7516 Niantic Ave #10 · Micco, FL 32976

$149,900

2 bd · 2.0 ba · 870 sqft · Manufactured public records · 1 Days on market

Built 1993 $75/mo HOA · 5% 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• 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

BEAUTIFULLY MANTAINED 1993 HOME ON QUIET CULDE-SAC LIKE LOCATION IN THE EXCLUSIVE COMMUNITY OF SNUG HARBOR LAKES, A 55 + COMMUNITY . FULLY FURNISHED WITH NEW LAMINATE FLOORING, UPDATED PLUMBING, METAL ROOF, VAULTED CEILINGS AND SHADED SCREENED PORCH FACES EAST TO CAPTURE THE EVENING RIVER BREEZES. ENJOY THE PRIVATE POOL, COMMUNITY CENTER, TENNIS COURTS, LIBRARY AND EXCERCISE ROOM. THIS JEWEL, HAS PASSED ALL HOME INSPECTIONS WITH NO PROBLEMS. THIS IS A PET FRIENDLY SANCTUARY, WHERE THE SPEED LIMIT IS 15 MPH FOR QUIET EVENING WALKS WITH FAMILY AND FRIENDS.

Key facts

• New metal roof
• Garage workshop
• Parking

Tags

• ENCLOSED RAISED PORCH
• INTERIOR LAUNDRY AREA
• GARAGE WORKSHOP
• NEW METAL ROOF

Property features AI

Finance

• Financial info: Pets allowed with restrictions and limits
• HOA & community: Snug Harbor Association with $75 monthly fee; Association covers common areas, insurance, recreation facilities and reserve fund; Community amenities include clubhouse, pool, fitness room, library, billiard room, pickleball and shuffleboard; Senior community

Exterior

• Parking: Assigned parking; Attached carport; 1 carport space
• Utilities: Public water; County sewer
• Home design: Manufactured home; Single-story; Faces east; Has a view
• Construction: Metal roof; Manufactured construction
• Exterior features: Enclosed porch; Screened porch

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Electric water heater
• Bedrooms: Bedroom (10x10); Bedroom (11x13)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Window treatments; Sliding doors; Partially furnished; Primary bedroom located downstairs
• Laundry & utility: In-unit laundry room

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 $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

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; 7 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 4y 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 $125k; 20% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.87%
• DSCR: 1.35
• GRM: 7.8

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-6,770
• Equity at exit: $22,351

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $16,649
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,599 high
• Mortgage (P&I): −$786
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$62
• HOA: −$75
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $275

Break-even live

Break-even rent $1,250

Max offer price $149,900

Occupancy floor 78%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Hyacinth Cir Sebastian, FL	2.0	2.0	1062	$1,750	$1.65	23d	1	0.24mi
7629 Chasta Rd Sebastian, FL	2.0	2.0	958	$1,600	$1.67	23d	1	0.43mi
7597 Cedar Bark Rd Sebastian, FL	2.0	2.0	902	$1,700	$1.88	23d	1	0.46mi
410 Osprey Dr Sebastian, FL	2.0	1.5	672	$1,350	$2.01	23d	1	0.48mi
1207 Marigold Dr Sebastian, FL	2.0	2.0	1104	$1,500	$1.36	23d	1	0.58mi
914 Pecan Cir Sebastian, FL	2.0	1.0	1000	$1,600	$1.60	23d	1	0.67mi
629 W Marlin Cir Unit NA Sebastian, FL	2.0	2.0	1104	$1,400	$1.27	14d	1	0.83mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: pool

Listing history 2 events

1. 2026-06-17
   remarks 532-char remark
2. 2026-06-17
   listed $149,900 Active 1 DOM

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $1,244 · $104/mo
• Expected delta: +$474/yr (+$39/mo · 61.5%)

ⓘ 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: $19,183
• − Mortgage interest: −$8,397
• − Property taxes: −$770
• − Insurance: −$750
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − HOA: −$900
• − Depreciation: −$4,361
• Taxable income: $937
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $3,077/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

-88.9% since first listed

22 events — show timeline

• 2026-06-16 Listed $149,900 RAIRCMLS
• 2024-10-23 Sold (Public Records) $125,000 Public Records
• 2023-05-30 Listing Removed — SCMLS
• 2023-04-10 Contingent — SCMLS
• 2023-03-16 Relisted — SCMLS
• 2023-03-02 Listing Removed — SCMLS
• 2023-02-01 Price Changed $154,899 SCMLS
• 2022-08-29 Relisted — SCMLS
• 2022-08-26 Listing Removed — SCMLS
• 2022-08-11 Relisted — SCMLS
• 2022-08-05 Pending — SCMLS
• 2022-08-04 Price Changed $164,899 SCMLS
• 2022-08-04 Relisted — SCMLS
• 2022-07-29 Listing Removed — SCMLS
• 2022-07-18 Price Changed $164,900 SCMLS
• 2022-06-28 Relisted — SCMLS
• 2022-06-06 Pending — SCMLS
• 2022-03-28 Listed $169,900 SCMLS
• 2016-05-25 Sold (Public Records) $67,000 Public Records
• 2006-04-21 Sold (Public Records) $80,000 Public Records
• 1993-10-29 Sold (Public Records) $15,200 Public Records
• 1988-02-01 Sold (Public Records) $1,356,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $770 · -47.3% YoY. Source: county tax records.