173 Holiday Park Blvd NE · Palm Bay, FL 32907

$170,000

2 bd · 2.0 ba · 828 sqft · Manufactured public records · 416 Days on market

Built 1977 4,791 sqft lot

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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 +12.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Schools +4.7/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new home in the sought after 55+ community of Port Malabar Holiday Park-a secure, 24 hour gated community in beautiful Palm Bay, Florida, just minutes from the Space Coast's top attractions. This double wide mobile home features 2 spacious bedrooms and 2 full baths, plus an enclosed bonus room under air-perfect for a home office, hobby room, or relaxing sunroom. This home is comes fully furnished and move-in ready. It is clean, tidy, and well maintained with lots of closet space. It has a carport and a utility room with a washer/dryer. Enjoy resort-style amenities: 2 community pools (one heated), clubhouse with Bingo, ice cream socials, and group activities. Cable and inter

Key facts

• Gated community
• Clubhouse
• Enclosed bonus room

Tags

• GATED COMMUNITY
• ENCLOSED BONUS ROOM
• FULLY FURNISHED
• RESORT STYLE AMENITIES
• COMMUNITY POOLS
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Homeowners association with annual fee ($5/year); Association fee covers grounds maintenance and security; Senior community

Exterior

• Parking: Attached carport; 1 carport space
• Security: 24-hour security; Security gate; Community security included in association
• Utilities: Public water; Sewer connected; Electricity connected; Cable available; Water connected
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding; Concrete perimeter foundation
• Exterior features: Lot approximately 0.11 acres; Gated community; Clubhouse; Community pool

Interior

• Kitchen: Refrigerator; Microwave; Electric oven; Electric cooktop
• Bedrooms: Total of 5 rooms (bedrooms and living areas included)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Washer/Dryer stacked; Washer; Dryer; Refrigerator; Microwave; Electric oven; Electric cooktop
• Laundry & utility: Laundry located in carport; Washer/Dryer stacked; Washer; Dryer

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 $-29 ($-352/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (1.7% below list).
• Recommended offer: $150k (12.0% 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: Lockmar Elementary School (math 45% / reading 53%, grade D, #1,134 of 2,144 statewide, top 54%, 583 students, 58% FRL); Southwest Middle School (math 40% / reading 39%, grade F, #373 of 571 statewide, top 66%, 920 students, 58% 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 60% FRL vs 43% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 40% at this address vs 55% district-wide (-15 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 750 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 416 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $170k implies a 580% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $149,600 (12.0% 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. It's been on market 416 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.93% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.31×
• Total profit: $-32,691
• Equity at exit: $25,348

10-year hold

• IRR: -19.2%
• Equity multiple: 0.08×
• Total profit: $-43,753
• 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 32907

• Home prices YoY: -10.1%
• Rents YoY: 0.9%
• Active inventory: 750
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$891
• Tax from tax record: −$387 /mo · $4,641/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-29

Break-even live

Break-even rent $1,708

Max offer price $164,822

Occupancy floor 97%

Sensitivity live

Price	-10% $67	-5% $19	+0% $-29	+5% $-77	+10% $-126
Rent	-10% $-161	-5% $-95	+0% $-29	+5% $37	+10% $103
Rate	-1.0pp $56	-0.5pp $14	base $-29	+0.5pp $-73	+1.0pp $-118

