1270 Dove Ct NE · Palm Bay, FL 32907

$89,000

2 bd · 2.0 ba · 732 sqft · Manufactured public records · 46 Days on market

Built 1973 4,356 sqft lot

---

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 +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CELEBRATE THE 55 AND BETTER LIFESTYLE WITH A HOST OF COMMUNITY AMENITIES AND LIVING IN THIS FULLY FURNISHED HOLIDAY PARK HOME! THIS HOME ALSO COMES WITH ALL APPLIANCES INCLUDING WASHER & DRYER! LOCATED ON A QUIET CUL-DE-SAC FEATURING A BREEZY SCREENED LANAI WITH A BUILT-IN STORAGE ROOM. THE BRIGHT, OPEN PLAN IS DESIGNED WITH ATTRACTIVE FURNISHINGS THROUGHOUT, MAKING THIS A PERFECT PLACE FOR SNOWBIRDS OR FULL-TIME LIVING. WALK OR RIDE YOUR GOLF CART TO THE TWO BIG SPARKLING POOLS, SHUFFLE BOARD COURTS, AND CLUBHOUSE APPOINTED WITH A BILLIARDS ROOM AND SOCIAL HALL. THE COMMUNITY IS WELL-LOCATED JUST AROUND THE CORNER FROM A LONG LIST OF BIG-NAME STORES, RESTAURANTS, MEDICAL SERVICES, AND I-95. LIFE IS ALWAYS A VACATION AT HOLIDAY PARK! (HOA FEES ARE COLLECTED WITH THE ANNUAL TAX BILL)

Key facts

• Gated community
• Clubhouse
• Community pool

Tags

• CUL-DE-SAC STREET
• GATED COMMUNITY
• CLUBHOUSE
• COMMUNITY POOL
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Finance

• HOA & community: Located in a senior community

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewer; Electricity connected
• Home design: Single Wide mobile home; Used as a single-family residence
• Construction: Construction materials: Other
• Exterior features: Lot features: Other; Lot approximately 0.1 acres; South-facing

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#366 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, 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: Lockmar Elementary School (math 45% / reading 53%, grade D, #1,134 of 2,144 statewide, top 54%, 583 students, 58% FRL); Southwest Middle School (math 40% / reading 39%, grade F, #373 of 571 statewide, top 66%, 920 students, 58% FRL); Palm Bay Magnet Senior High School (math 25% / reading 37%, grade F, #429 of 667 statewide, top 65%, 1,486 students, 63% FRL) — zoned schools average 60% FRL vs 43% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 40% at this address vs 55% district-wide (-15 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 739 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $615 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 + 0.9% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $58k; list at $89k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.06% ✓
• Cap rate: 15.21%
• Cash-on-cash: 31.84%
• DSCR: 2.42
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 1.97×
• Total profit: $24,076
• Equity at exit: $13,270

10-year hold

• IRR: 30.5%
• Equity multiple: 3.45×
• Total profit: $60,981
• Equity at exit: $7,695

Cash invested: $24,920 (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 32907

• Home prices YoY: -10.1%
• Rents YoY: 0.9%
• Active inventory: 739
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,838 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$287 /mo · $3,441/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $661

Break-even live

Break-even rent $1,001

Max offer price $89,000

Occupancy floor 59%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Valor Dr SE Palm Bay, FL	1.0–2.0	1.0–2.0	901	$1,937	$2.15	14d	17	0.77mi
1698 Sunny Brook Ln NE Unit G109 Palm Bay, FL	1.0	1.0	658	$1,200	$1.82	19d	1	1.32mi

Listing history 24 events

1. 2026-06-18
   days on market $89,000 Active 46 DOM
2. 2026-06-17
   days on market $89,000 Active 45 DOM
3. 2026-06-16
   days on market $89,000 Active 44 DOM
4. 2026-06-15
   days on market $89,000 Active 43 DOM
5. 2026-06-14
   days on market $89,000 Active 41 DOM
6. 2026-06-10
   days on market $89,000 Active 38 DOM
7. 2026-06-08
   days on market $89,000 Active 36 DOM
8. 2026-06-07
   days on market $89,000 Active 35 DOM
9. 2026-06-05
   days on market $89,000 Active 32 DOM
10. 2026-06-03
    days on market $89,000 Active 31 DOM
11. 2026-06-02
    days on market $89,000 Active 30 DOM
12. 2026-06-01
    days on market $89,000 Active 29 DOM
13. 2026-05-31
    days on market $89,000 Active 28 DOM
14. 2026-05-31
    days on market $89,000 Active 27 DOM
15. 2026-05-04
    listed $89,000 Active
16. 2021-07-08
    soldstatus $58,000 Closed 802-char remark

    Show marketing remark (802 chars)

