1945 Coco Plum St NE · Palm Bay, FL 32905

$129,000

2 bd · 2.0 ba · 879 sqft · Manufactured public records · 92 Days on market

Built 1983 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 +7.6/10.0
• 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 MLS

Entered for Comp Purposes only. Fixer upper.

Key facts

• Metal roof
• Updated kitchen
• Granite countertops

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• METAL ROOF
• DOUBLE-PANE WINDOWS
• FRESH INTERIOR PAINT

Property features AI

Finance

• Other: Pets allowed (cats and dogs allowed with number limit); Located in a senior community
• HOA & community: Palm Bay Colony association (voluntary $45 fee); Association amenities include clubhouse, fitness center, tennis courts, pickleball, and shuffleboard; Association fee includes grounds maintenance

Exterior

• Parking: Has carport (1 space); Other parking
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable available
• Home design: Manufactured home; Single-story; Faces west
• Construction: Frame construction with vinyl siding; Metal roof; Built as manufactured home
• Exterior features: Covered patio/porch; Glass-enclosed porch; Side porch; Back yard fencing; Chain link fence; Fenced yard; No private pool

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Ceiling fan(s); Eat-in kitchen; Open floorplan; Primary bathroom with shower (no tub)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $117k (9.0% 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); 321 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 35% 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 $892 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 20y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $129k implies a 135% 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 $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.26% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.94%
• DSCR: 1.75
• GRM: 6.6

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: 5.0%
• Equity multiple: 1.19×
• Total profit: $6,764
• Equity at exit: $19,234

10-year hold

• IRR: 11.7%
• Equity multiple: 1.81×
• Total profit: $29,105
• Equity at exit: $11,154

Cash invested: $36,120 (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: 321
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$676
• Tax from tax record: −$44 /mo · $533/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $510

Break-even live

Break-even rent $981

Max offer price $129,000

Occupancy floor 64%

Sensitivity live

Price	-10% $583	-5% $546	+0% $510	+5% $473	+10% $437
Rent	-10% $382	-5% $446	+0% $510	+5% $574	+10% $638
Rate	-1.0pp $575	-0.5pp $543	base $510	+0.5pp $477	+1.0pp $443

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2399 Coconut Palm Dr NE Palm Bay, FL	2.0	2.0	968	$1,795	$1.85	24d	1	0.09mi
2361 Commerce Park Dr NE Palm Bay, FL	1.0–3.0	1.0–2.0	1106	$1,902	$1.72	15d	47	0.21mi
2331 Commerce Park Dr NE Palm Bay, FL	1.0–3.0	1.0–2.0	1094	$1,736	$1.59	15d	33	0.30mi
2522 Amberly Rd NE Palm Bay, FL	2.0	1.0	672	$1,300	$1.93	24d	1	0.34mi
2155 Robert J Conlan Blvd NE Palm Bay, FL	1.0–3.0	1.0–2.0	1093	$1,740	$1.59	15d	20	0.44mi
1700 Woodlake Dr NE Palm Bay, FL	1.0–2.0	1.0–2.0	875	$1,500	$1.71	24d	12	0.78mi
2643B Kingswood Dr NE Palm Bay, FL	3.0	1.0	1000	$1,650	$1.65	20d	1	0.84mi
1630 Bottlebrush Dr Palm Bay, FL	2.0	1.0	600	$1,495	$2.49	24d	1	0.90mi
4001 Pinewood Dr NE Palm Bay, FL	2.0	2.0	1036	$1,269	$1.22	24d	5	1.02mi
1880 Mogra Cir NE Palm Bay, FL	2.0–3.0	2.0	1090	$1,382	$1.27	15d	6	1.07mi
3016 Pinewood Dr NE Palm Bay, FL	1.0–2.0	1.0	800	$1,103	$1.38	24d	1	1.10mi
4315 S Babcock St Melbourne, FL	1.0–3.0	1.0–2.0	996	$1,738	$1.74	14d	15	1.22mi
1635 Monterey Dr NE Palm Bay, FL	1.0	1.0	581	$1,276	$2.20	15d	22	1.32mi
3008 Hanson Ave Melbourne, FL	1.0	1.0	840	$1,125	$1.34	24d	1	1.39mi
3595 Misty Oak Dr Melbourne, FL	1.0–2.0	1.0–2.0	747	$1,550	$2.07	14d	6	1.41mi
248 E University Blvd Melbourne, FL	1.0–2.0	1.0	720	$1,449	$2.01	15d	5	1.47mi
2700 Carlson Cir Melbourne, FL	1.0–2.0	1.0–2.0	879	$1,242	$1.41	24d	1	1.48mi
3151 S Babcock St Melbourne, FL	1.0–2.0	1.0–2.0	807	$1,595	$1.98	15d	10	1.49mi

Listing history 38 events

1. 2026-05-31
   statusdays on market $129,000 Pending 92 DOM
2. 2026-05-22
   price $129,000
3. 2026-04-29
   status Active
4. 2026-04-19
   status Pending
5. 2026-04-17
   price $139,000
6. 2026-02-17
   listed $149,000 Active
7. 2025-12-09
   soldstatus $55,000
8. 2025-12-08
   soldstatus $55,000 44-char remark

   Show marketing remark (44 chars)

   Entered for Comp Purposes only. Fixer upper.

