858 Pecan Cir · Micco, FL 32976

$220,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 28 Days on market

Built 2004 3,920 sqft lot $64/mo HOA · 4% of rent

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Why this score? — see what drove the D- 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 +9.6/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2004 3 br 2 ba home nice open floor plan 3rd bedroom could be used as a den it has pretty french glass doors off the living room carpets should be replaced home was inspected early this year and seems to be in good condition. huge 11x25 raised glass porch is equipped with air conditioning. also a front raised cover patio great for BBQ and enjoying our Florida weather. double carport huge utility room

Key facts

• Open floor plan
• Utility room
• Raised glass porch

Tags

• OPEN FLOOR PLAN
• FRENCH GLASS DOORS
• RAISED GLASS PORCH
• COVERED FRONT PATIO
• DOUBLE CARPORT
• UTILITY ROOM

Property features AI

Finance

• HOA & community: Part of Barefoot Bay HOA; Community amenities include boat dock, clubhouse, jogging path, maintained grounds, full-time management, playground, racquetball, shuffleboard court, and tennis courts; HOA fee $64 monthly

Exterior

• Parking: 2-space carport
• Utilities: Public sewer; Electricity connected; Water connected
• Home design: Manufactured home; One level; Faces west
• Construction: Frame construction with vinyl and wood siding; Shingle roof; Built with other materials
• Exterior features: Covered porch

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Primary bathroom with tub and shower; Solar tube(s); Split bedrooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (21.1% below list).
• Recommended offer: $174k (21.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#633 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute 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: Sunrise Elementary School (math 52% / reading 57%, grade C, #892 of 2,144 statewide, top 44%, 759 students, 58% FRL); Southwest Middle School (math 40% / reading 39%, grade F, #373 of 571 statewide, top 66%, 920 students, 58% FRL); Bayside High School (math 27% / reading 40%, grade F, #400 of 667 statewide, top 61%, 1,854 students, 51% FRL).
• Zoned-school proficiency averages 42% at this address vs 55% district-wide (-12 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: 185 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 28 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $123k; list at $220k implies a 79% 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 $173,586 (21.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.89%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.1%
• Equity multiple: 0.27×
• Total profit: $-45,083
• Equity at exit: $32,803

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-51,332
• Equity at exit: $19,022

Cash invested: $61,600 (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 32976

• Home prices YoY: -18.6%
• Active inventory: 185
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,736 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$210 /mo · $2,526/yr
• Insurance: −$92
• HOA: −$64
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-149

Break-even live

Break-even rent $1,924

Max offer price $193,764

Occupancy floor —

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
914 Pecan Cir Sebastian, FL	2.0	1.0	1000	$1,600	$1.60	23d	1	0.13mi
909 Sequoia St Sebastian, FL	2.0	2.0	1156	$1,845	$1.60	23d	1	0.24mi
702 Lark Dr Sebastian, FL	3.0	2.0	1296	$1,775	$1.37	23d	1	0.32mi
904 Red Bud Rd Sebastian, FL	3.0	2.0	1278	$1,500	$1.17	23d	1	0.40mi
1207 Marigold Dr Sebastian, FL	2.0	2.0	1104	$1,500	$1.36	23d	1	0.47mi
621 Hyacinth Cir Sebastian, FL	2.0	2.0	1324	$1,850	$1.40	23d	1	0.51mi
629 W Marlin Cir Unit NA Sebastian, FL	2.0	2.0	1104	$1,400	$1.27	14d	1	0.53mi
706 Hyacinth Cir Sebastian, FL	2.0	2.0	1062	$1,750	$1.65	23d	1	0.66mi
415 Plover Dr Sebastian, FL	3.0	2.0	1200	$2,400	$2.00	23d	1	0.74mi
7629 Chasta Rd Sebastian, FL	2.0	2.0	958	$1,600	$1.67	23d	1	0.81mi
7606 Cedar Bark Rd Sebastian, FL	2.0	2.0	1273	$1,800	$1.41	23d	1	0.82mi
7597 Cedar Bark Rd Sebastian, FL	2.0	2.0	902	$1,700	$1.88	23d	1	0.85mi
830 Lychee Dr Sebastian, FL	2.0	2.0	1269	$2,000	$1.58	23d	1	0.85mi
1112 Pocatella Dr Sebastian, FL	2.0	2.0	1370	$1,900	$1.39	23d	1	0.86mi
1315 Barefoot Cir Sebastian, FL	2.0	2.0	1167	$2,300	$1.97	23d	1	1.00mi