    CELEBRATE THE 55 AND BETTER LIFESTYLE WITH A HOST OF COMMUNITY AMENITIES AND LIVING IN THIS FULLY FURNISHED HOLIDAY PARK HOME! THIS HOME ALSO COMES WITH ALL APPLIANCES INCLUDING WASHER & DRYER! LOCATED ON A QUIET CUL-DE-SAC FEATURING A BREEZY SCREENED LANAI WITH A BUILT-IN STORAGE ROOM. THE BRIGHT, OPEN PLAN IS DESIGNED WITH ATTRACTIVE FURNISHINGS THROUGHOUT, MAKING THIS A PERFECT PLACE FOR SNOWBIRDS OR FULL-TIME LIVING. WALK OR RIDE YOUR GOLF CART TO THE TWO BIG SPARKLING POOLS, SHUFFLE BOARD COURTS, AND CLUBHOUSE APPOINTED WITH A BILLIARDS ROOM AND SOCIAL HALL. THE COMMUNITY IS WELL-LOCATED JUST AROUND THE CORNER FROM A LONG LIST OF BIG-NAME STORES, RESTAURANTS, MEDICAL SERVICES, AND I-95. LIFE IS ALWAYS A VACATION AT HOLIDAY PARK! (HOA FEES ARE COLLECTED WITH THE ANNUAL TAX BILL)

17. 2021-06-21
    status Pending 802-char remark

    Show marketing remark (802 chars)

    CELEBRATE THE 55 AND BETTER LIFESTYLE WITH A HOST OF COMMUNITY AMENITIES AND LIVING IN THIS FULLY FURNISHED HOLIDAY PARK HOME! THIS HOME ALSO COMES WITH ALL APPLIANCES INCLUDING WASHER & DRYER! LOCATED ON A QUIET CUL-DE-SAC FEATURING A BREEZY SCREENED LANAI WITH A BUILT-IN STORAGE ROOM. THE BRIGHT, OPEN PLAN IS DESIGNED WITH ATTRACTIVE FURNISHINGS THROUGHOUT, MAKING THIS A PERFECT PLACE FOR SNOWBIRDS OR FULL-TIME LIVING. WALK OR RIDE YOUR GOLF CART TO THE TWO BIG SPARKLING POOLS, SHUFFLE BOARD COURTS, AND CLUBHOUSE APPOINTED WITH A BILLIARDS ROOM AND SOCIAL HALL. THE COMMUNITY IS WELL-LOCATED JUST AROUND THE CORNER FROM A LONG LIST OF BIG-NAME STORES, RESTAURANTS, MEDICAL SERVICES, AND I-95. LIFE IS ALWAYS A VACATION AT HOLIDAY PARK! (HOA FEES ARE COLLECTED WITH THE ANNUAL TAX BILL)

18. 2021-06-01
    status Active 802-char remark

    Show marketing remark (802 chars)

    CELEBRATE THE 55 AND BETTER LIFESTYLE WITH A HOST OF COMMUNITY AMENITIES AND LIVING IN THIS FULLY FURNISHED HOLIDAY PARK HOME! THIS HOME ALSO COMES WITH ALL APPLIANCES INCLUDING WASHER & DRYER! LOCATED ON A QUIET CUL-DE-SAC FEATURING A BREEZY SCREENED LANAI WITH A BUILT-IN STORAGE ROOM. THE BRIGHT, OPEN PLAN IS DESIGNED WITH ATTRACTIVE FURNISHINGS THROUGHOUT, MAKING THIS A PERFECT PLACE FOR SNOWBIRDS OR FULL-TIME LIVING. WALK OR RIDE YOUR GOLF CART TO THE TWO BIG SPARKLING POOLS, SHUFFLE BOARD COURTS, AND CLUBHOUSE APPOINTED WITH A BILLIARDS ROOM AND SOCIAL HALL. THE COMMUNITY IS WELL-LOCATED JUST AROUND THE CORNER FROM A LONG LIST OF BIG-NAME STORES, RESTAURANTS, MEDICAL SERVICES, AND I-95. LIFE IS ALWAYS A VACATION AT HOLIDAY PARK! (HOA FEES ARE COLLECTED WITH THE ANNUAL TAX BILL)

19. 2021-05-19
    historical Contingent 802-char remark

    Show marketing remark (802 chars)

    CELEBRATE THE 55 AND BETTER LIFESTYLE WITH A HOST OF COMMUNITY AMENITIES AND LIVING IN THIS FULLY FURNISHED HOLIDAY PARK HOME! THIS HOME ALSO COMES WITH ALL APPLIANCES INCLUDING WASHER & DRYER! LOCATED ON A QUIET CUL-DE-SAC FEATURING A BREEZY SCREENED LANAI WITH A BUILT-IN STORAGE ROOM. THE BRIGHT, OPEN PLAN IS DESIGNED WITH ATTRACTIVE FURNISHINGS THROUGHOUT, MAKING THIS A PERFECT PLACE FOR SNOWBIRDS OR FULL-TIME LIVING. WALK OR RIDE YOUR GOLF CART TO THE TWO BIG SPARKLING POOLS, SHUFFLE BOARD COURTS, AND CLUBHOUSE APPOINTED WITH A BILLIARDS ROOM AND SOCIAL HALL. THE COMMUNITY IS WELL-LOCATED JUST AROUND THE CORNER FROM A LONG LIST OF BIG-NAME STORES, RESTAURANTS, MEDICAL SERVICES, AND I-95. LIFE IS ALWAYS A VACATION AT HOLIDAY PARK! (HOA FEES ARE COLLECTED WITH THE ANNUAL TAX BILL)

