522 Jean Cir · West Melbourne, FL 32904

$85,000

2 bd · 2.0 ba · 1,260 sqft · Manufactured public records · 76 Days on market

Built 1978 6,970 sqft lot $125/mo HOA · 6% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Well cared for home in a desirable 55+ community. It is perfect for snowbirds or full time retiree looking to spend time in sunny Florida. The community has a lot to offer with shuffle board and a beautiful pool. Lots of activities offered through the clubhouse. Restaurants, shopping, beaches, and medical facilities are close by. It even has RV parking. It offers a quiet enclosed patio with new screening plastic protected windows. Kitchen cabinets redone 2 years ago. Hot water heater 2 years old.

Key facts

• Shuffleboard courts
• Large clubhouse
• 6,970 sq ft lot

Tags

• LARGE CLUBHOUSE
• SHUFFLEBOARD COURTS
• ON SITE RV BOAT STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $874 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% 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; 16 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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.29% ✓
• Cap rate: 18.63%
• Cash-on-cash: 44.07%
• DSCR: 2.96
• GRM: 3.6

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: 37.4%
• Equity multiple: 2.52×
• Total profit: $36,274
• Equity at exit: $12,674

10-year hold

• IRR: 42.4%
• Equity multiple: 4.43×
• Total profit: $81,558
• Equity at exit: $7,349

Cash invested: $23,800 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,944 high
• Mortgage (P&I): −$446
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$35
• HOA: −$125
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $874

Break-even live

Break-even rent $838

Max offer price $85,000

Occupancy floor 50%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
760 John Adams Ln Melbourne, FL	3.0	2.0	1288	$1,950	$1.51	23d	1	0.39mi
4850 Sutton Ave Melbourne, FL	3.0	2.0	1166	$1,850	$1.59	14d	1	0.39mi
4850 Heritage Lakes BLVD West Melbourne, FL	1.0–3.0	1.0–2.5	1018	$2,070	$2.03	14d	119	0.69mi
3020 Mary St Melbourne, FL	3.0	1.0	1072	$2,095	$1.95	23d	1	0.88mi
49 Piney Branch Way Unit A Melbourne, FL	2.0	2.5	1288	$1,600	$1.24	14d	1	0.98mi
2114 Nebula Way West Melbourne, FL	1.0–2.0	1.0–2.0	982	$2,031	$2.07	14d	15	1.11mi
135 NW Shannon Ave West Melbourne, FL	2.0	2.0	900	$1,850	$2.06	19d	1	1.12mi
193 Dayton Blvd Melbourne Village, FL	3.0	2.5	1656	$2,500	$1.51	23d	1	1.17mi
195 Dayton Blvd Melbourne, FL	3.0	2.5	1656	$2,500	$1.51	23d	1	1.18mi
197 Dayton Blvd Melbourne Village, FL	3.0	2.5	1656	$2,500	$1.51	23d	1	1.18mi
1361 Tamango Dr Melbourne, FL	3.0	2.0	1815	$2,350	$1.29	23d	1	1.20mi
2824 Coleman Ct Melbourne Village, FL	2.0	2.0	1200	$1,600	$1.33	23d	1	1.21mi
122 Laurel Oak St West Melbourne, FL	2.0	1.0	1008	$1,450	$1.44	23d	1	1.23mi
1152 Bainbury Ln Melbourne, FL	3.0	2.0	1297	$2,000	$1.54	23d	1	1.24mi
101 San Paulo Cir Unit 14-101 Melbourne, FL	2.0	2.0	1220	$1,500	$1.23	14d	1	1.36mi
223 San Paulo Cir Unit 8-223 Melbourne, FL	2.0	2.0	1080	$1,500	$1.39	23d	1	1.40mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: waterpool

Listing history 13 events

1. 2026-04-07
   status Pending
2. 2026-02-11
   historical Active Under Contract
3. 2026-02-02
   price $85,000
4. 2026-01-20
   listed $99,000 Active
5. 2022-01-19
   soldstatus $125,000
6. 2022-01-14
   soldstatus $125,000 Closed 502-char remark

   Show marketing remark (502 chars)

   Well cared for home in a desirable 55+ community. It is perfect for snowbirds or full time retiree looking to spend time in sunny Florida. The community has a lot to offer with shuffle board and a beautiful pool. Lots of activities offered through the clubhouse. Restaurants, shopping, beaches, and medical facilities are close by. It even has RV parking. It offers a quiet enclosed patio with new screening plastic protected windows. Kitchen cabinets redone 2 years ago. Hot water heater 2 years old.

7. 2021-12-18
   historical Backups 502-char remark

   Show marketing remark (502 chars)

   Well cared for home in a desirable 55+ community. It is perfect for snowbirds or full time retiree looking to spend time in sunny Florida. The community has a lot to offer with shuffle board and a beautiful pool. Lots of activities offered through the clubhouse. Restaurants, shopping, beaches, and medical facilities are close by. It even has RV parking. It offers a quiet enclosed patio with new screening plastic protected windows. Kitchen cabinets redone 2 years ago. Hot water heater 2 years old.

8. 2021-12-06
   listed $145,000 Active 502-char remark

   Show marketing remark (502 chars)

   Well cared for home in a desirable 55+ community. It is perfect for snowbirds or full time retiree looking to spend time in sunny Florida. The community has a lot to offer with shuffle board and a beautiful pool. Lots of activities offered through the clubhouse. Restaurants, shopping, beaches, and medical facilities are close by. It even has RV parking. It offers a quiet enclosed patio with new screening plastic protected windows. Kitchen cabinets redone 2 years ago. Hot water heater 2 years old.

9. 2006-03-27
   soldstatus $85,000
10. 2004-04-09
    soldstatus $81,900
11. 2003-04-02
    soldstatus $58,000
12. 1993-11-04
    soldstatus $59,000
13. 1990-11-01
    soldstatus $49,500

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $706 · $59/mo
• Expected delta: +$37/yr (+$3/mo · 5.6%)

ⓘ 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 ≥106°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: $23,330
• − Mortgage interest: −$4,761
• − Property taxes: −$668
• − Insurance: −$425
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − HOA: −$1,500
• − Depreciation: −$2,473
• Taxable income: $9,770
• Est. tax owed @ 24.0%: −$2,345
• After-tax cash flow: $8,144/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

+71.7% since first listed

13 events — show timeline

• 2026-04-07 Pending — SCMLS
• 2026-02-11 Contingent — SCMLS
• 2026-02-02 Price Changed $85,000 SCMLS
• 2026-01-20 Listed $99,000 SCMLS
• 2022-01-19 Sold (Public Records) $125,000 Public Records
• 2022-01-14 Sold (MLS) $125,000 SCMLS
• 2021-12-18 Contingent — SCMLS
• 2021-12-06 Listed $145,000 SCMLS
• 2006-03-27 Sold (Public Records) $85,000 Public Records
• 2004-04-09 Sold (Public Records) $81,900 Public Records
• 2003-04-02 Sold (Public Records) $58,000 Public Records
• 1993-11-04 Sold (Public Records) $59,000 Public Records
• 1990-11-01 Sold (Public Records) $49,500 Public Records

Property tax history

-0.5%/yr

Latest (2025): $668 · +10.4% YoY. Source: county tax records.