326 Iris St · Sharpes, FL 32927

$119,000

5 bd · 2.0 ba · 672 sqft · Manufactured public records · 211 Days on market

Built 1976 0.32 ac lot

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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 +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

326 Iris St & 327 Booth St This property, on a large fenced in . 32 acre lot, currently holds two manufactured homes. Properties are ready for your own personal touches. Included is a 30amp RV hook up, 2 septic tanks, both tested about 1 yr ago. The parcel is 2 site addresses and has 2 electric meters. Property has partial block structure. The property can be split into separate parcels. Two separate entrances from Iris St and Booth St- current mobile homes have their own septic system. The property has the ability to be a cash flowing investment property or a great family compound with multiple units. This property is a short distance to the beaches, Port Canaveral, Cocoa Beach, Sebastian Inlet, Disney World, Viera, Vero Beach, upscale shopping, the airports, the Brevard Zoo, the space center, and other world class attractions.

Key facts

• Separate parcels
• 2 electric meters
• Large fenced lot

Tags

• LARGE FENCED LOT
• 30AMP RV HOOK UP
• 2 SEPTIC TANKS
• 2 ELECTRIC METERS
• PARTIAL BLOCK STRUCTURE
• SEPARATE PARCELS

Property features AI

Exterior

• Parking: Other parking
• Utilities: Septic tank; Water connected; Electricity connected; Cable connected
• Home design: Manufactured home; Single-story
• Construction: Aluminum siding; Vinyl siding; Frame construction; Metal roof
• Exterior features: Fenced lot; Cleared lot; Lot dimensions approximately 140 x 100; Lot about 0.32 acres

Interior

• Bedrooms: 5 bedrooms (main level)
• Bathrooms: 3 full bathrooms
• Heating & cooling: No central heating; Wall/window cooling units
• Interior features: Unfurnished; Entry on main level; East-facing

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $885 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#302 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: employment C-, 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: Fairglen Elementary School (math 34% / reading 38%, grade F, #1,670 of 2,144 statewide, top 78%, 617 students, 71% FRL); Cocoa High School (math 21% / reading 27%, grade F, #529 of 667 statewide, top 80%, 1,551 students, 73% FRL) — zoned schools average 72% FRL vs 43% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 55% district-wide (-25 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.5%/yr); 224 active listings in the ZIP; solid renter incomes; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 31% of the median local income ($86k/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 $823 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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. 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.
7. 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.
8. 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: 1.88% ✓
• Cap rate: 15.22%
• Cash-on-cash: 31.87%
• DSCR: 2.42
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.48% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 2.08×
• Total profit: $35,977
• Equity at exit: $17,743

10-year hold

• IRR: 33.6%
• Equity multiple: 3.98×
• Total profit: $99,451
• Equity at exit: $10,289

Cash invested: $33,320 (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 32927

• Home prices YoY: -19.4%
• Rents YoY: 2.5%
• Active inventory: 224
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,236 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$208 /mo · $2,499/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $885

Break-even live

Break-even rent $1,116

Max offer price $119,000

Occupancy floor 55%

Sensitivity live

Price	-10% $952	-5% $918	+0% $885	+5% $851	+10% $817
Rent	-10% $708	-5% $796	+0% $885	+5% $973	+10% $1,061
Rate	-1.0pp $945	-0.5pp $915	base $885	+0.5pp $854	+1.0pp $823

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $119,000 Active 211 DOM
2. 2026-06-17
   days on market $119,000 Active 210 DOM
3. 2026-06-16
   days on market $119,000 Active 209 DOM
4. 2026-06-15
   days on market $119,000 Active 208 DOM
5. 2026-06-14
   days on market $119,000 Active 206 DOM
6. 2026-06-10
   days on market $119,000 Active 203 DOM
7. 2026-06-08
   days on market $119,000 Active 201 DOM
8. 2026-06-07
   days on market $119,000 Active 200 DOM
9. 2026-06-05
   days on market $119,000 Active 197 DOM
10. 2026-06-03
    days on market $119,000 Active 196 DOM
11. 2026-06-02
    days on market $119,000 Active 195 DOM
12. 2026-06-01
    days on market $119,000 Active 194 DOM
13. 2026-05-31
    days on market $119,000 Active 193 DOM
14. 2026-05-31
    days on market $119,000 Active 192 DOM
15. 2025-11-19
    listed $139,000 Active
16. 2025-09-09
    historical 849-char remark

