1805 Mango St NE · Palm Bay, FL 32905

$139,000

3 bd · 2.0 ba · 1,302 sqft · Manufactured public records · 82 Days on market

Built 1981 4,792 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +2.2/10.0

Listing remarks

Motivated sellers! Welcome to this charming 2-bedroom, 2-bathroom home located in a desirable 55+ community. This well-maintained residence features a spacious bonus room that can easily serve as a third bedroom, home office, or cozy den. The open-concept kitchen offers ample cabinet space, making it perfect for both everyday living and entertaining. The large primary bedroom includes a private bath, providing a comfortable retreat at the end of the day. Additional highlights include an indoor laundry room with washer and dryer hookups for added convenience. This home combines functionality, flexibility, and comfort--ideal for relaxed, low-maintenance living. Conveniently located near a var

Key facts

• Open-concept kitchen
• Private bath
• Bonus room

Tags

• BONUS ROOM
• OPEN-CONCEPT KITCHEN
• INDOOR LAUNDRY ROOM
• PRIVATE BATH

Property features AI

Finance

• Other: Living area approximately 1,302; Lot size approximately 0.11 acres
• HOA & community: Community has an association (Palm Bay Colony); Voluntary association fee of $45; Association amenities include full-time management, off-site management, shuffleboard court, and tennis courts; Senior community

Exterior

• Parking: Attached garage; 1-car carport
• Utilities: Public sewer and septic tank; Cable available; Electricity available and connected; Water available
• Home design: Manufactured home; Property faces north
• Construction: Frame construction; Vinyl siding
• Exterior features: Shingle roof; Lot on a city street with asphalt road frontage; Lot features: Other

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Unfurnished; Residential single-family layout

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (6.0% 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: Palm Bay Elementary School (math 35% / reading 35%, grade F, #1,697 of 2,144 statewide, top 80%, 586 students, 74% FRL); Stone Magnet Middle School (math 33% / reading 35%, grade F, #426 of 571 statewide, top 75%, 670 students, 69% 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 69% FRL vs 43% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 33% at this address vs 55% district-wide (-22 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.5%/yr); 324 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 40% of the median local income ($56k/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 $961 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

• It's been on market 82 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $139k implies a 153% 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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. 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: 1.36% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.99%
• DSCR: 1.71
• GRM: 6.1

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: 3.5%
• Equity multiple: 1.13×
• Total profit: $5,000
• Equity at exit: $20,725

10-year hold

• IRR: 9.9%
• Equity multiple: 1.66×
• Total profit: $25,616
• Equity at exit: $12,018

Cash invested: $38,920 (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 32905

• Home prices YoY: -1.8%
• Rents YoY: -0.5%
• Active inventory: 324
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,891 high
• Mortgage (P&I): −$729
• Tax from tax record: −$189 /mo · $2,265/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $519

Break-even live

Break-even rent $1,235

Max offer price $139,000

Occupancy floor 68%

Sensitivity live

Price	-10% $597	-5% $558	+0% $519	+5% $479	+10% $440
Rent	-10% $369	-5% $444	+0% $519	+5% $593	+10% $668
Rate	-1.0pp $589	-0.5pp $554	base $519	+0.5pp $483	+1.0pp $446

