6989 Dahlia Dr · Sharpes, FL 32927

$239,900

3 bd · 2.0 ba · 1,493 sqft · Land · 111 Days on market

Built 2026 7,405 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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• 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

Discover the potential of this 0.17 acre vacant lot in Port St. John to build your own brand-new home. The lot is not only cleared, but high and dry (not in a flood zone) and in a neighborhood with No HOA! This plot of land offers convenient public road access with close proximity to downtown Titusville, Cocoa Village, Kennedy Space Center, beaches, Orlando attractions & major highways. It's just waiting for the right person to make it their own. Buyers are encouraged to conduct thorough due diligence to explore any desired modifications or alterations to the property.

Key facts

• Lots of cabinets
• Island with overhang
• Brand new house

Tags

• BRAND NEW HOUSE
• ISLAND WITH OVERHANG
• QUARTZ-LOOK COUNTERTOPS
• LOTS OF CABINETS
• SHAKER-STYLE CABINETS
• NATURAL LIGHT

Property features AI

Exterior

• Parking: Other parking
• Utilities: Septic tank; Electricity connected; Water connected
• Home design: Manufactured home; Single-story; Faces east
• Construction: Frame construction
• Exterior features: Membrane roof; Lot fronts on a city street; Asphalt road frontage

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Breakfast bar; Eat-in kitchen; Open floor plan; Primary bathroom with shower (no tub); Walk-in closet(s)
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $240k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $218k (9.0% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 35% 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 $2k of loan paydown is wiped out by about $7k 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 111 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $28k; list at $240k implies a 772% 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 $218,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.03% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 8.1

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-20,801
• Equity at exit: $35,770

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,680
• Equity at exit: $20,742

Cash invested: $67,172 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,483 medium
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $303

Break-even live

Break-even rent $2,099

Max offer price $239,900

Occupancy floor 83%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4005 Fennec Ln Cocoa, FL	3.0–5.0	2.0–3.0	2136	$2,345	$1.10	13d	7	0.94mi
100 Canebreakers Dr Cocoa, FL	2.0–3.0	2.0–2.5	1362	$2,400	$1.76	23d	2	1.35mi
100 Canebreakers Dr #108 Cocoa, FL	3.0	2.5	1612	$2,400	$1.49	23d	1	1.37mi

Listing history 25 events

1. 2026-06-18
   days on market $239,900 Active 111 DOM
2. 2026-06-17
   price $239,900 Active 110 DOM
3. 2026-06-17
   days on market $249,900 Active 110 DOM
4. 2026-06-16
   days on market $249,900 Active 109 DOM
5. 2026-06-15
   days on market $249,900 Active 108 DOM
6. 2026-06-14
   days on market $249,900 Active 106 DOM
7. 2026-06-10
   days on market $249,900 Active 103 DOM
8. 2026-06-08
   days on market $249,900 Active 101 DOM
9. 2026-06-07
   days on market $249,900 Active 100 DOM
10. 2026-06-05
    days on market $249,900 Active 97 DOM
11. 2026-06-03
    days on market $249,900 Active 96 DOM
12. 2026-06-02
    days on market $249,900 Active 95 DOM
13. 2026-06-01
    days on market $249,900 Active 94 DOM
14. 2026-05-31
    days on market $249,900 Active 93 DOM
15. 2026-05-31
    days on market $249,900 Active 92 DOM
16. 2026-03-25
    historical Active Under Contract
17. 2026-02-24
    listed $249,900 Active
18. 2025-08-13
    soldstatus $27,500
19. 2025-08-12
    status Active 581-char remark

    Show marketing remark (581 chars)

    Discover the potential of this 0.17 acre vacant lot in Port St. John to build your own brand-new home. The lot is not only cleared, but high and dry (not in a flood zone) and in a neighborhood with No HOA! This plot of land offers convenient public road access with close proximity to downtown Titusville, Cocoa Village, Kennedy Space Center, beaches, Orlando attractions & major highways. It's just waiting for the right person to make it their own. Buyers are encouraged to conduct thorough due diligence to explore any desired modifications or alterations to the property.

20. 2025-08-12
    soldstatus $27,500 Closed 581-char remark

    Show marketing remark (581 chars)

    Discover the potential of this 0.17 acre vacant lot in Port St. John to build your own brand-new home. The lot is not only cleared, but high and dry (not in a flood zone) and in a neighborhood with No HOA! This plot of land offers convenient public road access with close proximity to downtown Titusville, Cocoa Village, Kennedy Space Center, beaches, Orlando attractions & major highways. It's just waiting for the right person to make it their own. Buyers are encouraged to conduct thorough due diligence to explore any desired modifications or alterations to the property.

21. 2025-07-26
    historical Active Under Contract 581-char remark

    Show marketing remark (581 chars)

    Discover the potential of this 0.17 acre vacant lot in Port St. John to build your own brand-new home. The lot is not only cleared, but high and dry (not in a flood zone) and in a neighborhood with No HOA! This plot of land offers convenient public road access with close proximity to downtown Titusville, Cocoa Village, Kennedy Space Center, beaches, Orlando attractions & major highways. It's just waiting for the right person to make it their own. Buyers are encouraged to conduct thorough due diligence to explore any desired modifications or alterations to the property.

22. 2025-03-31
    listed $35,000 Active 581-char remark

    Show marketing remark (581 chars)

    Discover the potential of this 0.17 acre vacant lot in Port St. John to build your own brand-new home. The lot is not only cleared, but high and dry (not in a flood zone) and in a neighborhood with No HOA! This plot of land offers convenient public road access with close proximity to downtown Titusville, Cocoa Village, Kennedy Space Center, beaches, Orlando attractions & major highways. It's just waiting for the right person to make it their own. Buyers are encouraged to conduct thorough due diligence to explore any desired modifications or alterations to the property.

23. 1991-05-30
    soldstatus $28,000
24. 1988-08-01
    soldstatus $26,500
25. 1975-02-01
    soldstatus $8,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $29,793
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,383
• − Management: −$2,383
• − Depreciation: −$6,979
• Taxable loss: −$189
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $3,687/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

+3023.8% since first listed

10 events — show timeline

• 2026-03-25 Contingent — SCMLS
• 2026-02-24 Listed $249,900 SCMLS
• 2025-08-13 Sold (Public Records) $27,500 Public Records
• 2025-08-12 Relisted — SCMLS
• 2025-08-12 Sold (MLS) $27,500 SCMLS
• 2025-07-26 Contingent — SCMLS
• 2025-03-31 Listed $35,000 SCMLS
• 1991-05-30 Sold (Public Records) $28,000 Public Records
• 1988-08-01 Sold (Public Records) $26,500 Public Records
• 1975-02-01 Sold (Public Records) $8,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $228 · +16.7% YoY. Source: county tax records.