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 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Valor Dr SE Palm Bay, FL	1.0–2.0	1.0–2.0	901	$1,937	$2.15	16d	17	0.70mi
331 Holiday Park Blvd NE Palm Bay, FL	2.0	2.0	920	$1,350	$1.47	25d	1	0.74mi
84 San Filippo Dr SE Palm Bay, FL	1.0–3.0	1.0–2.0	1052	$1,702	$1.62	16d	30	1.00mi
2181 Agora Cir SE Unit 206 Palm Bay, FL	2.0	1.0	850	$1,395	$1.64	25d	1	1.04mi
2041 Agora Cir SE Unit 2041-3 Palm Bay, FL	2.0	1.5	1025	$1,450	$1.41	20d	1	1.23mi
1870 Agora Cir SE #202 Palm Bay, FL	2.0	1.0	875	$1,375	$1.57	25d	1	1.28mi
1884 Agora Cir SE Unit 203 Palm Bay, FL	2.0	1.0	875	$1,375	$1.57	25d	1	1.31mi
1635 Par St NE Unit 2103 Palm Bay, FL	2.0	2.0	1025	$2,100	$2.05	25d	1	1.33mi
1984 Agora Cir SE #104 Palm Bay, FL	2.0	2.0	784	$1,440	$1.84	16d	1	1.33mi
1605 Par St NE Unit 3102 Palm Bay, FL	2.0	2.0	1025	$2,100	$2.05	25d	1	1.35mi
1625 Par St NE Unit 1104 Palm Bay, FL	2.0	2.0	1025	$2,100	$2.05	25d	1	1.37mi
1625 Par St NE Unit 1107 Palm Bay, FL	2.0	2.0	1025	$1,875	$1.83	25d	1	1.37mi
440 Mercury Ave SE Apt E Palm Bay, FL	2.0	1.0	900	$1,250	$1.39	23d	1	1.38mi
1687 Avery Rd NE Palm Bay, FL	2.0	2.0	876	$1,800	$2.05	25d	1	1.39mi
1961 Convair St SE #102 Palm Bay, FL	1.0	1.0	650	$1,100	$1.69	25d	1	1.39mi
1698 Sunny Brook Ln NE Unit G109 Palm Bay, FL	1.0	1.0	658	$1,200	$1.82	20d	1	1.41mi
1895 Convair St SE Unit 2202 Palm Bay, FL	2.0	1.0	950	$1,300	$1.37	25d	1	1.42mi
1205 Jaslo St SE Palm Bay, FL	1.0–3.0	1.0–2.0	992	$1,888	$1.90	16d	8	1.43mi
499 Thor Ave SE #3 Palm Bay, FL	2.0	1.0	850	$1,275	$1.50	25d	1	1.45mi
484 Mercury Ave SE Palm Bay, FL	2.0	1.0	1000	$1,542	$1.54	20d	4	1.47mi
1656 Sunny Brook Ln NE Unit L102 Palm Bay, FL	3.0	2.0	914	$1,690	$1.85	23d	1	1.50mi

Listing history 22 events

1. 2026-06-22
   days on market $170,000 Active 416 DOM
2. 2026-06-18
   days on market $170,000 Active 413 DOM
3. 2026-06-17
   days on market $170,000 Active 412 DOM
4. 2026-06-16
   days on market $170,000 Active 411 DOM
5. 2026-06-15
   days on market $170,000 Active 410 DOM
6. 2026-06-14
   days on market $170,000 Active 408 DOM
7. 2026-06-10
   days on market $170,000 Active 405 DOM
8. 2026-06-08
   days on market $170,000 Active 403 DOM
9. 2026-06-07
   days on market $170,000 Active 402 DOM
10. 2026-06-05
    days on market $170,000 Active 399 DOM
11. 2026-06-03
    days on market $170,000 Active 398 DOM
12. 2026-06-02
    days on market $170,000 Active 397 DOM
13. 2026-06-01
    days on market $170,000 Active 396 DOM
14. 2026-05-31
    days on market $170,000 Active 395 DOM
15. 2026-05-31
    days on market $170,000 Active 394 DOM
16. 2026-04-17
    price $170,000
17. 2025-10-31
    historical
18. 2025-10-06
    price $180,000
19. 2025-06-15
    listed $194,500 Active
20. 2025-04-13
    listed $194,500 Active
21. 1986-06-01
    soldstatus $25,000
22. 1976-09-01
    soldstatus $10,000

ⓘ 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: $4,641 · $387/mo
• Projected year-2 tax: $4,641 · $387/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 2/10 Low
• 🌡 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: $20,047
• − Mortgage interest: −$9,523
• − Property taxes: −$4,641
• − Insurance: −$850
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$4,945
• Taxable loss: −$3,120
• Est. tax savings @ 24.0%: +$749
• After-tax cash flow: $397/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): 49,080
• Household income: $75,311
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 702.0

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 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 21% Black 15% Two or more races 14% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Cuban 2% Dominican 3%
• Common ancestry: Romanian 2% Lithuanian 2% Hispanic 2%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 77% English-only · Spanish 17% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -34.79%
• Current HPI: 308.9719
• Rent YoY: ▲ 0.93%
• 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

+1600.0% since first listed

7 events — show timeline

• 2026-04-17 Price Changed $170,000 Daytona MLS
• 2025-10-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $180,000 Daytona MLS
• 2025-06-15 Listed $194,500 Stellar MLS as Distributed by MLS Grid
• 2025-04-13 Listed $194,500 Daytona MLS
• 1986-06-01 Sold (Public Records) $25,000 Public Records
• 1976-09-01 Sold (Public Records) $10,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $4,641 · +71.3% YoY. Source: county tax records.