7566 Montauk Ave Unit U19 · Micco, FL 32976

$170,000

2 bd · 2.0 ba · 1,466 sqft · Manufactured public records · 85 Days on market

Built 1993 6,098 sqft lot $75/mo HOA · 4% of rent

---

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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +6.1/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 2BR/2BA home with 1,466 sq ft under air featuring a handicap-accessible ramp and bright open layout connecting living, dining, and kitchen areas. The kitchen offers a large island with cooktop and seating for four, plus ample cabinetry and counter space. The primary suite showcases double-door entry and an en-suite bath with his-and-hers sinks, soaking tub, and separate shower. Guest bedroom and second full bath provide comfort for visitors. Metal roof, newer windows, and all new plumbing add peace of mind. Indoor laundry, great storage, and a functional floor plan make this home ideal for full-time living, seasonal use, or investment. Move-in ready and easy to show!

Key facts

• Bright open layout
• Ample cabinetry
• En-suite bath

Tags

• WHEELCHAIR ACCESSIBLE RAMP
• BRIGHT OPEN LAYOUT
• LARGE ISLAND WITH COOKTOP
• AMPLE CABINETRY
• DOUBLE-DOOR ENTRY
• EN-SUITE BATH

Property features AI

Finance

• HOA & community: Association with $75 monthly fee; Association amenities include clubhouse, community room, recreation facilities, pool service, billiard room, game room, bocce ball, and pickleball court(s); Senior community; Pets allowed (breed restrictions and size limit)

Exterior

• Parking: 3 total parking spaces; Attached carport with 1 covered space
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Manufactured home (double wide, modular); Single-story; Faces east
• Construction: Built with vinyl siding; Metal roof; Double wide modular construction
• Exterior features: Not waterfront; Entry at ground level; Skirted

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate; Linoleum; Vinyl; Other
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric, heat pump); Central air; Ceiling fans
• Interior features: Built-in features; High ceilings; Vaulted ceilings; Walk-in closets; French doors
• Laundry & utility: In-unit laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.

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, schools F, 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.
• Market conditions: 185 active listings in the ZIP; 19 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 $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 85 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $170k implies a 154% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.11% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.91%
• DSCR: 1.31
• GRM: 7.5

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-10,047
• Equity at exit: $25,348

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $13,929
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,881 high
• Mortgage (P&I): −$891
• Tax from tax record: −$175 /mo · $2,101/yr
• Insurance: −$71
• HOA: −$75
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $274

Break-even live

Break-even rent $1,535

Max offer price $170,000

Occupancy floor 80%

Sensitivity live

Price	-10% $370	-5% $322	+0% $274	+5% $226	+10% $178
Rent	-10% $125	-5% $200	+0% $274	+5% $348	+10% $423
Rate	-1.0pp $360	-0.5pp $317	base $274	+0.5pp $230	+1.0pp $185

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 Hyacinth Cir Sebastian, FL	2.0	2.0	1324	$1,850	$1.40	24d	1	0.23mi
7419 Tourmaline Dr Unit Annual Grant-Valkaria, FL	3.0	2.0	1676	$2,200	$1.31	24d	1	0.24mi
7349 Tourmaline Dr Grant, FL	3.0	2.0	1735	$2,200	$1.27	24d	1	0.32mi
706 Hyacinth Cir Sebastian, FL	2.0	2.0	1062	$1,750	$1.65	24d	1	0.34mi
7629 Chasta Rd Sebastian, FL	2.0	2.0	958	$1,600	$1.67	24d	1	0.36mi
7606 Cedar Bark Rd Sebastian, FL	2.0	2.0	1273	$1,800	$1.41	24d	1	0.38mi
904 Red Bud Rd Sebastian, FL	3.0	2.0	1278	$1,500	$1.17	24d	1	0.38mi
909 Sequoia St Sebastian, FL	2.0	2.0	1156	$1,845	$1.60	24d	1	0.39mi
7597 Cedar Bark Rd Sebastian, FL	2.0	2.0	902	$1,700	$1.88	24d	1	0.39mi
805 Beech Ct Sebastian, FL	2.0	2.0	1556	$1,995	$1.28	24d	1	0.45mi
415 Plover Dr Sebastian, FL	3.0	2.0	1200	$2,400	$2.00	24d	1	0.50mi
7181 Blue Shore Rd Grant, FL	3.0	2.0	1598	$1,995	$1.25	24d	1	0.60mi
1207 Marigold Dr Sebastian, FL	2.0	2.0	1104	$1,500	$1.36	24d	1	0.63mi
914 Pecan Cir Sebastian, FL	2.0	1.0	1000	$1,600	$1.60	24d	1	0.66mi
629 W Marlin Cir Unit NA Sebastian, FL	2.0	2.0	1104	$1,400	$1.27	14d	1	0.76mi
702 Lark Dr Sebastian, FL	3.0	2.0	1296	$1,775	$1.37	24d	1	0.87mi
1112 Pocatella Dr Sebastian, FL	2.0	2.0	1370	$1,900	$1.39	24d	1	1.02mi
1315 Barefoot Cir Sebastian, FL	2.0	2.0	1167	$2,300	$1.97	24d	1	1.10mi
830 Lychee Dr Sebastian, FL	2.0	2.0	1269	$2,000	$1.58	24d	1	1.13mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 25 events

