474 Marlin Cir · Micco, FL 32976

$179,000

2 bd · 2.0 ba · 1,595 sqft · Manufactured public records · 243 Days on market

Built 1992 7,405 sqft lot

---

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 +17.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• DSCR +5.3/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1992 Palm Harbor 28 x 56 on oversized double lot. Island kitchen with Jennaire counter top range and wall oven. Eat-in kitchen. Built-in lited hutch. French doors to family room. Mirrored closet doors in master suite. Master bath with garden tub, double vanity shower. Newer A/C and heat. New shingle roof. Well maintained. Double drive. Furniture available. Property being conveyed AS IS.

Key facts

• Metal roof
• Double driveway
• Newer a/c system

Tags

• METAL ROOF
• NEWER A/C SYSTEM
• BRAND-NEW HOT WATER HEATER
• FULLY FURNISHED
• DOUBLE DRIVEWAY

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewer; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured home; Faces west
• Construction: Frame construction; Metal roof; Pets allowed
• Exterior features: Side porch; Irregular lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Open floorplan
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $1 ($12/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#633 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute 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: Sunrise Elementary School (math 52% / reading 57%, grade C, #892 of 2,144 statewide, top 44%, 759 students, 58% FRL); Southwest Middle School (math 40% / reading 39%, grade F, #373 of 571 statewide, top 66%, 920 students, 58% FRL); Bayside High School (math 27% / reading 40%, grade F, #400 of 667 statewide, top 61%, 1,854 students, 51% FRL).
• Zoned-school proficiency averages 42% at this address vs 55% district-wide (-12 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: 186 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 243 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $179k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 1.04% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• 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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-28,775
• Equity at exit: $26,689

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-24,293
• Equity at exit: $15,477

Cash invested: $50,120 (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 32976

• Home prices YoY: -18.6%
• Active inventory: 186
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,855 high
• Mortgage (P&I): −$939
• Tax from tax record: −$326 /mo · $3,916/yr
• Insurance: −$75
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $1

Break-even live

Break-even rent $1,854

Max offer price $179,000

Occupancy floor 95%

Sensitivity live

Price	-10% $102	-5% $52	+0% $1	+5% $-50	+10% $-100
Rent	-10% $-146	-5% $-72	+0% $1	+5% $74	+10% $148
Rate	-1.0pp $91	-0.5pp $47	base $1	+0.5pp $-45	+1.0pp $-93

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 Plover Dr Sebastian, FL	3.0	2.0	1200	$2,400	$2.00	25d	1	0.36mi
629 W Marlin Cir Unit NA Sebastian, FL	2.0	2.0	1104	$1,400	$1.27	16d	1	0.40mi
830 Lychee Dr Sebastian, FL	2.0	2.0	1269	$2,000	$1.58	25d	1	0.56mi
7606 Cedar Bark Rd Sebastian, FL	2.0	2.0	1273	$1,800	$1.41	25d	1	0.64mi
909 Sequoia St Sebastian, FL	2.0	2.0	1156	$1,845	$1.60	25d	1	0.65mi
8520 US Highway 1 Unit D5 Sebastian, FL	2.0	2.0	1533	$1,250	$0.82	16d	1	0.75mi
8520 US Highway 1 #10 Sebastian, FL	2.0	2.0	1091	$1,800	$1.65	25d	1	0.75mi
805 Beech Ct Sebastian, FL	2.0	2.0	1556	$1,995	$1.28	25d	1	0.86mi
7419 Tourmaline Dr Unit Annual Grant-Valkaria, FL	3.0	2.0	1676	$2,200	$1.31	25d	1	0.95mi
621 Hyacinth Cir Sebastian, FL	2.0	2.0	1324	$1,850	$1.40	25d	1	1.00mi
7349 Tourmaline Dr Grant, FL	3.0	2.0	1735	$2,200	$1.27	25d	1	1.04mi
702 Lark Dr Sebastian, FL	3.0	2.0	1296	$1,775	$1.37	25d	1	1.04mi
904 Red Bud Rd Sebastian, FL	3.0	2.0	1278	$1,500	$1.17	25d	1	1.06mi
706 Hyacinth Cir Sebastian, FL	2.0	2.0	1062	$1,750	$1.65	25d	1	1.14mi
7181 Blue Shore Rd Grant, FL	3.0	2.0	1598	$1,995	$1.25	25d	1	1.20mi
1207 Marigold Dr Sebastian, FL	2.0	2.0	1104	$1,500	$1.36	25d	1	1.25mi

