4404 Gail Blvd · West Melbourne, FL 32904

$111,000

2 bd · 2.0 ba · 1,288 sqft · Manufactured public records · 83 Days on market

Built 1980 7,405 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 2 bedroom 2 bathroom mobile home in Hollywood Estates with a new roof 2023. It has carpet and vinyl flooring. It has an enclosed porch and Carport. Large laundry room / storage room. Conveniently located near the Melbourne Square Mall.

Key facts

• Carport
• Large laundry room
• Enclosed porch

Tags

• NEW ROOF
• ENCLOSED PORCH
• CARPORT
• LARGE LAUNDRY ROOM
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Senior community

Exterior

• Parking: Attached 1-car carport
• Utilities: Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured home; North-facing
• Construction: Vinyl siding
• Exterior features: Lot features: Other

Interior

• Bedrooms: 2 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $111k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $111k).
• Recommended offer: $104k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#73 in FL, #1,214 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A; Watch: commute D+, 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.
• Zoned schools: Meadowlane Primary Elementary School (650 students, 47% FRL); Central Middle School (math 50% / reading 48%, grade C-, #265 of 571 statewide, top 48%, 1,127 students, 53% FRL); Melbourne Senior High School (math 43% / reading 57%, grade D+, #175 of 667 statewide, top 27%, 2,249 students, 31% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents soft (-0.3%/yr); 304 active listings in the ZIP; 21 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $767 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $11k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $111k implies a 95% 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; extreme-heat days projected 5→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,340 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.74% ✓
• Cap rate: 14.61%
• Cash-on-cash: 29.72%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 1.82×
• Total profit: $25,393
• Equity at exit: $16,550

10-year hold

• IRR: 26.9%
• Equity multiple: 3.04×
• Total profit: $63,418
• Equity at exit: $9,597

Cash invested: $31,080 (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 32904

• Rents YoY: -0.3%
• Active inventory: 304
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,936 high
• Mortgage (P&I): −$582
• Tax from tax record: −$131 /mo · $1,574/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $770

Break-even live

Break-even rent $961

Max offer price $111,000

Occupancy floor 55%

Sensitivity live

Price	-10% $833	-5% $801	+0% $770	+5% $738	+10% $707
Rent	-10% $617	-5% $693	+0% $770	+5% $846	+10% $923
Rate	-1.0pp $826	-0.5pp $798	base $770	+0.5pp $741	+1.0pp $712

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: $27,750
• Closing costs: $3,330
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4850 Sutton Ave Melbourne, FL	3.0	2.0	1166	$1,850	$1.59	15d	1	0.32mi
760 John Adams Ln Melbourne, FL	3.0	2.0	1288	$1,950	$1.51	24d	1	0.49mi
3020 Mary St Melbourne, FL	3.0	1.0	1072	$2,095	$1.95	24d	1	0.66mi
49 Piney Branch Way Unit A Melbourne, FL	2.0	2.5	1288	$1,600	$1.24	15d	1	0.74mi
135 NW Shannon Ave West Melbourne, FL	2.0	2.0	900	$1,850	$2.06	19d	1	0.86mi
4850 Heritage Lakes BLVD West Melbourne, FL	1.0–3.0	1.0–2.5	1018	$2,070	$2.03	14d	119	0.95mi
101 San Paulo Cir Unit 14-101 Melbourne, FL	2.0	2.0	1220	$1,500	$1.23	15d	1	1.10mi
223 San Paulo Cir Unit 8-223 Melbourne, FL	2.0	2.0	1080	$1,500	$1.39	24d	1	1.15mi
193 Dayton Blvd Melbourne Village, FL	3.0	2.5	1656	$2,500	$1.51	24d	1	1.29mi
195 Dayton Blvd Melbourne, FL	3.0	2.5	1656	$2,500	$1.51	24d	1	1.29mi
197 Dayton Blvd Melbourne Village, FL	3.0	2.5	1656	$2,500	$1.51	24d	1	1.30mi
1361 Tamango Dr Melbourne, FL	3.0	2.0	1815	$2,350	$1.29	24d	1	1.30mi
2824 Coleman Ct Melbourne Village, FL	2.0	2.0	1200	$1,600	$1.33	24d	1	1.32mi
2916 Rollins St Melbourne, FL	3.0	2.0	1635	$2,190	$1.34	24d	1	1.32mi
2114 Nebula Way West Melbourne, FL	1.0–2.0	1.0–2.0	982	$2,031	$2.07	14d	15	1.33mi
122 Laurel Oak St West Melbourne, FL	2.0	1.0	1008	$1,450	$1.44	24d	1	1.36mi
300 Amherst Ave Melbourne, FL	3.0	2.0	1353	$2,050	$1.52	15d	1	1.41mi
212 Dubber Rd Melbourne, FL	3.0	2.0	1230	$2,000	$1.63	24d	1	1.42mi
1152 Bainbury Ln Melbourne, FL	3.0	2.0	1297	$2,000	$1.54	24d	1	1.43mi
2900 Vassar St Melbourne, FL	3.0	2.0	1316	$1,925	$1.46	15d	1	1.44mi
309 Rutgers Ave Melbourne, FL	3.0	1.0	912	$1,700	$1.86	21d	1	1.48mi