    Show marketing remark (849 chars)

    326 Iris St & 327 Booth St This property, on a large fenced in . 32 acre lot, currently holds two manufactured homes. Properties are ready for your own personal touches. Included is a 30amp RV hook up, 2 septic tanks, both tested about 1 yr ago. The parcel is 2 site addresses and has 2 electric meters. Property has partial block structure. The property can be split into separate parcels. Two separate entrances from Iris St and Booth St- current mobile homes have their own septic system. The property has the ability to be a cash flowing investment property or a great family compound with multiple units. This property is a short distance to the beaches, Port Canaveral, Cocoa Beach, Sebastian Inlet, Disney World, Viera, Vero Beach, upscale shopping, the airports, the Brevard Zoo, the space center, and other world class attractions.

17. 2025-05-25
    price $127,400 849-char remark

    Show marketing remark (849 chars)

    326 Iris St & 327 Booth St This property, on a large fenced in . 32 acre lot, currently holds two manufactured homes. Properties are ready for your own personal touches. Included is a 30amp RV hook up, 2 septic tanks, both tested about 1 yr ago. The parcel is 2 site addresses and has 2 electric meters. Property has partial block structure. The property can be split into separate parcels. Two separate entrances from Iris St and Booth St- current mobile homes have their own septic system. The property has the ability to be a cash flowing investment property or a great family compound with multiple units. This property is a short distance to the beaches, Port Canaveral, Cocoa Beach, Sebastian Inlet, Disney World, Viera, Vero Beach, upscale shopping, the airports, the Brevard Zoo, the space center, and other world class attractions.

18. 2025-05-10
    price $132,400 849-char remark

    Show marketing remark (849 chars)

    326 Iris St & 327 Booth St This property, on a large fenced in . 32 acre lot, currently holds two manufactured homes. Properties are ready for your own personal touches. Included is a 30amp RV hook up, 2 septic tanks, both tested about 1 yr ago. The parcel is 2 site addresses and has 2 electric meters. Property has partial block structure. The property can be split into separate parcels. Two separate entrances from Iris St and Booth St- current mobile homes have their own septic system. The property has the ability to be a cash flowing investment property or a great family compound with multiple units. This property is a short distance to the beaches, Port Canaveral, Cocoa Beach, Sebastian Inlet, Disney World, Viera, Vero Beach, upscale shopping, the airports, the Brevard Zoo, the space center, and other world class attractions.

19. 2025-04-23
    price $139,900 849-char remark

    Show marketing remark (849 chars)

    326 Iris St & 327 Booth St This property, on a large fenced in . 32 acre lot, currently holds two manufactured homes. Properties are ready for your own personal touches. Included is a 30amp RV hook up, 2 septic tanks, both tested about 1 yr ago. The parcel is 2 site addresses and has 2 electric meters. Property has partial block structure. The property can be split into separate parcels. Two separate entrances from Iris St and Booth St- current mobile homes have their own septic system. The property has the ability to be a cash flowing investment property or a great family compound with multiple units. This property is a short distance to the beaches, Port Canaveral, Cocoa Beach, Sebastian Inlet, Disney World, Viera, Vero Beach, upscale shopping, the airports, the Brevard Zoo, the space center, and other world class attractions.

20. 2025-04-05
    price $149,900 849-char remark

    Show marketing remark (849 chars)

    326 Iris St & 327 Booth St This property, on a large fenced in . 32 acre lot, currently holds two manufactured homes. Properties are ready for your own personal touches. Included is a 30amp RV hook up, 2 septic tanks, both tested about 1 yr ago. The parcel is 2 site addresses and has 2 electric meters. Property has partial block structure. The property can be split into separate parcels. Two separate entrances from Iris St and Booth St- current mobile homes have their own septic system. The property has the ability to be a cash flowing investment property or a great family compound with multiple units. This property is a short distance to the beaches, Port Canaveral, Cocoa Beach, Sebastian Inlet, Disney World, Viera, Vero Beach, upscale shopping, the airports, the Brevard Zoo, the space center, and other world class attractions.

