1818 Big Cypress St NE · Palm Bay, FL 32905

$160,000

3 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 36 Days on market

Built 1977 4,792 sqft lot $45/mo HOA · 3% of rent

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.9/10.0
• 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

This Charming 2-bedroom, 2-bath manufactured home in the 55+ community of Palm Bay Colony Club offers a Desirable split floor plan with Added privacy between bedrooms. The Open living area flows into a Well-Appointed kitchen featuring a Spacious pantry, Ample cabinetry, and Generous counter space--perfect for everyday living and entertaining. Enjoy the convenience of an Attached one-car garage providing Secure parking and Extra storage. With Reliable city water and sewer, plus the Valuable benefit of owning your own land, this home delivers both comfort and peace of mind.

Key facts

• 4,792 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Lot about 0.11 acre (approximately 50 x 100); Road surface: Other
• Financial info: Total monthly fees shown as $45; total annual fees $540
• HOA & community: Palm Bay Colony Homeowners Inc. HOA with $45 monthly fee; Community amenities include clubhouse and pool; Senior community; Pets allowed

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available
• Home design: Manufactured home (Double wide); Residential property; One-story; East-facing
• Construction: Vinyl siding and wood siding; Other construction materials; Other roof type; Other foundation details; Built as a double wide manufactured home
• Exterior features: Shed(s); Other exterior features

Interior

• Kitchen: Microwave, Range, Refrigerator
• Bedrooms: 2 bedrooms (single-story)
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; Tile and wood flooring; Microwave, Range, Refrigerator
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% 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: schools C-, employment D+, 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: Rents soft (-0.5%/yr); 321 active listings in the ZIP; 22 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 37% 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 $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 36 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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.

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 $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.09% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 7.7

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: -10.8%
• Equity multiple: 0.62×
• Total profit: $-17,114
• Equity at exit: $23,857

10-year hold

• IRR: -6.7%
• Equity multiple: 0.63×
• Total profit: $-16,545
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$839
• Tax from tax record: −$207 /mo · $2,490/yr
• Insurance: −$67
• HOA: −$45
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $218

Break-even live

Break-even rent $1,466

Max offer price $160,000

Occupancy floor 83%

Sensitivity live

Price	-10% $308	-5% $263	+0% $218	+5% $172	+10% $127
Rent	-10% $80	-5% $149	+0% $218	+5% $286	+10% $355
Rate	-1.0pp $298	-0.5pp $258	base $218	+0.5pp $176	+1.0pp $134

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1894 Coco Plum St NE Palm Bay, FL	2.0	2.0	1188	$1,200	$1.01	19d	1	0.20mi
1924 Seagrape St NE Palm Bay, FL	2.0	2.0	1206	$1,575	$1.31	15d	1	0.22mi
2399 Coconut Palm Dr NE Palm Bay, FL	2.0	2.0	968	$1,795	$1.85	24d	1	0.35mi
2361 Commerce Park Dr NE Palm Bay, FL	1.0–3.0	1.0–2.0	1106	$2,255	$2.04	14d	47	0.45mi
2155 Robert J Conlan Blvd NE Palm Bay, FL	1.0–3.0	1.0–2.0	1093	$2,022	$1.85	14d	20	0.58mi
2331 Commerce Park Dr NE Palm Bay, FL	1.0–3.0	1.0–2.0	1094	$2,024	$1.85	14d	33	0.58mi
1700 Woodlake Dr NE Palm Bay, FL	1.0–2.0	1.0–2.0	875	$1,500	$1.71	24d	12	0.60mi
3711 Vista Oaks Cir NE Palm Bay, FL	2.0	1.5	1236	$1,500	$1.21	22d	1	0.68mi
2154 Henry St NE Palm Bay, FL	4.0	1.5	1020	$1,850	$1.81	24d	1	0.69mi
520 Benton Dr Melbourne, FL	3.0	2.0	1281	$1,850	$1.44	24d	1	0.71mi
1630 Bottlebrush Dr Palm Bay, FL	2.0	1.0	600	$1,495	$2.49	24d	1	0.75mi
342 Crown Blvd Melbourne, FL	3.0	2.0	1224	$1,900	$1.55	24d	1	0.91mi
4001 Pinewood Dr NE Palm Bay, FL	2.0	2.0	1036	$1,269	$1.22	24d	5	0.93mi
3016 Pinewood Dr NE Palm Bay, FL	1.0–2.0	1.0	800	$1,103	$1.38	24d	1	1.01mi
2643B Kingswood Dr NE Palm Bay, FL	3.0	1.0	1000	$1,650	$1.65	19d	1	1.03mi
1880 Mogra Cir NE Palm Bay, FL	2.0–3.0	2.0	1090	$1,899	$1.74	15d	6	1.03mi
2168 Tarrytown Ln NE Palm Bay, FL	3.0	2.0	1281	$1,775	$1.39	15d	1	1.04mi
1300 Arlington Ln NE #125 Palm Bay, FL	2.0	2.5	1140	$1,500	$1.32	19d	1	1.07mi
2106 Tarrytown Ln NE Palm Bay, FL	3.0	2.0	1281	$1,900	$1.48	15d	1	1.07mi
4315 S Babcock St Melbourne, FL	1.0–3.0	1.0–2.0	996	$2,026	$2.03	14d	15	1.25mi
3104 Swift St Melbourne, FL	3.0	1.0	1379	$1,750	$1.27	24d	1	1.32mi
1051 Clearmont St NE Unit 202 Palm Bay, FL	2.0	2.0	993	$1,480	$1.49	19d	1	1.43mi