Listing history 32 events

1. 2026-06-18
   days on market $111,000 Active 83 DOM
2. 2026-06-17
   days on market $111,000 Active 82 DOM
3. 2026-06-16
   days on market $111,000 Active 81 DOM
4. 2026-06-15
   days on market $111,000 Active 80 DOM
5. 2026-06-14
   days on market $111,000 Active 78 DOM
6. 2026-06-10
   days on market $111,000 Active 75 DOM
7. 2026-06-08
   days on market $111,000 Active 73 DOM
8. 2026-06-07
   days on market $111,000 Active 72 DOM
9. 2026-06-05
   days on market $111,000 Active 69 DOM
10. 2026-06-03
    days on market $111,000 Active 68 DOM
11. 2026-06-02
    days on market $111,000 Active 67 DOM
12. 2026-06-01
    days on market $111,000 Active 66 DOM
13. 2026-05-31
    days on market $111,000 Active 65 DOM
14. 2026-05-31
    days on market $111,000 Active 64 DOM
15. 2026-05-13
    price $111,000
16. 2026-03-27
    listed $122,000 Active
17. 2026-01-10
    historical 244-char remark

    Show marketing remark (244 chars)

    Spacious 2 bedroom 2 bathroom mobile home in Hollywood Estates with a new roof 2023. It has carpet and vinyl flooring. It has an enclosed porch and Carport. Large laundry room / storage room. Conveniently located near the Melbourne Square Mall.

18. 2026-01-08
    price $112,000 244-char remark

    Show marketing remark (244 chars)

    Spacious 2 bedroom 2 bathroom mobile home in Hollywood Estates with a new roof 2023. It has carpet and vinyl flooring. It has an enclosed porch and Carport. Large laundry room / storage room. Conveniently located near the Melbourne Square Mall.

19. 2026-01-01
    price $118,000 244-char remark

    Show marketing remark (244 chars)

    Spacious 2 bedroom 2 bathroom mobile home in Hollywood Estates with a new roof 2023. It has carpet and vinyl flooring. It has an enclosed porch and Carport. Large laundry room / storage room. Conveniently located near the Melbourne Square Mall.

20. 2025-12-26
    price $119,000 244-char remark

    Show marketing remark (244 chars)

    Spacious 2 bedroom 2 bathroom mobile home in Hollywood Estates with a new roof 2023. It has carpet and vinyl flooring. It has an enclosed porch and Carport. Large laundry room / storage room. Conveniently located near the Melbourne Square Mall.

21. 2025-11-15
    price $129,000 244-char remark

    Show marketing remark (244 chars)

    Spacious 2 bedroom 2 bathroom mobile home in Hollywood Estates with a new roof 2023. It has carpet and vinyl flooring. It has an enclosed porch and Carport. Large laundry room / storage room. Conveniently located near the Melbourne Square Mall.

22. 2025-08-05
    price $144,000 244-char remark

    Show marketing remark (244 chars)

    Spacious 2 bedroom 2 bathroom mobile home in Hollywood Estates with a new roof 2023. It has carpet and vinyl flooring. It has an enclosed porch and Carport. Large laundry room / storage room. Conveniently located near the Melbourne Square Mall.

23. 2025-07-18
    price $153,000 244-char remark

    Show marketing remark (244 chars)

    Spacious 2 bedroom 2 bathroom mobile home in Hollywood Estates with a new roof 2023. It has carpet and vinyl flooring. It has an enclosed porch and Carport. Large laundry room / storage room. Conveniently located near the Melbourne Square Mall.

24. 2025-07-10
    status Active 244-char remark

    Show marketing remark (244 chars)

    Spacious 2 bedroom 2 bathroom mobile home in Hollywood Estates with a new roof 2023. It has carpet and vinyl flooring. It has an enclosed porch and Carport. Large laundry room / storage room. Conveniently located near the Melbourne Square Mall.