HOA detail

• Monthly dues: $64 · $768/yr

Listing history 25 events

1. 2026-06-18
   days on market $220,000 Active 28 DOM
2. 2026-06-17
   days on market $220,000 Active 27 DOM
3. 2026-06-16
   days on market $220,000 Active 26 DOM
4. 2026-06-15
   days on market $220,000 Active 25 DOM
5. 2026-06-14
   days on market $220,000 Active 23 DOM
6. 2026-06-10
   days on market $220,000 Active 20 DOM
7. 2026-06-08
   days on market $220,000 Active 18 DOM
8. 2026-06-07
   days on market $220,000 Active 17 DOM
9. 2026-06-05
   days on market $220,000 Active 14 DOM
10. 2026-06-03
    days on market $220,000 Active 13 DOM
11. 2026-06-02
    days on market $220,000 Active 12 DOM
12. 2026-06-01
    days on market $220,000 Active 11 DOM
13. 2026-05-31
    days on market $220,000 Active 10 DOM
14. 2026-05-31
    days on market $220,000 Active 9 DOM
15. 2026-05-21
    listed $220,000 Active
16. 2020-01-21
    soldstatus $122,900
17. 2020-01-16
    soldstatus $122,900 418-char remark

    Show marketing remark (418 chars)

    2004 3 br 2 ba home nice open floor plan 3rd bedroom could be used as a den it has pretty french glass doors off the living room carpets should be replaced home was inspected early this year and seems to be in good condition. huge 11x25 raised glass porch is equipped with air conditioning. also a front raised cover patio great for BBQ and enjoying our Florida weather. double carport huge utility room

18. 2019-11-27
    listed $122,900 418-char remark

    Show marketing remark (418 chars)

    2004 3 br 2 ba home nice open floor plan 3rd bedroom could be used as a den it has pretty french glass doors off the living room carpets should be replaced home was inspected early this year and seems to be in good condition. huge 11x25 raised glass porch is equipped with air conditioning. also a front raised cover patio great for BBQ and enjoying our Florida weather. double carport huge utility room

19. 2016-08-30
    historical
20. 2016-08-30
    historical
21. 2016-03-24
    listed $104,990
22. 2016-03-23
    listed $104,990
23. 2016-03-14
    listed $104,990
24. 2004-02-23
    soldstatus $8,500
25. 1976-02-01
    soldstatus $21,400

ⓘ 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: $2,526 · $210/mo
• Projected year-2 tax: $2,526 · $210/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 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: $20,830
• − Mortgage interest: −$12,323
• − Property taxes: −$2,526
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − HOA: −$768
• − Depreciation: −$6,400
• Taxable loss: −$5,620
• Est. tax savings @ 24.0%: +$1,349
• After-tax cash flow: $-434/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 — Micco

• Score: 65/100
• State rank: #633
• US rank: #12408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Micco, FL
• Population (ZIP): 9,237

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 1% Asian 1%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -73.57%
• Current HPI: 321.5196
• Rent YoY: —
• Metro: —
• 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

+928.0% since first listed

11 events — show timeline

• 2026-05-21 Listed $220,000 SCMLS
• 2020-01-21 Sold (Public Records) $122,900 Public Records
• 2020-01-16 Sold (MLS) $122,900 SCMLS
• 2019-11-27 Listed $122,900 SCMLS
• 2016-08-30 Listing Removed — Beaches MLS
• 2016-08-30 Listing Removed — SCMLS
• 2016-03-24 Listed $104,990 SCMLS
• 2016-03-23 Listed $104,990 Beaches MLS
• 2016-03-14 Listed $104,990 RAIRCMLS
• 2004-02-23 Sold (Public Records) $8,500 Public Records
• 1976-02-01 Sold (Public Records) $21,400 Public Records

Property tax history

+13.6%/yr

Latest (2025): $2,526 · +5.5% YoY. Source: county tax records.