6856 Columbine Dr · Sharpes, FL 32927

$135,000

2 bd · 2.0 ba · 780 sqft · Manufactured public records · 213 Days on market

Built 1983 7,405 sqft lot

---

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 +29.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

Incredible opportunity to own this charming single-wide 2-bedroom, 2-bath manufactured home near the sunny Florida east coast! Soak up the Florida sun from your patio and enjoy the convenience of an indoor laundry unit and an additional outbuilding for extra storage. Ideally located between Titusville and Cocoa Beach, you're just minutes away from the coastal beach, shopping, and dining! With a little bit of your finishing touches, this home can be your perfect Florida retreat! This home is being sold AS-IS.

Key facts

• Laundry and storage
• Remodeled duplex
• Updated bathrooms

Tags

• REMODELED DUPLEX
• MODERN KITCHEN UPGRADES
• UPDATED BATHROOMS
• LUXURY VINYL PLANK FLOORING
• LAUNDRY AND STORAGE
• OUTDOOR LIVING

Property features AI

Exterior

• Home design: House
• Exterior features: Lot approximately 7,405 sq ft

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 $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (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-, schools F, 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.
• Market conditions: Rents rising (+2.5%/yr); 224 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; list at $135k implies a 125% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.24% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.64%
• DSCR: 1.65
• GRM: 6.7

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: 4.5%
• Equity multiple: 1.17×
• Total profit: $6,614
• Equity at exit: $20,129

10-year hold

• IRR: 13.5%
• Equity multiple: 2.06×
• Total profit: $39,976
• Equity at exit: $11,672

Cash invested: $37,800 (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 32927

• Home prices YoY: -19.4%
• Rents YoY: 2.5%
• Active inventory: 224
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $461

Break-even live

Break-even rent $1,091

Max offer price $135,000

Occupancy floor 67%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6877 Blue Bonnet Dr Cocoa, FL	2.0	1.0	720	$1,500	$2.08	23d	1	0.03mi

Listing history 25 events

1. 2026-06-18
   days on market $135,000 Active 213 DOM
2. 2026-06-17
   days on market $135,000 Active 212 DOM
3. 2026-06-16
   days on market $135,000 Active 211 DOM
4. 2026-06-15
   days on market $135,000 Active 210 DOM
5. 2026-06-14
   days on market $135,000 Active 208 DOM
6. 2026-06-10
   days on market $135,000 Active 205 DOM
7. 2026-06-08
   days on market $135,000 Active 203 DOM
8. 2026-06-07
   days on market $135,000 Active 202 DOM
9. 2026-06-05
   days on market $135,000 Active 199 DOM
10. 2026-06-03
    days on market $135,000 Active 198 DOM
11. 2026-06-02
    days on market $135,000 Active 197 DOM
12. 2026-06-01
    days on market $135,000 Active 196 DOM
13. 2026-05-31
    days on market $135,000 Active 195 DOM
14. 2025-11-17
    listed $135,000 Active
15. 2024-09-03
    soldstatus $60,000 Closed 513-char remark

    Show marketing remark (513 chars)

    Incredible opportunity to own this charming single-wide 2-bedroom, 2-bath manufactured home near the sunny Florida east coast! Soak up the Florida sun from your patio and enjoy the convenience of an indoor laundry unit and an additional outbuilding for extra storage. Ideally located between Titusville and Cocoa Beach, you're just minutes away from the coastal beach, shopping, and dining! With a little bit of your finishing touches, this home can be your perfect Florida retreat! This home is being sold AS-IS.

16. 2024-09-03
    soldstatus $50,000

    Show marketing remark (513 chars)

    Incredible opportunity to own this charming single-wide 2-bedroom, 2-bath manufactured home near the sunny Florida east coast! Soak up the Florida sun from your patio and enjoy the convenience of an indoor laundry unit and an additional outbuilding for extra storage. Ideally located between Titusville and Cocoa Beach, you're just minutes away from the coastal beach, shopping, and dining! With a little bit of your finishing touches, this home can be your perfect Florida retreat! This home is being sold AS-IS.

17. 2024-08-09
    status Pending 513-char remark

    Show marketing remark (513 chars)

    Incredible opportunity to own this charming single-wide 2-bedroom, 2-bath manufactured home near the sunny Florida east coast! Soak up the Florida sun from your patio and enjoy the convenience of an indoor laundry unit and an additional outbuilding for extra storage. Ideally located between Titusville and Cocoa Beach, you're just minutes away from the coastal beach, shopping, and dining! With a little bit of your finishing touches, this home can be your perfect Florida retreat! This home is being sold AS-IS.