Listing history 25 events

1. 2026-06-22
   days on market $179,000 Active 243 DOM
2. 2026-06-18
   days on market $179,000 Active 240 DOM
3. 2026-06-17
   days on market $179,000 Active 239 DOM
4. 2026-06-16
   days on market $179,000 Active 238 DOM
5. 2026-06-15
   days on market $179,000 Active 237 DOM
6. 2026-06-14
   days on market $179,000 Active 235 DOM
7. 2026-06-10
   days on market $179,000 Active 232 DOM
8. 2026-06-08
   days on market $179,000 Active 230 DOM
9. 2026-06-07
   days on market $179,000 Active 229 DOM
10. 2026-06-05
    days on market $179,000 Active 226 DOM
11. 2026-06-03
    days on market $179,000 Active 225 DOM
12. 2026-06-02
    days on market $179,000 Active 224 DOM
13. 2026-06-01
    days on market $179,000 Active 223 DOM
14. 2026-05-31
    days on market $179,000 Active 222 DOM
15. 2026-05-31
    days on market $179,000 Active 221 DOM
16. 2026-04-21
    status Active
17. 2026-04-20
    historical
18. 2026-03-09
    price $179,000
19. 2025-10-20
    listed $189,000 Active
20. 2016-08-16
    historical 389-char remark

    Show marketing remark (369 chars)

    This is it! Absolutely stunning. Ready for you to move right into. No furniture needed here as it is also available with a full price offer. Home sits on 2 irregular perimeter lots. Plenty of room for all of your entertaining needs. Plenty of parking also. Kitchen has a lovely built-in downdraft range top. Wide open floor plan. Come see this beauty before it is gone.

21. 2016-08-16
    historical 369-char remark

    Show marketing remark (369 chars)

    This is it! Absolutely stunning. Ready for you to move right into. No furniture needed here as it is also available with a full price offer. Home sits on 2 irregular perimeter lots. Plenty of room for all of your entertaining needs. Plenty of parking also. Kitchen has a lovely built-in downdraft range top. Wide open floor plan. Come see this beauty before it is gone.

22. 2016-06-10
    soldstatus $85,000
23. 2012-11-08
    listed $79,500 369-char remark

    Show marketing remark (369 chars)

    This is it! Absolutely stunning. Ready for you to move right into. No furniture needed here as it is also available with a full price offer. Home sits on 2 irregular perimeter lots. Plenty of room for all of your entertaining needs. Plenty of parking also. Kitchen has a lovely built-in downdraft range top. Wide open floor plan. Come see this beauty before it is gone.

24. 2005-12-02
    listed $169,000 389-char remark

    Show marketing remark (389 chars)

    1992 Palm Harbor 28 x 56 on oversized double lot. Island kitchen with Jennaire counter top range and wall oven. Eat-in kitchen. Built-in lited hutch. French doors to family room. Mirrored closet doors in master suite. Master bath with garden tub, double vanity shower. Newer A/C and heat. New shingle roof. Well maintained. Double drive. Furniture available. Property being conveyed AS IS.

25. 1992-02-01
    soldstatus $18,000

ⓘ 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: $3,916 · $326/mo
• Projected year-2 tax: $3,916 · $326/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 24 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: $22,265
• − Mortgage interest: −$10,027
• − Property taxes: −$3,916
• − Insurance: −$2,398
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$5,207
• Taxable loss: −$2,845
• Est. tax savings @ 24.0%: +$683
• After-tax cash flow: $695/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 — Micco

• Score: 65/100
• State rank: #633
• US rank: #12408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Micco, FL
• Population (ZIP): 9,237

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 1% Asian 1%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -73.57%
• Current HPI: 321.5196
• 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

+894.4% since first listed

10 events — show timeline

• 2026-04-21 Relisted — SCMLS
• 2026-04-20 Listing Removed — SCMLS
• 2026-03-09 Price Changed $179,000 SCMLS
• 2025-10-20 Listed $189,000 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-06-10 Sold (Public Records) $85,000 Public Records
• 2012-11-08 Listed $79,500 SCMLS
• 2005-12-02 Listed $169,000 SCMLS
• 1992-02-01 Sold (Public Records) $18,000 Public Records

Property tax history

+17.7%/yr

Latest (2025): $3,916 · -1.6% YoY. Source: county tax records.