9. 2025-12-08
   listed $55,000 44-char remark

   Show marketing remark (44 chars)

   Entered for Comp Purposes only. Fixer upper.

10. 2023-04-24
    soldstatus $160,000 Closed 1-char remark

    Show marketing remark (1 chars)

    .

11. 2023-04-24
    soldstatus $160,000

    Show marketing remark (1 chars)

    .

12. 2023-02-13
    historical Backups 1-char remark

    Show marketing remark (1 chars)

    .

13. 2023-02-04
    status Active 1-char remark

    Show marketing remark (1 chars)

    .

14. 2023-02-02
    historical Backups 1-char remark

    Show marketing remark (1 chars)

    .

15. 2023-01-14
    status Pending 1-char remark

    Show marketing remark (1 chars)

    .

16. 2023-01-07
    price $163,000 1-char remark

    Show marketing remark (1 chars)

    .

17. 2022-12-18
    price $167,900 1-char remark

    Show marketing remark (1 chars)

    .

18. 2022-11-29
    price $170,000 1-char remark

    Show marketing remark (1 chars)

    .

19. 2022-11-20
    listed $173,000 Active 1-char remark

    Show marketing remark (1 chars)

    .

20. 2021-07-27
    soldstatus $112,500 Closed
21. 2021-06-11
    historical Contingent
22. 2021-06-10
    status Active
23. 2021-05-16
    historical Contingent
24. 2021-05-07
    listed $115,000 Active
25. 2016-08-16
    historical
26. 2016-08-16
    historical
27. 2016-08-16
    historical
28. 2016-08-16
    historical
29. 2009-08-26
    soldstatus $18,500
30. 2009-06-15
    listed $28,500
31. 2007-10-08
    listed $59,000
32. 2007-02-27
    soldstatus $54,000
33. 2007-01-02
    listed $58,800
34. 2006-09-01
    listed $63,800
35. 2006-03-09
    listed $68,800
36. 1994-01-03
    soldstatus $41,000
37. 1992-04-01
    soldstatus $38,000
38. 1983-12-01
    soldstatus $45,600

ⓘ 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: $533 · $44/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$538/yr (+$45/mo · 100.8%)

ⓘ 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 2/10 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: $19,514
• − Mortgage interest: −$7,226
• − Property taxes: −$533
• − Insurance: −$645
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$3,753
• Taxable income: $4,235
• Est. tax owed @ 24.0%: −$1,016
• After-tax cash flow: $5,103/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

+182.9% since first listed

37 events — show timeline

• 2026-05-22 Price Changed $129,000 SCMLS
• 2026-04-29 Relisted — SCMLS
• 2026-04-19 Pending — SCMLS
• 2026-04-17 Price Changed $139,000 SCMLS
• 2026-02-17 Listed $149,000 SCMLS
• 2025-12-09 Sold (Public Records) $55,000 Public Records
• 2025-12-08 Listed $55,000 SCMLS
• 2025-12-08 Sold (MLS) $55,000 SCMLS
• 2023-04-24 Sold (Public Records) $160,000 Public Records
• 2023-04-24 Sold (MLS) $160,000 SCMLS
• 2023-02-13 Contingent — SCMLS
• 2023-02-04 Relisted — SCMLS
• 2023-02-02 Contingent — SCMLS
• 2023-01-14 Pending — SCMLS
• 2023-01-07 Price Changed $163,000 SCMLS
• 2022-12-18 Price Changed $167,900 SCMLS
• 2022-11-29 Price Changed $170,000 SCMLS
• 2022-11-20 Listed $173,000 SCMLS
• 2021-07-27 Sold (MLS) $112,500 SCMLS
• 2021-06-11 Contingent — SCMLS
• 2021-06-10 Relisted — SCMLS
• 2021-05-16 Contingent — SCMLS
• 2021-05-07 Listed $115,000 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2009-08-26 Sold (MLS) $18,500 SCMLS
• 2009-06-15 Listed $28,500 SCMLS
• 2007-10-08 Listed $59,000 SCMLS
• 2007-02-27 Sold (Public Records) $54,000 Public Records
• 2007-01-02 Listed $58,800 SCMLS
• 2006-09-01 Listed $63,800 SCMLS
• 2006-03-09 Listed $68,800 SCMLS
• 1994-01-03 Sold (Public Records) $41,000 Public Records
• 1992-04-01 Sold (Public Records) $38,000 Public Records
• 1983-12-01 Sold (Public Records) $45,600 Public Records

Property tax history

-1.7%/yr

Latest (2025): $533 · +2.2% YoY. Source: county tax records.