2821 Carol Ave · Mims, FL 32754

$215,000

3 bd · 2.0 ba · 2,026 sqft · SingleFamily public records · 53 Days on market

Built 1957 0.34 ac 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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Schools +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS 3/2 WITH 2 BONUS ROOMS FOR FAMILY FUN, ENTERTAINING, OR OFFICE SPACE. BONUS ROOM 2 CAN EASILY BE CONVERTED INTO A HUGE MASTER. LARGE 7'10'' X 7'2'' WALK-IN IS ALREADY IN PLACE. WATER CAN EASILY BE TAPPED INTO. BONUS ROOM FEATURES A COMFORT STAR PLUS MINI SPLIT, 10X16 LARK SHED, RV/BOAT SPACE, LARGE LOT, CLOSE TO THE BEACHES, BEST FISHING HOLES, 95/528, SHOPPING, RESTAURANTS, O. I. A. , ORLANDO ATTRACTIONS, MAKE AN APPT TODAY!!

Key facts

• 0.34 acre lot
• 2 parking spots
• Built 1957

Property features AI

Finance

• Financial info: Tax information available (not included)

Exterior

• Parking: Carport (2 spaces)
• Utilities: Septic tank; Cable available; Electricity available; Water available
• Home design: Single family residence; One story; Entry on level 1; Faces west
• Construction: Block construction; Shingle roof; Built area: 2,518 total; Living area: 2,026
• Exterior features: Cleared lot with few trees; Paved road access

Interior

• Bedrooms: 3 bedrooms
• Flooring: Carpet; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Wall/window unit(s) for cooling
• Interior features: Ceiling fan(s)
• Laundry & utility: Partially furnished (some items included)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#765 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment 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: Mims Elementary School (math 42% / reading 47%, grade F, #1,288 of 2,144 statewide, top 62%, 462 students, 80% FRL); James Madison Middle School (math 39% / reading 39%, grade F, #381 of 571 statewide, top 67%, 446 students, 65% FRL); Astronaut High School (math 25% / reading 43%, grade F, #394 of 667 statewide, top 60%, 1,112 students, 51% FRL) — zoned schools average 65% FRL vs 43% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 55% district-wide (-16 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: 184 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 53 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask is 44% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $150k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $208,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1957 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.04% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 8.0

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-17,520
• Equity at exit: $32,057

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $7,150
• Equity at exit: $18,589

Cash invested: $60,200 (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 32754

• Home prices YoY: -9.4%
• Active inventory: 184
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,233 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$276 /mo · $3,307/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $271

Break-even live

Break-even rent $1,889

Max offer price $215,000

Occupancy floor 83%

Sensitivity live

Price	-10% $393	-5% $332	+0% $271	+5% $210	+10% $150
Rent	-10% $95	-5% $183	+0% $271	+5% $360	+10% $448
Rate	-1.0pp $380	-0.5pp $326	base $271	+0.5pp $216	+1.0pp $159

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4087 Fitzroy Reef Dr Mims, FL	4.0	2.0	1931	$2,206	$1.14	15d	1	0.93mi
3738 Loggerhead Ln Mims, FL	4.0	2.0	1918	$2,271	$1.18	15d	1	1.31mi

Listing history 28 events

1. 2026-06-18
   days on market $215,000 Active 53 DOM
2. 2026-06-17
   days on market $215,000 Active 52 DOM
3. 2026-06-16
   days on market $215,000 Active 51 DOM
4. 2026-06-15
   days on market $215,000 Active 50 DOM
5. 2026-06-14
   days on market $215,000 Active 48 DOM
6. 2026-06-10
   days on market $215,000 Active 45 DOM
7. 2026-06-08
   days on market $215,000 Active 43 DOM
8. 2026-06-07
   days on market $215,000 Active 42 DOM
9. 2026-06-05
   days on market $215,000 Active 39 DOM
10. 2026-06-03
    days on market $215,000 Active 38 DOM
11. 2026-06-02
    days on market $215,000 Active 37 DOM
12. 2026-06-01
    days on market $215,000 Active 36 DOM
13. 2026-05-31
    days on market $215,000 Active 35 DOM
14. 2026-05-31
    days on market $215,000 Active 34 DOM
15. 2026-05-01
    status Active
16. 2026-05-01
    price $215,000
17. 2026-02-26
    status Pending
18. 2026-02-20
    listed $149,000 Active
19. 2026-01-31
    historical
20. 2025-12-19
    listed $195,000 Active
21. 2019-08-19
    soldstatus $150,000
22. 2019-08-16
    soldstatus $150,000 439-char remark

