610 Jane Dr #02 · Sharpes, FL 32926

$182,499

3 bd · 2.0 ba · 1,183 sqft · Manufactured · 48 Days on market

Built 1987 Good condition 6,970 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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks

This BEAUTIFUL 3 bed/2 bath manufactured home has so much to offer! The home and land are deeded together! NO Lot rent, NO HOA! Several updates NEW ROOF 5/2026, all sub flooring replaced, electrical, & plumbing, New stainless-steel appliances, updated kitchen & baths, and luxury Vinyl flooring throughout. The home is cooled and heated with the newly installed Turbro 3 zone mini split system. The Farmhouse accents make this home cozy and comfortable. A lovely woodburning fireplace is the centerpiece of the living area. The ample yard is completely fenced with chain link and Vinyl fencing. Location is convenient to shopping and dining. Quiet and relaxing times to be enjoyed around

Key facts

• 6,970 sq ft lot
• Built 1987
• Listed 48 days

Property features AI

Finance

• Other: Pets allowed: cats and dogs

Exterior

• Parking: Additional parking; Shared driveway
• Security: Security fence; Smoke detectors
• Utilities: 100 amp electric service with 220 volts; Public sewer; Cable available; Sewer connected; Water available
• Home design: Manufactured home; One level; Home faces north; Used as single-family (manufactured home)
• Construction: Aluminum siding; Shingle roof
• Exterior features: Fire pit; Shed(s)

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Microwave; Refrigerator; Ice maker
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Zoned heating and other heating; Split system cooling; Heating and cooling present
• Interior features: Ceiling fans; Kitchen island; Open floor plan; Primary bathroom with shower (no tub); Walk-in closets; Wood-burning fireplace (1)
• Laundry & utility: Washer and dryer included (washer, dryer); Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $182k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).
• Recommended offer: $177k (3.0% 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 fast (+5.6%/yr); 291 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 32% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $5k 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 48 days — a 3% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,024 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.67×
• Total profit: $-16,824
• Equity at exit: $27,211

10-year hold

• IRR: 4.2%
• Equity multiple: 1.34×
• Total profit: $17,603
• Equity at exit: $15,779

Cash invested: $51,100 (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 32926

• Home prices YoY: -16.9%
• Rents YoY: 5.6%
• Active inventory: 291
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,905 medium
• Mortgage (P&I): −$957
• Tax est. 1.5%: −$228 /mo · $2,737/yr
• Insurance: −$76
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $118

Break-even live

Break-even rent $1,755

Max offer price $182,499

Occupancy floor 89%

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: $45,625
• Closing costs: $5,475
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6877 Blue Bonnet Dr Cocoa, FL	2.0	1.0	720	$1,500	$2.08	23d	1	0.94mi

Listing history 22 events

1. 2026-06-18
   days on market $182,499 Active 48 DOM
2. 2026-06-17
   days on market $182,499 Active 47 DOM
3. 2026-06-16
   days on market $182,499 Active 46 DOM
4. 2026-06-15
   days on market $182,499 Active 45 DOM
5. 2026-06-14
   days on market $182,499 Active 43 DOM
6. 2026-06-10
   days on market $182,499 Active 40 DOM
7. 2026-06-08
   days on market $182,499 Active 38 DOM
8. 2026-06-07
   pricedays on market $182,499 Active 37 DOM
9. 2026-06-05
   days on market $186,000 Active 34 DOM
10. 2026-06-03
    days on market $186,000 Active 33 DOM
11. 2026-06-02
    days on market $186,000 Active 32 DOM
12. 2026-06-01
    days on market $186,000 Active 31 DOM
13. 2026-05-31
    price $186,000 Active 30 DOM
14. 2026-05-31
    days on market $189,500 Active 30 DOM
15. 2026-05-31
    days on market $189,500 Active 29 DOM
16. 2026-05-14
    price $192,999
17. 2026-05-08
    status Active
18. 2026-05-08
    price $199,500
19. 2026-04-08
    status Pending
20. 2026-04-05
    price $183,499
21. 2026-03-31
    listed $186,500 Active
22. 2026-03-29
    historical $186,500

ⓘ 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 4/10 Moderate FEMA zone A · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $22,856
• − Mortgage interest: −$10,223
• − Property taxes: −$2,737
• − Insurance: −$2,415
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − Depreciation: −$5,309
• Taxable loss: −$1,486
• Est. tax savings @ 24.0%: +$357
• After-tax cash flow: $1,776/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This beautifully updated 3-bedroom, 2-bathroom manufactured home is in good condition with recent updates and a good condition score. The property is move-in ready with a good roof, updated kitchen and bath, and a good exterior. The location is convenient to shopping and dining, and the ample yard is completely fenced. The property has a good condition score and is in good condition with recent updates.

Value-add opportunities

• Both landscaping — improves curb appeal and enhances property value
• Both fence repair — enhances property value and safety
• Both exterior paint touch-up — improves curb appeal and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and enhances property value ↑
• Both fence repair — enhances property value and safety ↑
• Both exterior paint touch-up — improves curb appeal and enhances property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Brevard County · 602,871 people
• City population: 11
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 23,505
• Household income: $70,735
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 782.0

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% Black 11% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 91% English-only · Spanish 6% Vietnamese 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: ▼ -68.32%
• Current HPI: 335.1251
• Rent YoY: ▲ 5.60%
• 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

+3.5% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $192,999 SCMLS
• 2026-05-08 Relisted — SCMLS
• 2026-05-08 Price Changed $199,500 SCMLS
• 2026-04-08 Pending — SCMLS
• 2026-04-05 Price Changed $183,499 SCMLS
• 2026-03-31 Listed $186,500 SCMLS
• 2026-03-29 Coming Soon $186,500 SCMLS