7517 Montauk Ave #9 · Micco, FL 32976

$169,700

2 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 190 Days on market

Built 2002 $75/mo HOA · 4% of rent

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

REDUCED PRICE with Motivated Seller, Open floor plan comfortable living/entertaining areas, natural light. Primary bedroom w/ two walk-in closets, private bath and dual vanities. Guest bedroom on opposite end of home for privacy. A Flex Room/Office/Den provides extra space to fit your need. Kitchen has ample counter space and lots of cabinets for storage. An eat-in nook for casual meals/morning coffee. Separate dining area for those special gatherings! Indoor laundry. Enclosed lanai w/ sliding windows-great to relax, read or entertain. Separate workshop. Double driveway w/ room for golf cart!

Key facts

• Separate dining room
• Eat-in nook
• Enclosed lanai

Tags

• ENCLOSED LANAI
• SEPARATE DINING ROOM
• EAT-IN NOOK

Property features AI

Finance

• Financial info: Pets allowed with limits
• HOA & community: Snug Harbor Lakes Condo association; Monthly association fee of $75; Association covers common areas, insurance, recreation facilities, reserve fund, sewer, trash; Community amenities include clubhouse, shuffleboard, tennis courts, pool; Senior community

Exterior

• Parking: Assigned parking; Attached carport; 1-car carport space; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; County sewer
• Home design: Manufactured home; Single-story; North-facing; Has a view
• Construction: Shingle roof; Manufactured construction
• Exterior features: Covered/enclosed porch and patio; Patio; Porch; Awning(s); Rain gutters; Shed(s); Community pool; Community has recreational facilities

Interior

• Kitchen: Cooktop; Range; Refrigerator; Freezer; Pantry
• Bedrooms: Two bedrooms (one ~12x18, one ~15x18)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Blinds; Partially furnished; Pantry; Split bedrooms; Walk-in closet(s)
• Laundry & utility: In-unit laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $149k (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, 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: 185 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 190 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $48k (22%) 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; 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 $149,336 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.14% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.27%
• DSCR: 1.46
• GRM: 7.3

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,588
• Equity at exit: $25,303

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $31,979
• Equity at exit: $14,673

Cash invested: $47,516 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$890
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$71
• HOA: −$75
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $407

Break-even live

Break-even rent $1,423

Max offer price $169,700

Occupancy floor 74%

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: $42,425
• Closing costs: $5,091
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7419 Tourmaline Dr Unit Annual Grant-Valkaria, FL	3.0	2.0	1676	$2,200	$1.31	23d	1	0.18mi
621 Hyacinth Cir Sebastian, FL	2.0	2.0	1324	$1,850	$1.40	23d	1	0.22mi
7349 Tourmaline Dr Grant, FL	3.0	2.0	1735	$2,200	$1.27	23d	1	0.26mi
706 Hyacinth Cir Sebastian, FL	2.0	2.0	1062	$1,750	$1.65	23d	1	0.29mi
904 Red Bud Rd Sebastian, FL	3.0	2.0	1278	$1,500	$1.17	23d	1	0.39mi
7606 Cedar Bark Rd Sebastian, FL	2.0	2.0	1273	$1,800	$1.41	23d	1	0.39mi
909 Sequoia St Sebastian, FL	2.0	2.0	1156	$1,845	$1.60	23d	1	0.45mi
805 Beech Ct Sebastian, FL	2.0	2.0	1556	$1,995	$1.28	23d	1	0.50mi
7181 Blue Shore Rd Grant, FL	3.0	2.0	1598	$1,995	$1.25	23d	1	0.54mi
415 Plover Dr Sebastian, FL	3.0	2.0	1200	$2,400	$2.00	23d	1	0.55mi
1207 Marigold Dr Sebastian, FL	2.0	2.0	1104	$1,500	$1.36	23d	1	0.64mi
629 W Marlin Cir Unit NA Sebastian, FL	2.0	2.0	1104	$1,400	$1.27	14d	1	0.83mi
702 Lark Dr Sebastian, FL	3.0	2.0	1296	$1,775	$1.37	23d	1	0.92mi
1112 Pocatella Dr Sebastian, FL	2.0	2.0	1370	$1,900	$1.39	23d	1	1.02mi
1315 Barefoot Cir Sebastian, FL	2.0	2.0	1167	$2,300	$1.97	23d	1	1.08mi
830 Lychee Dr Sebastian, FL	2.0	2.0	1269	$2,000	$1.58	23d	1	1.20mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 21 events

1. 2026-06-18
   days on market $169,700 Active 190 DOM
2. 2026-06-17
   days on market $169,700 Active 189 DOM
3. 2026-06-16
   days on market $169,700 Active 188 DOM
4. 2026-06-15
   days on market $169,700 Active 187 DOM
5. 2026-06-14
   days on market $169,700 Active 185 DOM
6. 2026-06-10
   days on market $169,700 Active 182 DOM
7. 2026-06-08
   days on market $169,700 Active 180 DOM
8. 2026-06-07
   days on market $169,700 Active 179 DOM
9. 2026-06-05
   remarks 599-char remark
10. 2026-06-05
    pricedays on market $169,700 Active 176 DOM
11. 2026-06-03
    days on market $185,000 Active 175 DOM
12. 2026-06-02
    days on market $185,000 Active 174 DOM
13. 2026-06-01
    days on market $185,000 Active 173 DOM
14. 2026-05-31
    days on market $185,000 Active 172 DOM
15. 2026-05-31
    days on market $185,000 Active 171 DOM
16. 2026-04-30
    price $185,000
17. 2026-03-20
    status Active
18. 2026-02-06
    price $199,000
19. 2025-11-07
    listed $218,000 Active
20. 2000-06-20
    soldstatus $264,100
21. 1988-02-01
    soldstatus $1,356,000

ⓘ 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: $1,061 · $88/mo
• Projected year-2 tax: $1,409 · $117/mo
• Expected delta: +$348/yr (+$29/mo · 32.8%)

ⓘ 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 ≥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: $23,253
• − Mortgage interest: −$9,506
• − Property taxes: −$1,061
• − Insurance: −$848
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − HOA: −$900
• − Depreciation: −$4,937
• Taxable income: $2,281
• Est. tax owed @ 24.0%: −$547
• After-tax cash flow: $4,335/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

-86.4% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $185,000 RAIRCMLS
• 2026-03-20 Relisted — RAIRCMLS
• 2026-02-06 Price Changed $199,000 RAIRCMLS
• 2025-11-07 Listed $218,000 RAIRCMLS
• 2000-06-20 Sold (Public Records) $264,100 Public Records
• 1988-02-01 Sold (Public Records) $1,356,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,061 · +8.3% YoY. Source: county tax records.