25. 2025-05-30
    historical 244-char remark

    Show marketing remark (244 chars)

    Spacious 2 bedroom 2 bathroom mobile home in Hollywood Estates with a new roof 2023. It has carpet and vinyl flooring. It has an enclosed porch and Carport. Large laundry room / storage room. Conveniently located near the Melbourne Square Mall.

26. 2024-11-30
    status Active 244-char remark

    Show marketing remark (244 chars)

    Spacious 2 bedroom 2 bathroom mobile home in Hollywood Estates with a new roof 2023. It has carpet and vinyl flooring. It has an enclosed porch and Carport. Large laundry room / storage room. Conveniently located near the Melbourne Square Mall.

27. 2024-11-15
    historical 244-char remark

    Show marketing remark (244 chars)

    Spacious 2 bedroom 2 bathroom mobile home in Hollywood Estates with a new roof 2023. It has carpet and vinyl flooring. It has an enclosed porch and Carport. Large laundry room / storage room. Conveniently located near the Melbourne Square Mall.

28. 2024-10-08
    price $163,000 244-char remark

    Show marketing remark (244 chars)

    Spacious 2 bedroom 2 bathroom mobile home in Hollywood Estates with a new roof 2023. It has carpet and vinyl flooring. It has an enclosed porch and Carport. Large laundry room / storage room. Conveniently located near the Melbourne Square Mall.

29. 2024-07-18
    price $169,000 244-char remark

    Show marketing remark (244 chars)

    Spacious 2 bedroom 2 bathroom mobile home in Hollywood Estates with a new roof 2023. It has carpet and vinyl flooring. It has an enclosed porch and Carport. Large laundry room / storage room. Conveniently located near the Melbourne Square Mall.

30. 2024-06-05
    price $179,000 244-char remark

    Show marketing remark (244 chars)

    Spacious 2 bedroom 2 bathroom mobile home in Hollywood Estates with a new roof 2023. It has carpet and vinyl flooring. It has an enclosed porch and Carport. Large laundry room / storage room. Conveniently located near the Melbourne Square Mall.

31. 2024-05-15
    listed $189,000 Active 244-char remark

    Show marketing remark (244 chars)

    Spacious 2 bedroom 2 bathroom mobile home in Hollywood Estates with a new roof 2023. It has carpet and vinyl flooring. It has an enclosed porch and Carport. Large laundry room / storage room. Conveniently located near the Melbourne Square Mall.

32. 1990-07-01
    soldstatus $57,000

ⓘ 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: $1,574 · $131/mo
• Projected year-2 tax: $1,574 · $131/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 1/10 Low
• 🌡 Heat 9/10 Extreme 5 d/yr ≥106°F today · 17 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: $23,229
• − Mortgage interest: −$6,218
• − Property taxes: −$1,574
• − Insurance: −$555
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$3,229
• Taxable income: $7,937
• Est. tax owed @ 24.0%: −$1,905
• After-tax cash flow: $7,332/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 — West Melbourne

• Score: 82/100
• State rank: #73
• US rank: #1214

Category grades

Amenities F Commute D+ Cost of living B Crime A- Employment A+ Housing A+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Melbourne, FL
• County: Brevard County · 602,871 people
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 37,241
• Household income: $90,673
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 597.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 10% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 10% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 8% Other Indo-European 2% Chinese 2%

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: ▼ -195.98%
• Current HPI: 304.2546
• Rent YoY: ▼ -0.32%
• 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

+94.7% since first listed

18 events — show timeline

• 2026-05-13 Price Changed $111,000 SCMLS
• 2026-03-27 Listed $122,000 SCMLS
• 2026-01-10 Listing Removed — SCMLS
• 2026-01-08 Price Changed $112,000 SCMLS
• 2026-01-01 Price Changed $118,000 SCMLS
• 2025-12-26 Price Changed $119,000 SCMLS
• 2025-11-15 Price Changed $129,000 SCMLS
• 2025-08-05 Price Changed $144,000 SCMLS
• 2025-07-18 Price Changed $153,000 SCMLS
• 2025-07-10 Relisted — SCMLS
• 2025-05-30 Listing Removed — SCMLS
• 2024-11-30 Relisted — SCMLS
• 2024-11-15 Listing Removed — SCMLS
• 2024-10-08 Price Changed $163,000 SCMLS
• 2024-07-18 Price Changed $169,000 SCMLS
• 2024-06-05 Price Changed $179,000 SCMLS
• 2024-05-15 Listed $189,000 SCMLS
• 1990-07-01 Sold (Public Records) $57,000 Public Records

Property tax history

+20.0%/yr

Latest (2025): $1,574 · +9.2% YoY. Source: county tax records.