1836 Big Cypress St NE · Palm Bay, FL 32905

$134,900

2 bd · 2.0 ba · 672 sqft · Manufactured public records · 100 Days on market

Built 1975 4,791 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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.5/10.0
• 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

PRICE REDUCED! Welcome Home to Palm Bay Colony, a large 55+ manufactured home community. Located a short distance from the Indian River, this 2 BR 2 BA home offers a freshly painted front porch, one car carport, patio area, updated kitchen cabinets, and . 11 acres of land, no lot rent to pay! HOA is voluntary, and offers a pool, tennis, shuffleboard, clubhouse with social activities like coffee hour, pancake breakfasts, ice cream socials and other recreational facilities. This home needs a little TLC to make it shine, and is priced to sell. Make it yours today!

Key facts

• Turn key ready
• Hurricane shutters
• You own your land

Tags

• TURN KEY READY
• YOU OWN YOUR LAND
• LOW MAINTENANCE
• MINUTES TO BEACHES
• HURRICANE SHUTTERS
• UPDATED LAMINATED FLOORING

Property features AI

Finance

• Other: Lot is cleared with asphalt road access; Lot size approximately 0.11 acres; Not a land-lease property; Unfurnished; Located in a senior community
• HOA & community: Association: PALM BAY COLONY; Voluntary association fee includes grounds maintenance; Association amenities: Clubhouse, Shuffleboard court, Tennis courts

Exterior

• Parking: Attached covered carport (1 space)
• Utilities: Public sewer; Cable available; Electricity available; Sewer available; Water available
• Home design: Manufactured home; Faces east
• Construction: Vinyl siding
• Exterior features: Storm shutters; Covered front and rear porches; Porch

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Electric heating; Hot water heating; Central air conditioning; Electric cooling
• Interior features: Ceiling fans; Open floor plan; Primary bath with shower (no tub); Vaulted ceilings
• Laundry & utility: Washer; Dryer; Washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $123k (9.0% 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; 5 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 $933 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 100 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask is 10692% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $65k; list at $135k implies a 108% 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 $122,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 1.05% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.40%
• DSCR: 1.33
• 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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-11,184
• Equity at exit: $20,114

10-year hold

• IRR: -3.0%
• Equity multiple: 0.82×
• Total profit: $-6,699
• Equity at exit: $11,664

Cash invested: $37,772 (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: $1,415 high
• Mortgage (P&I): −$707
• Tax from tax record: −$121 /mo · $1,455/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $233

Break-even live

Break-even rent $1,120

Max offer price $134,900

Occupancy floor 79%

Sensitivity live

Price	-10% $309	-5% $271	+0% $233	+5% $195	+10% $156
Rent	-10% $121	-5% $177	+0% $233	+5% $289	+10% $345
Rate	-1.0pp $301	-0.5pp $267	base $233	+0.5pp $198	+1.0pp $162

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2522 Amberly Rd NE Palm Bay, FL	2.0	1.0	672	$1,300	$1.93	24d	1	0.41mi
1700 Woodlake Dr NE Palm Bay, FL	1.0–2.0	1.0–2.0	875	$1,500	$1.71	24d	12	0.65mi
1630 Bottlebrush Dr Palm Bay, FL	2.0	1.0	600	$1,495	$2.49	24d	1	0.79mi
3016 Pinewood Dr NE Palm Bay, FL	1.0–2.0	1.0	800	$1,103	$1.38	24d	1	1.04mi
1635 Monterey Dr NE Palm Bay, FL	1.0	1.0	581	$1,276	$2.20	14d	22	1.27mi