18. 2024-08-02
    price $69,900 513-char remark

    Show marketing remark (513 chars)

    Incredible opportunity to own this charming single-wide 2-bedroom, 2-bath manufactured home near the sunny Florida east coast! Soak up the Florida sun from your patio and enjoy the convenience of an indoor laundry unit and an additional outbuilding for extra storage. Ideally located between Titusville and Cocoa Beach, you're just minutes away from the coastal beach, shopping, and dining! With a little bit of your finishing touches, this home can be your perfect Florida retreat! This home is being sold AS-IS.

19. 2024-07-30
    price $74,900 513-char remark

    Show marketing remark (513 chars)

    Incredible opportunity to own this charming single-wide 2-bedroom, 2-bath manufactured home near the sunny Florida east coast! Soak up the Florida sun from your patio and enjoy the convenience of an indoor laundry unit and an additional outbuilding for extra storage. Ideally located between Titusville and Cocoa Beach, you're just minutes away from the coastal beach, shopping, and dining! With a little bit of your finishing touches, this home can be your perfect Florida retreat! This home is being sold AS-IS.

20. 2024-06-21
    price $79,900 513-char remark

    Show marketing remark (513 chars)

    Incredible opportunity to own this charming single-wide 2-bedroom, 2-bath manufactured home near the sunny Florida east coast! Soak up the Florida sun from your patio and enjoy the convenience of an indoor laundry unit and an additional outbuilding for extra storage. Ideally located between Titusville and Cocoa Beach, you're just minutes away from the coastal beach, shopping, and dining! With a little bit of your finishing touches, this home can be your perfect Florida retreat! This home is being sold AS-IS.

21. 2024-05-30
    listed $99,000 Active 513-char remark

    Show marketing remark (513 chars)

    Incredible opportunity to own this charming single-wide 2-bedroom, 2-bath manufactured home near the sunny Florida east coast! Soak up the Florida sun from your patio and enjoy the convenience of an indoor laundry unit and an additional outbuilding for extra storage. Ideally located between Titusville and Cocoa Beach, you're just minutes away from the coastal beach, shopping, and dining! With a little bit of your finishing touches, this home can be your perfect Florida retreat! This home is being sold AS-IS.

22. 2017-02-15
    soldstatus $25,000 267-char remark

    Show marketing remark (267 chars)

    What a great low priced home! Built in 1983 this 2 bedroom 2 bathroom home can be your retirement or have as a second home. Short drive to beaches and cruise lines. Buyer to pay title insurance and tax or stamps for transfer taxes. Warranty deed may be used. NO HOA .

23. 2016-10-13
    listed $22,500 267-char remark

    Show marketing remark (267 chars)

    What a great low priced home! Built in 1983 this 2 bedroom 2 bathroom home can be your retirement or have as a second home. Short drive to beaches and cruise lines. Buyer to pay title insurance and tax or stamps for transfer taxes. Warranty deed may be used. NO HOA .

24. 2002-06-28
    soldstatus $33,000
25. 1994-12-01
    soldstatus $16,000

ⓘ 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: $1,169 · $97/mo
• Projected year-2 tax: $1,169 · $97/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 · 23 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: $20,095
• − Mortgage interest: −$7,562
• − Property taxes: −$1,169
• − Insurance: −$675
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$3,927
• Taxable income: $3,546
• Est. tax owed @ 24.0%: −$851
• After-tax cash flow: $4,684/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

+743.8% since first listed

12 events — show timeline

• 2025-11-17 Listed $135,000 ForSaleByOwner.com
• 2024-09-03 Sold (Public Records) $50,000 Public Records
• 2024-09-03 Sold (MLS) $60,000 SCMLS
• 2024-08-09 Pending — SCMLS
• 2024-08-02 Price Changed $69,900 SCMLS
• 2024-07-30 Price Changed $74,900 SCMLS
• 2024-06-21 Price Changed $79,900 SCMLS
• 2024-05-30 Listed $99,000 SCMLS
• 2017-02-15 Sold (MLS) $25,000 SCMLS
• 2016-10-13 Listed $22,500 SCMLS
• 2002-06-28 Sold (Public Records) $33,000 Public Records
• 1994-12-01 Sold (Public Records) $16,000 Public Records

Property tax history

+14.9%/yr

Latest (2025): $1,169 · +203.2% YoY. Source: county tax records.