1. 2026-06-18
   days on market $170,000 Active 85 DOM
2. 2026-06-17
   days on market $170,000 Active 84 DOM
3. 2026-06-16
   days on market $170,000 Active 83 DOM
4. 2026-06-15
   days on market $170,000 Active 82 DOM
5. 2026-06-14
   days on market $170,000 Active 80 DOM
6. 2026-06-10
   days on market $170,000 Active 77 DOM
7. 2026-06-08
   days on market $170,000 Active 75 DOM
8. 2026-06-07
   days on market $170,000 Active 74 DOM
9. 2026-06-05
   days on market $170,000 Active 71 DOM
10. 2026-06-03
    pricedays on market $170,000 Active 70 DOM
11. 2026-06-02
    days on market $190,000 Active 69 DOM
12. 2026-06-01
    days on market $190,000 Active 68 DOM
13. 2026-05-31
    days on market $190,000 Active 67 DOM
14. 2026-05-31
    days on market $190,000 Active 66 DOM
15. 2026-05-12
    price $180,000 691-char remark

    Show marketing remark (691 chars)

    Well-maintained 2BR/2BA home with 1,466 sq ft under air featuring a handicap-accessible ramp and bright open layout connecting living, dining, and kitchen areas. The kitchen offers a large island with cooktop and seating for four, plus ample cabinetry and counter space. The primary suite showcases double-door entry and an en-suite bath with his-and-hers sinks, soaking tub, and separate shower. Guest bedroom and second full bath provide comfort for visitors. Metal roof, newer windows, and all new plumbing add peace of mind. Indoor laundry, great storage, and a functional floor plan make this home ideal for full-time living, seasonal use, or investment. Move-in ready and easy to show!

16. 2026-04-06
    price $185,000 691-char remark

    Show marketing remark (691 chars)

    Well-maintained 2BR/2BA home with 1,466 sq ft under air featuring a handicap-accessible ramp and bright open layout connecting living, dining, and kitchen areas. The kitchen offers a large island with cooktop and seating for four, plus ample cabinetry and counter space. The primary suite showcases double-door entry and an en-suite bath with his-and-hers sinks, soaking tub, and separate shower. Guest bedroom and second full bath provide comfort for visitors. Metal roof, newer windows, and all new plumbing add peace of mind. Indoor laundry, great storage, and a functional floor plan make this home ideal for full-time living, seasonal use, or investment. Move-in ready and easy to show!

17. 2026-03-25
    listed $190,000 Active
18. 2026-03-05
    price $190,000 691-char remark

    Show marketing remark (691 chars)

    Well-maintained 2BR/2BA home with 1,466 sq ft under air featuring a handicap-accessible ramp and bright open layout connecting living, dining, and kitchen areas. The kitchen offers a large island with cooktop and seating for four, plus ample cabinetry and counter space. The primary suite showcases double-door entry and an en-suite bath with his-and-hers sinks, soaking tub, and separate shower. Guest bedroom and second full bath provide comfort for visitors. Metal roof, newer windows, and all new plumbing add peace of mind. Indoor laundry, great storage, and a functional floor plan make this home ideal for full-time living, seasonal use, or investment. Move-in ready and easy to show!