HOA detail

• Monthly dues: $45 · $540/yr
• Likely covers: watersewer

Listing history 35 events

1. 2026-06-18
   days on market $160,000 Active 36 DOM
2. 2026-06-17
   days on market $160,000 Active 35 DOM
3. 2026-06-16
   days on market $160,000 Active 34 DOM
4. 2026-06-15
   days on market $160,000 Active 33 DOM
5. 2026-06-14
   days on market $160,000 Active 31 DOM
6. 2026-06-10
   days on market $160,000 Active 28 DOM
7. 2026-06-08
   days on market $160,000 Active 26 DOM
8. 2026-06-07
   days on market $160,000 Active 25 DOM
9. 2026-06-05
   days on market $160,000 Active 22 DOM
10. 2026-06-03
    days on market $160,000 Active 21 DOM
11. 2026-06-02
    days on market $160,000 Active 20 DOM
12. 2026-06-01
    days on market $160,000 Active 19 DOM
13. 2026-05-31
    days on market $160,000 Active 18 DOM
14. 2026-05-31
    days on market $160,000 Active 17 DOM
15. 2026-05-13
    status Active

    Show marketing remark (578 chars)

    This Charming 2-bedroom, 2-bath manufactured home in the 55+ community of Palm Bay Colony Club offers a Desirable split floor plan with Added privacy between bedrooms. The Open living area flows into a Well-Appointed kitchen featuring a Spacious pantry, Ample cabinetry, and Generous counter space--perfect for everyday living and entertaining. Enjoy the convenience of an Attached one-car garage providing Secure parking and Extra storage. With Reliable city water and sewer, plus the Valuable benefit of owning your own land, this home delivers both comfort and peace of mind.

16. 2026-05-13
    listed $160,000 Active 578-char remark

    Show marketing remark (578 chars)

    This Charming 2-bedroom, 2-bath manufactured home in the 55+ community of Palm Bay Colony Club offers a Desirable split floor plan with Added privacy between bedrooms. The Open living area flows into a Well-Appointed kitchen featuring a Spacious pantry, Ample cabinetry, and Generous counter space--perfect for everyday living and entertaining. Enjoy the convenience of an Attached one-car garage providing Secure parking and Extra storage. With Reliable city water and sewer, plus the Valuable benefit of owning your own land, this home delivers both comfort and peace of mind.

17. 2026-05-11
    historical
18. 2026-05-06
    listed $160,000
19. 2025-12-09
    historical 483-char remark

    Show marketing remark (483 chars)

    This charming 2 bedroom, 2 bath manufactured home located in the 55+ community of Palm Bay Colony Club features a desirable split floor plan, offering added privacy between bedrooms. The open living area connects seamlessly to the kitchen which boasts a pantry, ample cabinets and plenty of counter space. An attached one car garage provides convenient parking and extra storage. Home is on city water and sewer and you own your own land. This home is ready to welcome its new owner!

20. 2025-10-11
    price $159,500 483-char remark

    Show marketing remark (483 chars)

    This charming 2 bedroom, 2 bath manufactured home located in the 55+ community of Palm Bay Colony Club features a desirable split floor plan, offering added privacy between bedrooms. The open living area connects seamlessly to the kitchen which boasts a pantry, ample cabinets and plenty of counter space. An attached one car garage provides convenient parking and extra storage. Home is on city water and sewer and you own your own land. This home is ready to welcome its new owner!