Listing history 28 events

1. 2026-06-18
   days on market $134,900 Active 100 DOM
2. 2026-06-17
   days on market $134,900 Active 99 DOM
3. 2026-06-16
   days on market $134,900 Active 98 DOM
4. 2026-06-15
   days on market $134,900 Active 97 DOM
5. 2026-06-14
   days on market $134,900 Active 95 DOM
6. 2026-06-10
   days on market $134,900 Active 92 DOM
7. 2026-06-08
   days on market $134,900 Active 90 DOM
8. 2026-06-07
   days on market $134,900 Active 89 DOM
9. 2026-06-05
   days on market $134,900 Active 86 DOM
10. 2026-06-03
    days on market $134,900 Active 85 DOM
11. 2026-06-02
    days on market $134,900 Active 84 DOM
12. 2026-06-01
    days on market $134,900 Active 83 DOM
13. 2026-05-31
    days on market $134,900 Active 82 DOM
14. 2026-05-31
    days on market $134,900 Active 81 DOM
15. 2026-04-27
    historical $1,250
16. 2026-04-25
    listed $1,250
17. 2026-03-09
    listed $134,900 Active
18. 2026-02-19
    historical $1,250
19. 2025-12-26
    listed $1,250
20. 2020-01-07
    soldstatus $65,000
21. 2020-01-03
    soldstatus $65,000 568-char remark

    Show marketing remark (568 chars)

    PRICE REDUCED! Welcome Home to Palm Bay Colony, a large 55+ manufactured home community. Located a short distance from the Indian River, this 2 BR 2 BA home offers a freshly painted front porch, one car carport, patio area, updated kitchen cabinets, and . 11 acres of land, no lot rent to pay! HOA is voluntary, and offers a pool, tennis, shuffleboard, clubhouse with social activities like coffee hour, pancake breakfasts, ice cream socials and other recreational facilities. This home needs a little TLC to make it shine, and is priced to sell. Make it yours today!

22. 2019-06-20
    listed $71,400 568-char remark

    Show marketing remark (568 chars)

    PRICE REDUCED! Welcome Home to Palm Bay Colony, a large 55+ manufactured home community. Located a short distance from the Indian River, this 2 BR 2 BA home offers a freshly painted front porch, one car carport, patio area, updated kitchen cabinets, and . 11 acres of land, no lot rent to pay! HOA is voluntary, and offers a pool, tennis, shuffleboard, clubhouse with social activities like coffee hour, pancake breakfasts, ice cream socials and other recreational facilities. This home needs a little TLC to make it shine, and is priced to sell. Make it yours today!

23. 2019-06-12
    historical 366-char remark

    Show marketing remark (366 chars)

    Very well kept home 2 bedroom 2 full bath with office and front porch. No lot rent you own the property. Plenty of storage space. Excellent location near shopping, restaurants, 3 miles I-95 and 12 miles from the beach. 55 and older community with many activities and lots of new friends to meet. The clubhouse has dances, pool parties, picnics, pot luck dinner.

24. 2019-02-08
    listed $84,900 366-char remark

    Show marketing remark (366 chars)

    Very well kept home 2 bedroom 2 full bath with office and front porch. No lot rent you own the property. Plenty of storage space. Excellent location near shopping, restaurants, 3 miles I-95 and 12 miles from the beach. 55 and older community with many activities and lots of new friends to meet. The clubhouse has dances, pool parties, picnics, pot luck dinner.

25. 2011-09-20
    soldstatus $15,000
26. 2011-06-12
    listed $18,000
27. 1984-12-01
    soldstatus $25,000
28. 1983-02-28
    soldstatus $7,500

ⓘ 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: $1,455 · $121/mo
• Projected year-2 tax: $1,455 · $121/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: $16,978
• − Mortgage interest: −$7,556
• − Property taxes: −$1,455
• − Insurance: −$674
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$3,924
• Taxable income: $651
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $2,638/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

-83.3% since first listed

14 events — show timeline

• 2026-04-27 Rental Removed $1,250 SCMLS
• 2026-04-25 Listed for Rent $1,250 SCMLS
• 2026-03-09 Listed $134,900 SCMLS
• 2026-02-19 Rental Removed $1,250 SCMLS
• 2025-12-26 Listed for Rent $1,250 SCMLS
• 2020-01-07 Sold (Public Records) $65,000 Public Records
• 2020-01-03 Sold (MLS) $65,000 SCMLS
• 2019-06-20 Listed $71,400 SCMLS
• 2019-06-12 Listing Removed — SCMLS
• 2019-02-08 Listed $84,900 SCMLS
• 2011-09-20 Sold (MLS) $15,000 SCMLS
• 2011-06-12 Listed $18,000 SCMLS
• 1984-12-01 Sold (Public Records) $25,000 Public Records
• 1983-02-28 Sold (Public Records) $7,500 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,455 · +1.4% YoY. Source: county tax records.