    Show marketing remark (439 chars)

    SPACIOUS 3/2 WITH 2 BONUS ROOMS FOR FAMILY FUN, ENTERTAINING, OR OFFICE SPACE. BONUS ROOM 2 CAN EASILY BE CONVERTED INTO A HUGE MASTER. LARGE 7'10'' X 7'2'' WALK-IN IS ALREADY IN PLACE. WATER CAN EASILY BE TAPPED INTO. BONUS ROOM FEATURES A COMFORT STAR PLUS MINI SPLIT, 10X16 LARK SHED, RV/BOAT SPACE, LARGE LOT, CLOSE TO THE BEACHES, BEST FISHING HOLES, 95/528, SHOPPING, RESTAURANTS, O. I. A. , ORLANDO ATTRACTIONS, MAKE AN APPT TODAY!!

23. 2019-03-15
    listed $145,000 439-char remark

    Show marketing remark (439 chars)

    SPACIOUS 3/2 WITH 2 BONUS ROOMS FOR FAMILY FUN, ENTERTAINING, OR OFFICE SPACE. BONUS ROOM 2 CAN EASILY BE CONVERTED INTO A HUGE MASTER. LARGE 7'10'' X 7'2'' WALK-IN IS ALREADY IN PLACE. WATER CAN EASILY BE TAPPED INTO. BONUS ROOM FEATURES A COMFORT STAR PLUS MINI SPLIT, 10X16 LARK SHED, RV/BOAT SPACE, LARGE LOT, CLOSE TO THE BEACHES, BEST FISHING HOLES, 95/528, SHOPPING, RESTAURANTS, O. I. A. , ORLANDO ATTRACTIONS, MAKE AN APPT TODAY!!

24. 2015-10-14
    soldstatus $106,000
25. 2015-10-14
    soldstatus $106,000
26. 2015-05-19
    listed $112,000
27. 1984-02-01
    soldstatus $46,500
28. 1979-08-01
    soldstatus $38,500

ⓘ 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: $3,307 · $276/mo
• Projected year-2 tax: $3,307 · $276/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 ≥108°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: $26,794
• − Mortgage interest: −$12,043
• − Property taxes: −$3,307
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − Depreciation: −$6,255
• Taxable loss: −$172
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $3,297/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 — Mims

• Score: 62/100
• State rank: #765
• US rank: #17094

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mims, FL
• Population (ZIP): 11,250

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 (92%)
• Race & ethnicity: White 92% Black 5% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Iranian 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

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: ▼ -34.55%
• Current HPI: 333.7709
• 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

+458.4% since first listed

14 events — show timeline

• 2026-05-01 Relisted — SCMLS
• 2026-05-01 Price Changed $215,000 SCMLS
• 2026-02-26 Pending — SCMLS
• 2026-02-20 Listed $149,000 SCMLS
• 2026-01-31 Listing Removed — Daytona MLS
• 2025-12-19 Listed $195,000 Daytona MLS
• 2019-08-19 Sold (Public Records) $150,000 Public Records
• 2019-08-16 Sold (MLS) $150,000 SCMLS
• 2019-03-15 Listed $145,000 SCMLS
• 2015-10-14 Sold (Public Records) $106,000 Public Records
• 2015-10-14 Sold (MLS) $106,000 SCMLS
• 2015-05-19 Listed $112,000 SCMLS
• 1984-02-01 Sold (Public Records) $46,500 Public Records
• 1979-08-01 Sold (Public Records) $38,500 Public Records

Property tax history

+12.3%/yr

Latest (2025): $3,307 · +6.3% YoY. Source: county tax records.