641 Hyacinth Cir · Micco, FL 32976

$150,000

2 bd · 2.0 ba · 1,090 sqft · Manufactured public records · 254 Days on market

Built 2005 3,920 sqft lot

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Why this score? — see what drove the C 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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.7/10.0
• 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

Well maintained pristine two bedroom two bath home. Open floor plan, vaulted ceilings and an island kitchen. Full size washer and dryer. Enjoy peace of mind with a recently replaced roof. Nice section of Barefoot Bay close to clubhouse with plenty of activities and entertainment. Minutes from shopping and restaurants. Community pier on the Indian River for fishing or just enjoying the view! Affordable living in a resort style community!

Key facts

• Tennis
• Pickleball
• 3 different pools

Tags

• 3 DIFFERENT POOLS
• GOLF COURSE
• TENNIS
• PICKLEBALL
• DOZENS OF SOCIAL CLUBS
• LARGE OPEN LIVING SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (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: 185 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 $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.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $25k (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; major 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 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: 1.17% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.35%
• DSCR: 1.33
• GRM: 7.1

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-7,831
• Equity at exit: $22,365

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $14,630
• Equity at exit: $12,969

Cash invested: $42,000 (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: 185
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,757 high
• Mortgage (P&I): −$787
• Tax from tax record: −$282 /mo · $3,382/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $257

Break-even live

Break-even rent $1,432

Max offer price $150,000

Occupancy floor 80%

Sensitivity live

Price	-10% $342	-5% $300	+0% $257	+5% $215	+10% $172
Rent	-10% $119	-5% $188	+0% $257	+5% $327	+10% $396
Rate	-1.0pp $333	-0.5pp $296	base $257	+0.5pp $218	+1.0pp $179

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: $37,500
• Closing costs: $4,500
• 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	24d	1	0.07mi
706 Hyacinth Cir Sebastian, FL	2.0	2.0	1062	$1,750	$1.65	24d	1	0.10mi
904 Red Bud Rd Sebastian, FL	3.0	2.0	1278	$1,500	$1.17	24d	1	0.20mi
1207 Marigold Dr Sebastian, FL	2.0	2.0	1104	$1,500	$1.36	24d	1	0.42mi
909 Sequoia St Sebastian, FL	2.0	2.0	1156	$1,845	$1.60	24d	1	0.51mi
7629 Chasta Rd Sebastian, FL	2.0	2.0	958	$1,600	$1.67	24d	1	0.63mi
914 Pecan Cir Sebastian, FL	2.0	1.0	1000	$1,600	$1.60	24d	1	0.63mi
7606 Cedar Bark Rd Sebastian, FL	2.0	2.0	1273	$1,800	$1.41	24d	1	0.65mi
7597 Cedar Bark Rd Sebastian, FL	2.0	2.0	902	$1,700	$1.88	24d	1	0.66mi
1112 Pocatella Dr Sebastian, FL	2.0	2.0	1370	$1,900	$1.39	24d	1	0.77mi
415 Plover Dr Sebastian, FL	3.0	2.0	1200	$2,400	$2.00	24d	1	0.78mi
1315 Barefoot Cir Sebastian, FL	2.0	2.0	1167	$2,300	$1.97	24d	1	0.83mi
702 Lark Dr Sebastian, FL	3.0	2.0	1296	$1,775	$1.37	24d	1	0.84mi
629 W Marlin Cir Unit NA Sebastian, FL	2.0	2.0	1104	$1,400	$1.27	15d	1	0.94mi
830 Lychee Dr Sebastian, FL	2.0	2.0	1269	$2,000	$1.58	24d	1	1.31mi

Listing history 20 events

1. 2026-01-02
   status Pending
2. 2025-12-01
   price $150,000
3. 2025-04-23
   listed $175,000 Active
4. 2025-04-22
   listed $175,000 Active
5. 2022-10-26
   status Pending 440-char remark

   Show marketing remark (440 chars)

   Well maintained pristine two bedroom two bath home. Open floor plan, vaulted ceilings and an island kitchen. Full size washer and dryer. Enjoy peace of mind with a recently replaced roof. Nice section of Barefoot Bay close to clubhouse with plenty of activities and entertainment. Minutes from shopping and restaurants. Community pier on the Indian River for fishing or just enjoying the view! Affordable living in a resort style community!

6. 2022-10-11
   soldstatus $195,000 Closed 440-char remark

   Show marketing remark (440 chars)

   Well maintained pristine two bedroom two bath home. Open floor plan, vaulted ceilings and an island kitchen. Full size washer and dryer. Enjoy peace of mind with a recently replaced roof. Nice section of Barefoot Bay close to clubhouse with plenty of activities and entertainment. Minutes from shopping and restaurants. Community pier on the Indian River for fishing or just enjoying the view! Affordable living in a resort style community!

7. 2022-10-11
   soldstatus $195,000

   Show marketing remark (440 chars)

   Well maintained pristine two bedroom two bath home. Open floor plan, vaulted ceilings and an island kitchen. Full size washer and dryer. Enjoy peace of mind with a recently replaced roof. Nice section of Barefoot Bay close to clubhouse with plenty of activities and entertainment. Minutes from shopping and restaurants. Community pier on the Indian River for fishing or just enjoying the view! Affordable living in a resort style community!

