1216 Gardenia Dr · Micco, FL 32976

$182,000

3 bd · 2.0 ba · 1,173 sqft · Manufactured public records · 108 Days on market

Built 1981 4,792 sqft lot

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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 +12.7/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• 1% rule +4.6/10.0
• DSCR +3.8/10.0
• 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

Welcome to this charming home in a prime location. Nestled along the tranquil canal front. The enclosed porch offers year round enjoyment. Roof is 2019, Water heater 2016, A/C 2014, New flooring, Updated kitchen, updated plumbing, New appliances, new bath vanity/sink, New vapor barrier. Great location within walking distance to pool, and most amenities. Don't miss out on this gem.

Key facts

• Canal front
• Enclosed porch
• Updated kitchen

Tags

• CANAL FRONT
• ENCLOSED PORCH
• UPDATED KITCHEN
• UPDATED PLUMBING
• NEW VAPOR BARRIER
• WALKING DISTANCE TO POOL

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Manufactured home; North-facing
• Construction: Stucco and vinyl siding exterior; Metal roof
• Exterior features: Front porch; Canal-front waterfront

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Open floor plan; Split bedroom layout; 5 total rooms
• Laundry & utility: Unfurnished (no built-in washer/dryer listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $182k.

Deal economics

• At list price, monthly cash flow is $-19 ($-229/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (4.2% below list).
• Recommended offer: $166k (9.0% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 108 days — a 9% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y ago; this cycle's ask is 11275% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $45k; list at $182k implies a 304% 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; 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 $165,620 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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: 0.96% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 8.7

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-30,593
• Equity at exit: $27,137

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-27,746
• Equity at exit: $15,736

Cash invested: $50,960 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,744 high
• Mortgage (P&I): −$954
• Tax from tax record: −$367 /mo · $4,402/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-19

Break-even live

Break-even rent $1,769

Max offer price $178,636

Occupancy floor 96%

Sensitivity live

Price	-10% $84	-5% $32	+0% $-19	+5% $-71	+10% $-122
Rent	-10% $-157	-5% $-88	+0% $-19	+5% $50	+10% $119
Rate	-1.0pp $73	-0.5pp $27	base $-19	+0.5pp $-66	+1.0pp $-114

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 Hyacinth Cir Sebastian, FL	2.0	2.0	1324	$1,850	$1.40	25d	1	0.15mi
904 Red Bud Rd Sebastian, FL	3.0	2.0	1278	$1,500	$1.17	25d	1	0.15mi
706 Hyacinth Cir Sebastian, FL	2.0	2.0	1062	$1,750	$1.65	25d	1	0.31mi
909 Sequoia St Sebastian, FL	2.0	2.0	1156	$1,845	$1.60	25d	1	0.32mi
1207 Marigold Dr Sebastian, FL	2.0	2.0	1104	$1,500	$1.36	25d	1	0.39mi
914 Pecan Cir Sebastian, FL	2.0	1.0	1000	$1,600	$1.60	25d	1	0.45mi
7629 Chasta Rd Sebastian, FL	2.0	2.0	958	$1,600	$1.67	25d	1	0.60mi
7606 Cedar Bark Rd Sebastian, FL	2.0	2.0	1273	$1,800	$1.41	25d	1	0.62mi
7597 Cedar Bark Rd Sebastian, FL	2.0	2.0	902	$1,700	$1.88	25d	1	0.64mi
702 Lark Dr Sebastian, FL	3.0	2.0	1296	$1,775	$1.37	25d	1	0.66mi
415 Plover Dr Sebastian, FL	3.0	2.0	1200	$2,400	$2.00	25d	1	0.67mi
629 W Marlin Cir Unit NA Sebastian, FL	2.0	2.0	1104	$1,400	$1.27	16d	1	0.74mi
1112 Pocatella Dr Sebastian, FL	2.0	2.0	1370	$1,900	$1.39	25d	1	0.80mi
1315 Barefoot Cir Sebastian, FL	2.0	2.0	1167	$2,300	$1.97	25d	1	0.90mi
830 Lychee Dr Sebastian, FL	2.0	2.0	1269	$2,000	$1.58	25d	1	1.11mi

Listing history 37 events

1. 2026-06-22
   days on market $182,000 Active 108 DOM
2. 2026-06-18
   days on market $182,000 Active 105 DOM
3. 2026-06-17
   days on market $182,000 Active 104 DOM
4. 2026-06-16
   days on market $182,000 Active 103 DOM
5. 2026-06-15
   days on market $182,000 Active 102 DOM
6. 2026-06-14
   days on market $182,000 Active 100 DOM
7. 2026-06-10
   days on market $182,000 Active 97 DOM
8. 2026-06-08
   days on market $182,000 Active 95 DOM
9. 2026-06-07
   days on market $182,000 Active 94 DOM
10. 2026-06-05
    days on market $182,000 Active 91 DOM
11. 2026-06-03
    days on market $182,000 Active 90 DOM
12. 2026-06-02
    days on market $182,000 Active 89 DOM
13. 2026-06-01
    days on market $182,000 Active 88 DOM
14. 2026-05-31
    days on market $182,000 Active 87 DOM
15. 2026-05-31
    days on market $182,000 Active 86 DOM
16. 2026-05-22
    historical $1,600
17. 2026-05-02
    listed $1,600
18. 2026-04-17
    price $182,000
19. 2026-03-31
    price $182,500
20. 2026-03-04
    listed $189,000 Active
21. 2025-02-11
    historical $1,600
22. 2025-02-06
    listed $1,600
23. 2025-01-31
    historical 383-char remark