19. 2026-02-20
    price $195,000 691-char remark

    Show marketing remark (691 chars)

    Well-maintained 2BR/2BA home with 1,466 sq ft under air featuring a handicap-accessible ramp and bright open layout connecting living, dining, and kitchen areas. The kitchen offers a large island with cooktop and seating for four, plus ample cabinetry and counter space. The primary suite showcases double-door entry and an en-suite bath with his-and-hers sinks, soaking tub, and separate shower. Guest bedroom and second full bath provide comfort for visitors. Metal roof, newer windows, and all new plumbing add peace of mind. Indoor laundry, great storage, and a functional floor plan make this home ideal for full-time living, seasonal use, or investment. Move-in ready and easy to show!

20. 2026-02-06
    listed $200,000 Active 691-char remark

    Show marketing remark (691 chars)

    Well-maintained 2BR/2BA home with 1,466 sq ft under air featuring a handicap-accessible ramp and bright open layout connecting living, dining, and kitchen areas. The kitchen offers a large island with cooktop and seating for four, plus ample cabinetry and counter space. The primary suite showcases double-door entry and an en-suite bath with his-and-hers sinks, soaking tub, and separate shower. Guest bedroom and second full bath provide comfort for visitors. Metal roof, newer windows, and all new plumbing add peace of mind. Indoor laundry, great storage, and a functional floor plan make this home ideal for full-time living, seasonal use, or investment. Move-in ready and easy to show!

21. 2010-11-05
    soldstatus $67,000
22. 2010-10-12
    soldstatus $67,000 570-char remark

    Show marketing remark (570 chars)

    NEED A LITTLE MORE SPACE? This extra-wide home gives you a LOT more! Double drive, big porch w/ acrylic slider windows, big utility room plus covered backyard patio. Formal entry to huge LR & open DR w/ great built-in cabinetry. GIANT island kitchen w/ loads of work space, nearby laundry room w/ newer washer/dryer. Adjacent family room for even MORE space. Master suite welcomes you with BIG corner walk-in closet, spa-like bath w/ garden tub, shower, two vanities. The space you wanted & then some! '||chr(10)||'Addendum - 26 x 58 Palm Harbor with 2BR/2BA

23. 2010-03-25
    listed $74,300 570-char remark

    Show marketing remark (570 chars)

    NEED A LITTLE MORE SPACE? This extra-wide home gives you a LOT more! Double drive, big porch w/ acrylic slider windows, big utility room plus covered backyard patio. Formal entry to huge LR & open DR w/ great built-in cabinetry. GIANT island kitchen w/ loads of work space, nearby laundry room w/ newer washer/dryer. Adjacent family room for even MORE space. Master suite welcomes you with BIG corner walk-in closet, spa-like bath w/ garden tub, shower, two vanities. The space you wanted & then some! '||chr(10)||'Addendum - 26 x 58 Palm Harbor with 2BR/2BA

24. 1997-10-28
    soldstatus $68,000
25. 1988-02-01
    soldstatus $1,356,000

ⓘ 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: $2,101 · $175/mo
• Projected year-2 tax: $2,101 · $175/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 ≥105°F today · 24 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: $22,578
• − Mortgage interest: −$9,523
• − Property taxes: −$2,101
• − Insurance: −$850
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − HOA: −$900
• − Depreciation: −$4,945
• Taxable income: $646
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $3,132/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

-86.7% since first listed

11 events — show timeline

• 2026-05-12 Price Changed $180,000 SCMLS
• 2026-04-06 Price Changed $185,000 SCMLS
• 2026-03-25 Listed $190,000 Beaches MLS
• 2026-03-05 Price Changed $190,000 SCMLS
• 2026-02-20 Price Changed $195,000 SCMLS
• 2026-02-06 Listed $200,000 SCMLS
• 2010-11-05 Sold (Public Records) $67,000 Public Records
• 2010-10-12 Sold (MLS) $67,000 SCMLS
• 2010-03-25 Listed $74,300 SCMLS
• 1997-10-28 Sold (Public Records) $68,000 Public Records
• 1988-02-01 Sold (Public Records) $1,356,000 Public Records

Property tax history

+16.2%/yr

Latest (2025): $2,101 · +395.8% YoY. Source: county tax records.