642 Periwinkle Cir · Micco, FL 32976

$124,900

2 bd · 2.0 ba · 966 sqft · Manufactured public records · 43 Days on market

Built 1986 $83/mo HOA · 5% 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 +25.0/30.0
• 1% rule +8.1/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 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

Home offers great potential and is ready for updating--ideal for buyers with vision. Features include a newer metal roof, well-maintained exterior and utility room, fully enclosed porch off carport for added living or hobby space. Walk to community pool and recreation center, with access to Barefoot Bay's many amenities, some of which are: 3 heated pools, clubhouse, cocktail lounge, tiki bar, golf course, restaurants, fishing pier. Drive to private beach access. A value opportunity in this golfcart community!

Key facts

• Metal roof
• Utility room
• Community pool

Tags

• METAL ROOF
• WELL MAINTAINED EXTERIOR
• UTILITY ROOM
• FULLY ENCLOSED PORCH
• COMMUNITY POOL
• RECREATION CENTER

Property features AI

Finance

• Financial info: Pets allowed with number limits
• HOA & community: Community: Barefoot Bay Recreation District; HOA fee about $83.43 per month; HOA covers common areas, insurance, recreation facilities, reserve fund and trash; Community amenities include clubhouse, billiard room, golf, tennis courts, pickleball, shuffleboard and pool

Exterior

• Parking: Driveway
• Utilities: Public water; County sewer
• Home design: Manufactured home; Single-story; Faces west; Has a view
• Construction: Metal roof
• Exterior features: Shed; Awning(s); Beach access; Community pool

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: Bedroom (12 x 11); Bedroom (14 x 10)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Partially furnished; Window treatments; High ceilings; Vinyl flooring
• Laundry & utility: Washer; Dryer; Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% 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; 7 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 $864 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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $57k; list at $125k implies a 119% 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; major 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 $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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: 1.31% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 6.3

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,894
• Equity at exit: $18,623

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $20,163
• Equity at exit: $10,799

Cash invested: $34,972 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,642 high
• Mortgage (P&I): −$655
• Tax from tax record: −$237 /mo · $2,844/yr
• Insurance: −$52
• HOA: −$83
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $270

Break-even live

Break-even rent $1,300

Max offer price $124,900

Occupancy floor 79%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Hyacinth Cir Sebastian, FL	2.0	2.0	1062	$1,750	$1.65	23d	1	0.11mi
1207 Marigold Dr Sebastian, FL	2.0	2.0	1104	$1,500	$1.36	23d	1	0.47mi
7629 Chasta Rd Sebastian, FL	2.0	2.0	958	$1,600	$1.67	23d	1	0.57mi
7597 Cedar Bark Rd Sebastian, FL	2.0	2.0	902	$1,700	$1.88	23d	1	0.60mi
410 Osprey Dr Sebastian, FL	2.0	1.5	672	$1,350	$2.01	23d	1	0.62mi
914 Pecan Cir Sebastian, FL	2.0	1.0	1000	$1,600	$1.60	23d	1	0.66mi
629 W Marlin Cir Unit NA Sebastian, FL	2.0	2.0	1104	$1,400	$1.27	14d	1	0.92mi

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-18
   days on market $124,900 Active 43 DOM
2. 2026-06-17
   days on market $124,900 Active 42 DOM
3. 2026-06-16
   days on market $124,900 Active 41 DOM
4. 2026-06-15
   days on market $124,900 Active 40 DOM
5. 2026-06-14
   pricestatusdays on market $124,900 Active 38 DOM
6. 2026-06-10
   days on market $129,900 Active Under Contract 35 DOM
7. 2026-06-08
   days on market $129,900 Active Under Contract 33 DOM
8. 2026-06-07
   days on market $129,900 Active Under Contract 32 DOM
9. 2026-06-05
   days on market $129,900 Active Under Contract 29 DOM
10. 2026-06-03
    days on market $129,900 Active Under Contract 28 DOM
11. 2026-06-03
    status $129,900 Active Under Contract 27 DOM
12. 2026-06-02
    days on market $129,900 Active 27 DOM
13. 2026-06-01
    days on market $129,900 Active 26 DOM
14. 2026-05-31
    days on market $129,900 Active 25 DOM
15. 2026-05-31
    days on market $129,900 Active 24 DOM
16. 2026-05-06
    listed $129,900 Active 514-char remark

    Show marketing remark (514 chars)

    Home offers great potential and is ready for updating--ideal for buyers with vision. Features include a newer metal roof, well-maintained exterior and utility room, fully enclosed porch off carport for added living or hobby space. Walk to community pool and recreation center, with access to Barefoot Bay's many amenities, some of which are: 3 heated pools, clubhouse, cocktail lounge, tiki bar, golf course, restaurants, fishing pier. Drive to private beach access. A value opportunity in this golfcart community!

17. 2026-05-06
    listed $129,900 Active

    Show marketing remark (514 chars)

    Home offers great potential and is ready for updating--ideal for buyers with vision. Features include a newer metal roof, well-maintained exterior and utility room, fully enclosed porch off carport for added living or hobby space. Walk to community pool and recreation center, with access to Barefoot Bay's many amenities, some of which are: 3 heated pools, clubhouse, cocktail lounge, tiki bar, golf course, restaurants, fishing pier. Drive to private beach access. A value opportunity in this golfcart community!

18. 2016-08-16
    historical 187-char remark

    Show marketing remark (187 chars)

    on lock box, call 772-664-3783 or 772-913-2266 for code. Light bright, furnished with household items. Ready to move into. Flower Section and great location near the pool and golf course.

19. 2015-08-21
    soldstatus $57,000
20. 2015-08-14
    soldstatus $57,000
21. 2015-08-14
    soldstatus $57,000
22. 2015-08-12
    listed $57,500
23. 2011-09-26
    listed $44,500 187-char remark

    Show marketing remark (187 chars)

    on lock box, call 772-664-3783 or 772-913-2266 for code. Light bright, furnished with household items. Ready to move into. Flower Section and great location near the pool and golf course.

24. 1987-07-01
    soldstatus $48,200

ⓘ 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: $2,844 · $237/mo
• Projected year-2 tax: $2,844 · $237/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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $19,707
• − Mortgage interest: −$6,996
• − Property taxes: −$2,844
• − Insurance: −$624
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − HOA: −$996
• − Depreciation: −$3,633
• Taxable income: $1,460
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $2,894/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

+169.5% since first listed

9 events — show timeline

• 2026-05-06 Listed $129,900 RAIRCMLS
• 2026-05-06 Listed $129,900 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2015-08-21 Sold (Public Records) $57,000 Public Records
• 2015-08-14 Sold (MLS) $57,000 RAIRCMLS
• 2015-08-14 Sold (MLS) $57,000 SCMLS
• 2015-08-12 Listed $57,500 SCMLS
• 2011-09-26 Listed $44,500 SCMLS
• 1987-07-01 Sold (Public Records) $48,200 Public Records

Property tax history

+21.6%/yr

Latest (2025): $2,844 · +3.4% YoY. Source: county tax records.