21. 2025-03-17
    price $154,900 849-char remark

    Show marketing remark (849 chars)

    326 Iris St & 327 Booth St This property, on a large fenced in . 32 acre lot, currently holds two manufactured homes. Properties are ready for your own personal touches. Included is a 30amp RV hook up, 2 septic tanks, both tested about 1 yr ago. The parcel is 2 site addresses and has 2 electric meters. Property has partial block structure. The property can be split into separate parcels. Two separate entrances from Iris St and Booth St- current mobile homes have their own septic system. The property has the ability to be a cash flowing investment property or a great family compound with multiple units. This property is a short distance to the beaches, Port Canaveral, Cocoa Beach, Sebastian Inlet, Disney World, Viera, Vero Beach, upscale shopping, the airports, the Brevard Zoo, the space center, and other world class attractions.

22. 2025-02-28
    price $167,400 849-char remark

    Show marketing remark (849 chars)

    326 Iris St & 327 Booth St This property, on a large fenced in . 32 acre lot, currently holds two manufactured homes. Properties are ready for your own personal touches. Included is a 30amp RV hook up, 2 septic tanks, both tested about 1 yr ago. The parcel is 2 site addresses and has 2 electric meters. Property has partial block structure. The property can be split into separate parcels. Two separate entrances from Iris St and Booth St- current mobile homes have their own septic system. The property has the ability to be a cash flowing investment property or a great family compound with multiple units. This property is a short distance to the beaches, Port Canaveral, Cocoa Beach, Sebastian Inlet, Disney World, Viera, Vero Beach, upscale shopping, the airports, the Brevard Zoo, the space center, and other world class attractions.

23. 2025-02-12
    price $179,900 849-char remark

    Show marketing remark (849 chars)

    326 Iris St & 327 Booth St This property, on a large fenced in . 32 acre lot, currently holds two manufactured homes. Properties are ready for your own personal touches. Included is a 30amp RV hook up, 2 septic tanks, both tested about 1 yr ago. The parcel is 2 site addresses and has 2 electric meters. Property has partial block structure. The property can be split into separate parcels. Two separate entrances from Iris St and Booth St- current mobile homes have their own septic system. The property has the ability to be a cash flowing investment property or a great family compound with multiple units. This property is a short distance to the beaches, Port Canaveral, Cocoa Beach, Sebastian Inlet, Disney World, Viera, Vero Beach, upscale shopping, the airports, the Brevard Zoo, the space center, and other world class attractions.

24. 2024-10-22
    price $199,900 849-char remark

    Show marketing remark (849 chars)

    326 Iris St & 327 Booth St This property, on a large fenced in . 32 acre lot, currently holds two manufactured homes. Properties are ready for your own personal touches. Included is a 30amp RV hook up, 2 septic tanks, both tested about 1 yr ago. The parcel is 2 site addresses and has 2 electric meters. Property has partial block structure. The property can be split into separate parcels. Two separate entrances from Iris St and Booth St- current mobile homes have their own septic system. The property has the ability to be a cash flowing investment property or a great family compound with multiple units. This property is a short distance to the beaches, Port Canaveral, Cocoa Beach, Sebastian Inlet, Disney World, Viera, Vero Beach, upscale shopping, the airports, the Brevard Zoo, the space center, and other world class attractions.

25. 2024-10-05
    price $212,400 849-char remark

    Show marketing remark (849 chars)

    326 Iris St & 327 Booth St This property, on a large fenced in . 32 acre lot, currently holds two manufactured homes. Properties are ready for your own personal touches. Included is a 30amp RV hook up, 2 septic tanks, both tested about 1 yr ago. The parcel is 2 site addresses and has 2 electric meters. Property has partial block structure. The property can be split into separate parcels. Two separate entrances from Iris St and Booth St- current mobile homes have their own septic system. The property has the ability to be a cash flowing investment property or a great family compound with multiple units. This property is a short distance to the beaches, Port Canaveral, Cocoa Beach, Sebastian Inlet, Disney World, Viera, Vero Beach, upscale shopping, the airports, the Brevard Zoo, the space center, and other world class attractions.