21. 2025-09-02
    price $165,900 483-char remark

    Show marketing remark (483 chars)

    This charming 2 bedroom, 2 bath manufactured home located in the 55+ community of Palm Bay Colony Club features a desirable split floor plan, offering added privacy between bedrooms. The open living area connects seamlessly to the kitchen which boasts a pantry, ample cabinets and plenty of counter space. An attached one car garage provides convenient parking and extra storage. Home is on city water and sewer and you own your own land. This home is ready to welcome its new owner!

22. 2025-09-01
    price $170,000 483-char remark

    Show marketing remark (483 chars)

    This charming 2 bedroom, 2 bath manufactured home located in the 55+ community of Palm Bay Colony Club features a desirable split floor plan, offering added privacy between bedrooms. The open living area connects seamlessly to the kitchen which boasts a pantry, ample cabinets and plenty of counter space. An attached one car garage provides convenient parking and extra storage. Home is on city water and sewer and you own your own land. This home is ready to welcome its new owner!

23. 2025-09-01
    price $165,900 483-char remark

    Show marketing remark (483 chars)

    This charming 2 bedroom, 2 bath manufactured home located in the 55+ community of Palm Bay Colony Club features a desirable split floor plan, offering added privacy between bedrooms. The open living area connects seamlessly to the kitchen which boasts a pantry, ample cabinets and plenty of counter space. An attached one car garage provides convenient parking and extra storage. Home is on city water and sewer and you own your own land. This home is ready to welcome its new owner!

24. 2025-06-23
    listed $170,000 Active 483-char remark

    Show marketing remark (483 chars)

    This charming 2 bedroom, 2 bath manufactured home located in the 55+ community of Palm Bay Colony Club features a desirable split floor plan, offering added privacy between bedrooms. The open living area connects seamlessly to the kitchen which boasts a pantry, ample cabinets and plenty of counter space. An attached one car garage provides convenient parking and extra storage. Home is on city water and sewer and you own your own land. This home is ready to welcome its new owner!

25. 2021-07-30
    soldstatus $155,000
26. 2021-07-23
    soldstatus $155,000 Closed
27. 2021-06-14
    historical Contingent
28. 2021-06-09
    listed $153,000 Active
29. 2016-08-16
    historical
30. 2014-04-01
    historical
31. 2013-12-16
    listed $48,000
32. 2008-04-08
    listed $78,500
33. 1990-02-01
    soldstatus $43,000
34. 1980-05-01
    soldstatus $35,000
35. 1977-12-01
    soldstatus $27,000

ⓘ 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: $2,490 · $207/mo
• Projected year-2 tax: $2,490 · $207/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 1/10 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: $20,898
• − Mortgage interest: −$8,962
• − Property taxes: −$2,490
• − Insurance: −$800
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − HOA: −$540
• − Depreciation: −$4,655
• Taxable income: $107
• Est. tax owed @ 24.0%: −$26
• After-tax cash flow: $2,585/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

+492.6% since first listed

21 events — show timeline

• 2026-05-13 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-05-13 Listed $160,000 SCMLS
• 2026-05-11 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2026-05-06 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-09 Listing Removed — SCMLS
• 2025-10-11 Price Changed $159,500 SCMLS
• 2025-09-02 Price Changed $165,900 SCMLS
• 2025-09-01 Price Changed $170,000 SCMLS
• 2025-09-01 Price Changed $165,900 SCMLS
• 2025-06-23 Listed $170,000 SCMLS
• 2021-07-30 Sold (Public Records) $155,000 Public Records
• 2021-07-23 Sold (MLS) $155,000 SCMLS
• 2021-06-14 Contingent — SCMLS
• 2021-06-09 Listed $153,000 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2014-04-01 Listing Removed — SCMLS
• 2013-12-16 Listed $48,000 SCMLS
• 2008-04-08 Listed $78,500 SCMLS
• 1990-02-01 Sold (Public Records) $43,000 Public Records
• 1980-05-01 Sold (Public Records) $35,000 Public Records
• 1977-12-01 Sold (Public Records) $27,000 Public Records

Property tax history

+41.0%/yr

Latest (2025): $2,490 · -7.8% YoY. Source: county tax records.