20. 2021-04-09
    listed $63,900 Active 802-char remark

    Show marketing remark (802 chars)

    CELEBRATE THE 55 AND BETTER LIFESTYLE WITH A HOST OF COMMUNITY AMENITIES AND LIVING IN THIS FULLY FURNISHED HOLIDAY PARK HOME! THIS HOME ALSO COMES WITH ALL APPLIANCES INCLUDING WASHER & DRYER! LOCATED ON A QUIET CUL-DE-SAC FEATURING A BREEZY SCREENED LANAI WITH A BUILT-IN STORAGE ROOM. THE BRIGHT, OPEN PLAN IS DESIGNED WITH ATTRACTIVE FURNISHINGS THROUGHOUT, MAKING THIS A PERFECT PLACE FOR SNOWBIRDS OR FULL-TIME LIVING. WALK OR RIDE YOUR GOLF CART TO THE TWO BIG SPARKLING POOLS, SHUFFLE BOARD COURTS, AND CLUBHOUSE APPOINTED WITH A BILLIARDS ROOM AND SOCIAL HALL. THE COMMUNITY IS WELL-LOCATED JUST AROUND THE CORNER FROM A LONG LIST OF BIG-NAME STORES, RESTAURANTS, MEDICAL SERVICES, AND I-95. LIFE IS ALWAYS A VACATION AT HOLIDAY PARK! (HOA FEES ARE COLLECTED WITH THE ANNUAL TAX BILL)

21. 2012-02-29
    soldstatus $27,000 478-char remark

    Show marketing remark (478 chars)

    GREAT BUY IN DESIRABLE HOLIDAY PARK WHERE RESIDENTS OWN THEIR LAND AND PAY NO LOT RENT!! This home is a 2BR/2BA split plan home that comes fully furnished! It also comes with all the major appliances such as refrigerator, electric range, microwave, washer & dryer. An added on enclosed porch provides more room for guests & entertaining. Roof has been replaced & new vinyl siding has been added too. Located on a cul-de-sac lot near clubhouse, pools, and fun!!

22. 2011-05-31
    listed $29,900 478-char remark

    Show marketing remark (478 chars)

    GREAT BUY IN DESIRABLE HOLIDAY PARK WHERE RESIDENTS OWN THEIR LAND AND PAY NO LOT RENT!! This home is a 2BR/2BA split plan home that comes fully furnished! It also comes with all the major appliances such as refrigerator, electric range, microwave, washer & dryer. An added on enclosed porch provides more room for guests & entertaining. Roof has been replaced & new vinyl siding has been added too. Located on a cul-de-sac lot near clubhouse, pools, and fun!!

23. 1993-12-30
    soldstatus $23,500
24. 1974-02-28
    soldstatus $18,100

ⓘ 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: $3,441 · $287/mo
• Projected year-2 tax: $3,441 · $287/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 5 d/yr ≥106°F today · 16 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: $22,052
• − Mortgage interest: −$4,985
• − Property taxes: −$3,441
• − Insurance: −$445
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$2,589
• Taxable income: $7,063
• Est. tax owed @ 24.0%: −$1,695
• After-tax cash flow: $6,239/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 — Palm Bay

• Score: 72/100
• State rank: #366
• US rank: #6458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palm Bay, FL
• County: Brevard County · 602,871 people
• City population: 132,211
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 49,080
• Household income: $75,311
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 702.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 21% Black 15% Two or more races 14% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Cuban 2% Dominican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Hispanic 2%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 77% English-only · Spanish 17% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -34.79%
• Current HPI: 308.9719
• Rent YoY: ▲ 0.93%
• 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

+391.7% since first listed

10 events — show timeline

• 2026-05-04 Listed $89,000 SCMLS
• 2021-07-08 Sold (MLS) $58,000 SCMLS
• 2021-06-21 Pending — SCMLS
• 2021-06-01 Relisted — SCMLS
• 2021-05-19 Contingent — SCMLS
• 2021-04-09 Listed $63,900 SCMLS
• 2012-02-29 Sold (MLS) $27,000 SCMLS
• 2011-05-31 Listed $29,900 SCMLS
• 1993-12-30 Sold (Public Records) $23,500 Public Records
• 1974-02-28 Sold (Public Records) $18,100 Public Records

Property tax history

+3.0%/yr

Latest (2025): $3,441 · +9.8% YoY. Source: county tax records.