1212 Paurotis Dr · Micco, FL 32976

$164,500

2 bd · 2.0 ba · 828 sqft · Manufactured public records · 96 Days on market

Built 1984

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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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.7/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just a short walk to the golf course, this well-maintained home offers comfort and charm with metal roof in 2023 & inviting indoor-outdoor living spaces. Sliders lead to raised glass-enclosed porch, perfect for morning coffee plus a second enclosed side porch ideal for game nights & entertaining. Kitchen boasts of new S/S refrigerator in 2026. Dining room features built-in hutch, & remodeled bathroom showcases new W/ I shower and updated cabinetry. Water heater was also new in 2025. Experience the vibrant Barefoot Bay lifestyle with a clubhouse, three pools, pickleball courts, and shuffleboard.

Key facts

• Metal roof
• Built in hutch
• Remodeled bathroom

Tags

• METAL ROOF
• RAISED GLASS ENCLOSED PORCH
• SECOND ENCLOSED SIDE PORCH
• BUILT IN HUTCH
• REMODELED BATHROOM
• WALK IN SHOWER

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Association: BBRD; Association fees cover common areas, recreation facilities, reserve fund, and trash; Community amenities include clubhouse, pool, tennis courts, pickleball, shuffleboard, library, and billiard room

Exterior

• Parking: Assigned carport; 1 carport space
• Utilities: Public water; County sewer
• Home design: Manufactured home; Single-story; East-facing; Property has a view
• Construction: Metal roof
• Exterior features: Enclosed porch; Porch; Shed(s); Community pool (heated, electric heat)

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: Two bedrooms (approx. 10x10 and 11x11)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Window treatments; Sliding doors; Built-in features; Furnished
• Laundry & utility: Washer; Dryer; Laundry located outside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $164k.

Deal economics

• At list price, monthly cash flow is $-28 ($-330/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (4.3% below list).
• Recommended offer: $150k (9.0% 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 23d 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 $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 96 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $46k; list at $164k implies a 258% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $149,695 (9.0% 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 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.96% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.55%
• DSCR: 1.11
• GRM: 8.7

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-28,302
• Equity at exit: $24,527

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-26,469
• Equity at exit: $14,223

Cash invested: $46,060 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,574 high
• Mortgage (P&I): −$863
• Tax from tax record: −$215 /mo · $2,577/yr
• Insurance: −$69
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-28

Break-even live

Break-even rent $1,609

Max offer price $159,641

Occupancy floor 97%

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: $41,125
• Closing costs: $4,935
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1207 Marigold Dr Sebastian, FL	2.0	2.0	1104	$1,500	$1.36	23d	1	0.40mi
706 Hyacinth Cir Sebastian, FL	2.0	2.0	1062	$1,750	$1.65	23d	1	0.57mi
914 Pecan Cir Sebastian, FL	2.0	1.0	1000	$1,600	$1.60	23d	1	0.85mi
7629 Chasta Rd Sebastian, FL	2.0	2.0	958	$1,600	$1.67	23d	1	1.22mi
7597 Cedar Bark Rd Sebastian, FL	2.0	2.0	902	$1,700	$1.88	23d	1	1.25mi
410 Osprey Dr Sebastian, FL	2.0	1.5	672	$1,350	$2.01	23d	1	1.26mi
629 W Marlin Cir Unit NA Sebastian, FL	2.0	2.0	1104	$1,400	$1.27	14d	1	1.38mi

Listing history 17 events

1. 2026-06-18
   days on market $164,500 Active 96 DOM
2. 2026-06-17
   days on market $164,500 Active 95 DOM
3. 2026-06-16
   days on market $164,500 Active 94 DOM
4. 2026-06-15
   days on market $164,500 Active 93 DOM
5. 2026-06-14
   days on market $164,500 Active 91 DOM
6. 2026-06-10
   days on market $164,500 Active 88 DOM
7. 2026-06-08
   days on market $164,500 Active 86 DOM
8. 2026-06-07
   days on market $164,500 Active 85 DOM
9. 2026-06-05
   days on market $164,500 Active 82 DOM
10. 2026-06-03
    days on market $164,500 Active 81 DOM
11. 2026-06-02
    days on market $164,500 Active 80 DOM
12. 2026-06-01
    days on market $164,500 Active 79 DOM
13. 2026-05-31
    days on market $164,500 Active 78 DOM
14. 2026-05-31
    days on market $164,500 Active 77 DOM
15. 2026-03-14
    listed $164,500 Active
16. 2026-03-14
    listed $164,500 Active
17. 2002-05-21
    soldstatus $46,000

ⓘ 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: $2,577 · $215/mo
• Projected year-2 tax: $2,577 · $215/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 A · 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: $18,890
• − Mortgage interest: −$9,215
• − Property taxes: −$2,577
• − Insurance: −$2,325
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$4,785
• Taxable loss: −$3,034
• Est. tax savings @ 24.0%: +$728
• After-tax cash flow: $398/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

+257.6% since first listed

3 events — show timeline

• 2026-03-14 Listed $164,500 SCMLS
• 2026-03-14 Listed $164,500 RAIRCMLS
• 2002-05-21 Sold (Public Records) $46,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $2,577 · +3.0% YoY. Source: county tax records.