS
• 2024-09-03 Price Changed $139,900 SCMLS
• 2024-07-24 Relisted — SCMLS
• 2024-07-03 Contingent — SCMLS
• 2024-06-21 Listed $147,500 SCMLS
• 2022-01-13 Sold (MLS) $125,000 SCMLS
• 2021-12-30 Contingent — SCMLS
• 2021-12-24 Price Changed $125,000 SCMLS
• 2021-12-16 Relisted — SCMLS
• 2021-10-30 Contingent — SCMLS
• 2021-10-23 Listed $119,900 SCMLS
• 2004-04-07 Sold (Public Records) $69,500 Public Records
• 1999-02-02 Sold (Public Records) $48,000 Public Records
• 1988-03-01 Sold (Public Records) $46,500 Public Records
• 1978-08-01 Sold (Public Records) $8,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,605 · +221.0% YoY. Source: county tax records.