    Show marketing remark (383 chars)

    Welcome to this charming home in a prime location. Nestled along the tranquil canal front. The enclosed porch offers year round enjoyment. Roof is 2019, Water heater 2016, A/C 2014, New flooring, Updated kitchen, updated plumbing, New appliances, new bath vanity/sink, New vapor barrier. Great location within walking distance to pool, and most amenities. Don't miss out on this gem.

24. 2024-10-14
    listed $188,900 Active 383-char remark

    Show marketing remark (383 chars)

    Welcome to this charming home in a prime location. Nestled along the tranquil canal front. The enclosed porch offers year round enjoyment. Roof is 2019, Water heater 2016, A/C 2014, New flooring, Updated kitchen, updated plumbing, New appliances, new bath vanity/sink, New vapor barrier. Great location within walking distance to pool, and most amenities. Don't miss out on this gem.

25. 2024-07-27
    historical 471-char remark

    Show marketing remark (471 chars)

    Welcome to this charming home in a prime location. Nestled along the tranquil canal front. The enclosed porch offers year round enjoyment. Roof is 2019, Water heater 2016, A/C 2014, New flooring, updated kitchen(cabinet doors are being custom made)updated plumbing, new bath vanity/sink. New Vapor Barrier. Great location within walking distance to the pool, and most amenities. Don't miss out on this gem! Owner will consider holding mortgage with a decent down payment.

26. 2024-05-04
    listed $188,900 Active 471-char remark

    Show marketing remark (471 chars)

    Welcome to this charming home in a prime location. Nestled along the tranquil canal front. The enclosed porch offers year round enjoyment. Roof is 2019, Water heater 2016, A/C 2014, New flooring, updated kitchen(cabinet doors are being custom made)updated plumbing, new bath vanity/sink. New Vapor Barrier. Great location within walking distance to the pool, and most amenities. Don't miss out on this gem! Owner will consider holding mortgage with a decent down payment.

27. 2016-08-16
    historical
28. 2013-12-18
    soldstatus $45,000
29. 2013-09-05
    listed $47,900
30. 2013-04-30
    historical
31. 2013-04-17
    listed $49,900
32. 2013-03-11
    soldstatus $25,000
33. 2013-02-10
    listed $32,900
34. 2008-09-09
    soldstatus $75,000
35. 2008-08-25
    soldstatus $75,000
36. 2007-11-01
    listed $79,000
37. 2007-10-20
    listed $89,900

ⓘ 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: $4,402 · $367/mo
• Projected year-2 tax: $4,402 · $367/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $20,933
• − Mortgage interest: −$10,195
• − Property taxes: −$4,402
• − Insurance: −$910
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$5,295
• Taxable loss: −$3,218
• Est. tax savings @ 24.0%: +$772
• After-tax cash flow: $544/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

-98.2% since first listed

22 events — show timeline

• 2026-05-22 Rental Removed $1,600 SCMLS
• 2026-05-02 Listed for Rent $1,600 SCMLS
• 2026-04-17 Price Changed $182,000 SCMLS
• 2026-03-31 Price Changed $182,500 SCMLS
• 2026-03-04 Listed $189,000 SCMLS
• 2025-02-11 Rental Removed $1,600 SCMLS
• 2025-02-06 Listed for Rent $1,600 SCMLS
• 2025-01-31 Listing Removed — SCMLS
• 2024-10-14 Listed $188,900 SCMLS
• 2024-07-27 Listing Removed — SCMLS
• 2024-05-04 Listed $188,900 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2013-12-18 Sold (MLS) $45,000 SCMLS
• 2013-09-05 Listed $47,900 SCMLS
• 2013-04-30 Listing Removed — SCMLS
• 2013-04-17 Listed $49,900 SCMLS
• 2013-03-11 Sold (MLS) $25,000 SCMLS
• 2013-02-10 Listed $32,900 SCMLS
• 2008-09-09 Sold (Public Records) $75,000 Public Records
• 2008-08-25 Sold (MLS) $75,000 SCMLS
• 2007-11-01 Listed $79,000 SCMLS
• 2007-10-20 Listed $89,900 SCMLS

Property tax history

+23.0%/yr

Latest (2025): $4,402 · +43.1% YoY. Source: county tax records.