8. 2022-08-18
   historical Backups 440-char remark

   Show marketing remark (440 chars)

   Well maintained pristine two bedroom two bath home. Open floor plan, vaulted ceilings and an island kitchen. Full size washer and dryer. Enjoy peace of mind with a recently replaced roof. Nice section of Barefoot Bay close to clubhouse with plenty of activities and entertainment. Minutes from shopping and restaurants. Community pier on the Indian River for fishing or just enjoying the view! Affordable living in a resort style community!

9. 2022-08-18
   historical Active Under Contract

   Show marketing remark (440 chars)

   Well maintained pristine two bedroom two bath home. Open floor plan, vaulted ceilings and an island kitchen. Full size washer and dryer. Enjoy peace of mind with a recently replaced roof. Nice section of Barefoot Bay close to clubhouse with plenty of activities and entertainment. Minutes from shopping and restaurants. Community pier on the Indian River for fishing or just enjoying the view! Affordable living in a resort style community!

10. 2022-08-05
    price $195,000 440-char remark

    Show marketing remark (440 chars)

    Well maintained pristine two bedroom two bath home. Open floor plan, vaulted ceilings and an island kitchen. Full size washer and dryer. Enjoy peace of mind with a recently replaced roof. Nice section of Barefoot Bay close to clubhouse with plenty of activities and entertainment. Minutes from shopping and restaurants. Community pier on the Indian River for fishing or just enjoying the view! Affordable living in a resort style community!

11. 2022-08-05
    price $195,000

    Show marketing remark (440 chars)

    Well maintained pristine two bedroom two bath home. Open floor plan, vaulted ceilings and an island kitchen. Full size washer and dryer. Enjoy peace of mind with a recently replaced roof. Nice section of Barefoot Bay close to clubhouse with plenty of activities and entertainment. Minutes from shopping and restaurants. Community pier on the Indian River for fishing or just enjoying the view! Affordable living in a resort style community!

12. 2022-06-25
    price $200,000

    Show marketing remark (440 chars)

    Well maintained pristine two bedroom two bath home. Open floor plan, vaulted ceilings and an island kitchen. Full size washer and dryer. Enjoy peace of mind with a recently replaced roof. Nice section of Barefoot Bay close to clubhouse with plenty of activities and entertainment. Minutes from shopping and restaurants. Community pier on the Indian River for fishing or just enjoying the view! Affordable living in a resort style community!

13. 2022-06-25
    price $200,000 440-char remark

    Show marketing remark (440 chars)

    Well maintained pristine two bedroom two bath home. Open floor plan, vaulted ceilings and an island kitchen. Full size washer and dryer. Enjoy peace of mind with a recently replaced roof. Nice section of Barefoot Bay close to clubhouse with plenty of activities and entertainment. Minutes from shopping and restaurants. Community pier on the Indian River for fishing or just enjoying the view! Affordable living in a resort style community!

14. 2022-06-10
    listed $220,000 Active 440-char remark

    Show marketing remark (440 chars)

    Well maintained pristine two bedroom two bath home. Open floor plan, vaulted ceilings and an island kitchen. Full size washer and dryer. Enjoy peace of mind with a recently replaced roof. Nice section of Barefoot Bay close to clubhouse with plenty of activities and entertainment. Minutes from shopping and restaurants. Community pier on the Indian River for fishing or just enjoying the view! Affordable living in a resort style community!

15. 2022-06-10
    listed $220,000 Active

    Show marketing remark (440 chars)

    Well maintained pristine two bedroom two bath home. Open floor plan, vaulted ceilings and an island kitchen. Full size washer and dryer. Enjoy peace of mind with a recently replaced roof. Nice section of Barefoot Bay close to clubhouse with plenty of activities and entertainment. Minutes from shopping and restaurants. Community pier on the Indian River for fishing or just enjoying the view! Affordable living in a resort style community!

16. 2016-08-16
    historical
17. 2016-08-16
    historical
18. 2006-08-29
    listed $104,900
19. 2006-03-16
    listed $134,900
20. 1981-01-01
    soldstatus $38,900

ⓘ 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: $3,382 · $282/mo
• Projected year-2 tax: $3,382 · $282/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 6/10 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: $21,088
• − Mortgage interest: −$8,402
• − Property taxes: −$3,382
• − Insurance: −$750
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − Depreciation: −$4,364
• Taxable income: $816
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $2,892/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

+285.6% since first listed

20 events — show timeline

• 2026-01-02 Pending — SCMLS
• 2025-12-01 Price Changed $150,000 SCMLS
• 2025-04-23 Listed $175,000 RAIRCMLS
• 2025-04-22 Listed $175,000 SCMLS
• 2022-10-26 Pending — SCMLS
• 2022-10-11 Sold (Public Records) $195,000 Public Records
• 2022-10-11 Sold (MLS) $195,000 SCMLS
• 2022-08-18 Contingent — SCMLS
• 2022-08-18 Contingent — RAIRCMLS
• 2022-08-05 Price Changed $195,000 SCMLS
• 2022-08-05 Price Changed $195,000 RAIRCMLS
• 2022-06-25 Price Changed $200,000 RAIRCMLS
• 2022-06-25 Price Changed $200,000 SCMLS
• 2022-06-10 Listed $220,000 RAIRCMLS
• 2022-06-10 Listed $220,000 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2006-08-29 Listed $104,900 SCMLS
• 2006-03-16 Listed $134,900 SCMLS
• 1981-01-01 Sold (Public Records) $38,900 Public Records

Property tax history

+11.3%/yr

Latest (2025): $3,382 · +2.5% YoY. Source: county tax records.