26. 2024-09-11
    listed $224,900 Active 849-char remark

    Show marketing remark (849 chars)

    326 Iris St & 327 Booth St This property, on a large fenced in . 32 acre lot, currently holds two manufactured homes. Properties are ready for your own personal touches. Included is a 30amp RV hook up, 2 septic tanks, both tested about 1 yr ago. The parcel is 2 site addresses and has 2 electric meters. Property has partial block structure. The property can be split into separate parcels. Two separate entrances from Iris St and Booth St- current mobile homes have their own septic system. The property has the ability to be a cash flowing investment property or a great family compound with multiple units. This property is a short distance to the beaches, Port Canaveral, Cocoa Beach, Sebastian Inlet, Disney World, Viera, Vero Beach, upscale shopping, the airports, the Brevard Zoo, the space center, and other world class attractions.

27. 2022-05-04
    soldstatus $80,000
28. 2007-05-17
    soldstatus $260,000
29. 2007-05-01
    soldstatus $260,000 309-char remark

    Show marketing remark (309 chars)

    Total of 8 units with one vacant lot. All units are fully rented on a month to month basis. The addresses are the following. (309 Garvin, 313 Garvin, 325 Garvin, 326 Garvin, 325 Iris, 326 Iris, 325 Booth, 324 Booth) All units will be painted. Owners are ready to sell. Call listing agent for more information.

30. 2006-12-08
    listed $299,900 309-char remark

    Show marketing remark (309 chars)

    Total of 8 units with one vacant lot. All units are fully rented on a month to month basis. The addresses are the following. (309 Garvin, 313 Garvin, 325 Garvin, 326 Garvin, 325 Iris, 326 Iris, 325 Booth, 324 Booth) All units will be painted. Owners are ready to sell. Call listing agent for more information.

31. 1997-04-03
    soldstatus $17,000
32. 1987-06-01
    soldstatus $35,000
33. 1972-10-01
    soldstatus $80,000

ⓘ 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: $2,499 · $208/mo
• Projected year-2 tax: $2,499 · $208/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 · 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: $26,836
• − Mortgage interest: −$6,666
• − Property taxes: −$2,499
• − Insurance: −$595
• − Repairs & maintenance: −$2,147
• − Management: −$2,147
• − Depreciation: −$3,462
• Taxable income: $9,320
• Est. tax owed @ 24.0%: −$2,237
• After-tax cash flow: $8,381/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 — Sharpes

• Score: 73/100
• State rank: #302
• US rank: #5144

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharpes, FL
• County: Brevard County · 602,871 people
• City population: 11
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 29,219
• Household income: $86,075
• Rent vs Own: 7.7% rent · 92.3% own
• Severe rent burden: 192.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 5% Black 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -79.36%
• Current HPI: 330.5099
• Rent YoY: ▲ 2.48%
• 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

+73.8% since first listed

19 events — show timeline

• 2025-11-19 Listed $139,000 SCMLS
• 2025-09-09 Listing Removed — SCMLS
• 2025-05-25 Price Changed $127,400 SCMLS
• 2025-05-10 Price Changed $132,400 SCMLS
• 2025-04-23 Price Changed $139,900 SCMLS
• 2025-04-05 Price Changed $149,900 SCMLS
• 2025-03-17 Price Changed $154,900 SCMLS
• 2025-02-28 Price Changed $167,400 SCMLS
• 2025-02-12 Price Changed $179,900 SCMLS
• 2024-10-22 Price Changed $199,900 SCMLS
• 2024-10-05 Price Changed $212,400 SCMLS
• 2024-09-11 Listed $224,900 SCMLS
• 2022-05-04 Sold (Public Records) $80,000 Public Records
• 2007-05-17 Sold (Public Records) $260,000 Public Records
• 2007-05-01 Sold (MLS) $260,000 SCMLS
• 2006-12-08 Listed $299,900 SCMLS
• 1997-04-03 Sold (Public Records) $17,000 Public Records
• 1987-06-01 Sold (Public Records) $35,000 Public Records
• 1972-10-01 Sold (Public Records) $80,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,499 · +13.2% YoY. Source: county tax records.