212 Cleveland Way · Merritt Island, FL 32955

$85,000

1 bd · 2.0 ba · 401 sqft · Manufactured public records · 41 Days on market

Manufactured home Built 1983 3,049 sqft lot $210/mo HOA · 20% of rent

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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 +15.3/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +4.7/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Golf cart is included in the sale! Fully furnished, ready to move in. Fantastic community with outstanding amenitites in an ideal location. Come take a look.

Key facts

• Spacious yard
• Open floor plan
• 3,049 sq ft lot

Tags

• OPEN FLOOR PLAN
• WELL-EQUIPPED KITCHEN
• SPACIOUS YARD
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• Other: Lot approximately 0.07 acres; No private pool; Unfurnished
• HOA & community: Has association: Ameri-cana Resorts Co-op; Association fee $210 monthly

Exterior

• Parking: 2-car garage; Other parking features
• Utilities: Public sewer; Water available
• Home design: Triple wide mobile home; Faces northeast; Single-family use; Main entry level
• Construction: Vinyl siding
• Exterior features: Other exterior features

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 1 bedroom (located on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Has heating
• Interior features: Five total rooms; Vinyl and other flooring
• Laundry & utility: Unfurnished unit

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $32 ($379/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#441 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: amenities F, commute 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: Suntree Elementary School (math 80% / reading 80%, grade A+, #110 of 2,144 statewide, top 5%, 600 students, 23% FRL); Delaura Middle School (math 74% / reading 70%, grade A, #52 of 571 statewide, top 10%, 843 students, 21% FRL); Viera High School (math 58% / reading 71%, grade B-, #78 of 667 statewide, top 13%, 2,289 students, 15% FRL) — zoned schools average 19% FRL vs 43% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 72% at this address vs 55% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Brevard average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 323 active listings in the ZIP; solid renter incomes; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent is only 14% of the median local income ($86k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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 41 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 1.23% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.39×
• Total profit: $-14,555
• Equity at exit: $12,674

10-year hold

• IRR: -20.2%
• Equity multiple: 0.12×
• Total profit: $-20,877
• Equity at exit: $7,349

Cash invested: $23,800 (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 32955

• Home prices YoY: -20.7%
• Rents YoY: 0.1%
• Active inventory: 323
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,042 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$100 /mo · $1,203/yr
• Insurance: −$35
• HOA: −$210
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $32

Break-even live

Break-even rent $1,002

Max offer price $85,000

Occupancy floor 92%

Sensitivity live

Price	-10% $80	-5% $56	+0% $32	+5% $8	+10% $-17
Rent	-10% $-51	-5% $-10	+0% $32	+5% $73	+10% $114
Rate	-1.0pp $74	-0.5pp $53	base $32	+0.5pp $10	+1.0pp $-13

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $210 · $2,520/yr

Listing history 19 events

1. 2026-06-23
   days on market $85,000 Active 41 DOM
2. 2026-06-22
   days on market $85,000 Active 40 DOM
3. 2026-06-18
   days on market $85,000 Active 37 DOM
4. 2026-06-17
   days on market $85,000 Active 36 DOM
5. 2026-06-16
   days on market $85,000 Active 35 DOM
6. 2026-06-15
   days on market $85,000 Active 34 DOM
7. 2026-06-14
   days on market $85,000 Active 32 DOM
8. 2026-06-10
   days on market $85,000 Active 29 DOM
9. 2026-06-08
   days on market $85,000 Active 27 DOM
10. 2026-06-07
    days on market $85,000 Active 26 DOM
11. 2026-06-05
    days on market $85,000 Active 23 DOM
12. 2026-06-03
    days on market $85,000 Active 22 DOM
13. 2026-06-02
    days on market $85,000 Active 21 DOM
14. 2026-06-01
    days on market $85,000 Active 20 DOM
15. 2026-05-31
    days on market $85,000 Active 19 DOM
16. 2026-05-31
    days on market $85,000 Active 18 DOM
17. 2026-05-12
    listed $85,000 Active
18. 2018-07-26
    historical 157-char remark

    Show marketing remark (157 chars)

    Golf cart is included in the sale! Fully furnished, ready to move in. Fantastic community with outstanding amenitites in an ideal location. Come take a look.

19. 2010-08-12
    listed $46,000 157-char remark

    Show marketing remark (157 chars)

    Golf cart is included in the sale! Fully furnished, ready to move in. Fantastic community with outstanding amenitites in an ideal location. Come take a look.

ⓘ 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: $1,203 · $100/mo
• Projected year-2 tax: $1,203 · $100/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 ≥104°F today · 23 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: $12,501
• − Mortgage interest: −$4,761
• − Property taxes: −$1,203
• − Insurance: −$425
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − HOA: −$2,520
• − Depreciation: −$2,473
• Taxable loss: −$881
• Est. tax savings @ 24.0%: +$211
• After-tax cash flow: $590/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 — Merritt Island

• Score: 70/100
• State rank: #441
• US rank: #7878

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment A- Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brevard County · 602,871 people
• City population: 46,372
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 41,008
• Household income: $86,457
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1273.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 14% Hispanic / Latino 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Slovak 3% Romanian 2% Serbian 2%
• Foreign-born: 7% · Canada, Jamaica, Mexico
• Languages at home: 91% English-only · Spanish 5% 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: ▼ -81.70%
• Current HPI: 312.7435
• Rent YoY: ▲ 0.12%
• 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

+84.8% since first listed

3 events — show timeline

• 2026-05-12 Listed $85,000 SCMLS
• 2018-07-26 Listing Removed — SCMLS
• 2010-08-12 Listed $46,000 SCMLS

Property tax history

+5.2%/yr

Latest (2025): $1,203 · +11.1% YoY. Source: county tax records.