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4317 Jetty Ln NE Palm Bay, FL	3.0	2.0	1699	$2,200	$1.29	22d	1	0.06mi
1894 Coco Plum St NE Palm Bay, FL	2.0	2.0	1188	$1,200	$1.01	20d	1	0.19mi
3506 Mount Carmel Ln Melbourne, FL	3.0	2.0	1815	$2,800	$1.54	25d	1	0.20mi
3676 Mount Carmel Ln Melbourne, FL	4.0	2.0	1772	$2,000	$1.13	16d	1	0.20mi
1924 Seagrape St NE Palm Bay, FL	2.0	2.0	1206	$1,575	$1.31	16d	1	0.30mi
2399 Coconut Palm Dr NE Palm Bay, FL	2.0	2.0	968	$1,795	$1.85	25d	1	0.39mi
1700 Woodlake Dr NE Palm Bay, FL	1.0–2.0	1.0–2.0	875	$1,500	$1.71	25d	12	0.48mi
2361 Commerce Park Dr NE Palm Bay, FL	1.0–3.0	1.0–2.0	1106	$2,255	$2.04	15d	47	0.51mi
520 Benton Dr Melbourne, FL	3.0	2.0	1281	$1,850	$1.44	25d	1	0.53mi
2331 Commerce Park Dr NE Palm Bay, FL	1.0–3.0	1.0–2.0	1094	$2,024	$1.85	15d	33	0.56mi
3711 Vista Oaks Cir NE Palm Bay, FL	2.0	1.5	1236	$1,500	$1.21	22d	1	0.57mi
1630 Bottlebrush Dr Palm Bay, FL	2.0	1.0	600	$1,495	$2.49	25d	1	0.61mi
2155 Robert J Conlan Blvd NE Palm Bay, FL	1.0–3.0	1.0–2.0	1093	$2,022	$1.85	15d	20	0.70mi
342 Crown Blvd Melbourne, FL	3.0	2.0	1224	$1,900	$1.55	25d	1	0.73mi
2154 Henry St NE Palm Bay, FL	4.0	1.5	1020	$1,850	$1.81	25d	1	0.74mi
4001 Pinewood Dr NE Palm Bay, FL	2.0	2.0	1036	$1,269	$1.22	25d	5	0.77mi
3016 Pinewood Dr NE Palm Bay, FL	1.0–2.0	1.0	800	$1,103	$1.38	25d	1	0.85mi
1880 Mogra Cir NE Palm Bay, FL	2.0–3.0	2.0	1090	$1,899	$1.74	16d	6	0.85mi
1300 Arlington Ln NE #125 Palm Bay, FL	2.0	2.5	1140	$1,500	$1.32	20d	1	0.94mi
2168 Tarrytown Ln NE Palm Bay, FL	3.0	2.0	1281	$1,775	$1.39	16d	1	0.97mi
2106 Tarrytown Ln NE Palm Bay, FL	3.0	2.0	1281	$1,900	$1.48	16d	1	0.99mi
4315 S Babcock St Melbourne, FL	1.0–3.0	1.0–2.0	996	$2,026	$2.03	15d	15	1.07mi
2643B Kingswood Dr NE Palm Bay, FL	3.0	1.0	1000	$1,650	$1.65	20d	1	1.13mi
2394 Shenandoah Rd NE Palm Bay, FL	3.0	2.0	1632	$2,000	$1.23	25d	1	1.13mi
2308 Shenandoah Rd Unit B Palm Bay, FL	3.0	1.5	1612	$1,975	$1.23	16d	1	1.15mi
2308 Shenandoah Rd Unit A Palm Bay, FL	3.0	1.0	1612	$1,600	$0.99	25d	1	1.15mi
3104 Swift St Melbourne, FL	3.0	1.0	1379	$1,750	$1.27	25d	1	1.33mi
188 Hidden Woods Pl Melbourne, FL	3.0	2.5	1648	$2,100	$1.27	25d	1	1.38mi
3595 Misty Oak Dr Melbourne, FL	1.0–2.0	1.0–2.0	747	$1,550	$2.07	15d	6	1.41mi
1000 Palm Place Dr NE Palm Bay, FL	1.0–2.0	1.0–2.0	884	$2,185	$2.47	22d	8	1.41mi
3101 Wiley Ave Melbourne, FL	3.0	2.0	1185	$1,499	$1.26	25d	1	1.42mi
343 Talbot St Melbourne, FL	3.0	2.0	1355	$1,699	$1.25	25d	1	1.43mi
1051 Clearmont St NE Unit 202 Palm Bay, FL	2.0	2.0	993	$1,480	$1.49	20d	1	1.45mi

Listing history 21 events

1. 2026-06-22
   days on market $139,000 Active 82 DOM
2. 2026-06-18
   days on market $139,000 Active 79 DOM
3. 2026-06-17
   days on market $139,000 Active 78 DOM
4. 2026-06-16
   days on market $139,000 Active 77 DOM
5. 2026-06-15
   price $139,000 Active 76 DOM
6. 2026-06-15
   days on market $146,999 Active 76 DOM
7. 2026-06-14
   days on market $146,999 Active 74 DOM
8. 2026-06-10
   days on market $146,999 Active 71 DOM
9. 2026-06-08
   days on market $146,999 Active 69 DOM
10. 2026-06-07
    days on market $146,999 Active 68 DOM
11. 2026-06-05
    days on market $146,999 Active 65 DOM
12. 2026-06-03
    days on market $146,999 Active 64 DOM
13. 2026-06-02
    days on market $146,999 Active 63 DOM
14. 2026-06-01
    days on market $146,999 Active 62 DOM
15. 2026-05-31
    days on market $146,999 Active 61 DOM
16. 2026-05-31
    days on market $146,999 Active 60 DOM
17. 2026-04-24
    price $146,999
18. 2026-03-29
    listed $149,999 Active
19. 2002-01-07
    soldstatus $55,000
20. 1997-12-04
    soldstatus $47,000
21. 1981-01-01
    soldstatus $46,650

ⓘ 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: $2,265 · $189/mo
• Projected year-2 tax: $2,265 · $189/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 10/10 Extreme 7 d/yr ≥105°F today · 22 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: $22,697
• − Mortgage interest: −$7,786
• − Property taxes: −$2,265
• − Insurance: −$695
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − Depreciation: −$4,044
• Taxable income: $4,275
• Est. tax owed @ 24.0%: −$1,026
• After-tax cash flow: $5,197/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): 24,792
• Household income: $56,411
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 1962.0

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 0.57)
• Race & ethnicity: White 61% Hispanic / Latino 16% Black 16% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 4%
• Common ancestry: Romanian 2% Hispanic 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 12% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -5.59%
• Current HPI: 309.8748
• Rent YoY: ▼ -0.52%
• 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

+215.1% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $146,999 SCMLS
• 2026-03-29 Listed $149,999 SCMLS
• 2002-01-07 Sold (Public Records) $55,000 Public Records
• 1997-12-04 Sold (Public Records) $47,000 Public Records
• 1981-01-01 Sold (Public Records) $46,650 Public Records

Property tax history

+35.1%/yr

Latest (2025): $2,265 · -8.5% YoY. Source: county tax records.