503 Seagull Dr · Micco, FL 32976

$172,000

2 bd · 2.0 ba · 1,339 sqft · Manufactured public records · 35 Days on market

Built 1986 3,920 sqft lot $84/mo HOA · 5% 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 +17.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• DSCR +5.4/10.0
• 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

CLOSE TO COMMUNITY CENTER ACTIVITIES, (2-BLOCKS), LAKE, SHOPPING AND MEDICAL OFFICES. WELL MAINTAINED 1986 HOME WITH CENTER ISLAND KITCHEN - WET BAR - INDOOR LAUNDRY - SPACIOUS, WIDE OPEN FLOOR PLAN, WITH VAULTED CEILINGS THROUGHOUT. !!!!!OVERSIZED LIVING ROOM AND KITCHEN AREA!!!!! UPDATED PLUMBING, NEWER LAMINATE FLOORING - NEWER A/C (2022), AND ROOF. DOUBLE WIDE DRIVE WAY FOR OFF STREET PARKING. OVERSIZED STORAGE SHED WITH WORK BENCH, - FOR ALL YOUR EXTRA HOBBIES. PET FREINDLY NETGHBORHOOD FOR WALKS WITH FAMILY AND FREINDS.

Key facts

• Wet bar
• Wide open floor plan
• Lake

Tags

• LAKE
• CENTER ISLAND KITCHEN
• WET BAR
• INDOOR LAUNDRY
• WIDE OPEN FLOOR PLAN
• VAULTED CEILINGS

Property features AI

Finance

• Other: Partially furnished
• HOA & community: Community association (Barefoot Bay Recreational Association); Annual association fee; Association amenities include basketball, beach access, clubhouse, golf course, maintained grounds, full-time management, pickleball, racquetball, RV/boat storage, shuffleboard, spa/hot tub, and tennis courts; Association fee includes grounds maintenance and trash; One-time association fee applies

Exterior

• Parking: Carport (1 space); Off-street parking
• Security: 24-hour security
• Utilities: 150 amp electric service (underground); Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured home; One story; Northeast facing
• Construction: Frame construction with vinyl siding; Shingle roof
• Exterior features: Porch (screened side porch); Shed(s); Workshop; Few trees on lot; Front sprinklers; Asphalt/paved city street frontage

Interior

• Kitchen: Convection oven; Dishwasher; Electric cooktop; Electric oven; Refrigerator; Kitchen island; Pantry; Breakfast bar; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Ceiling fans; Eat-in kitchen; Guest suite; His and hers closets; Kitchen island; Open floorplan; Pantry; Primary bathroom with shower (no tub); Vaulted ceilings; Walk-in closets; Wet bar
• Laundry & utility: In-unit laundry with washer and dryer hookups; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $172k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $167k (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, amenities F, commute 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.
• Zoned schools: Sunrise Elementary School (math 52% / reading 57%, grade C, #892 of 2,144 statewide, top 44%, 759 students, 58% FRL); Southwest Middle School (math 40% / reading 39%, grade F, #373 of 571 statewide, top 66%, 920 students, 58% FRL); Bayside High School (math 27% / reading 40%, grade F, #400 of 667 statewide, top 61%, 1,854 students, 51% FRL).
• Zoned-school proficiency averages 42% at this address vs 55% district-wide (-12 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: 185 active listings in the ZIP; 20 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 $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 35 days — a 3% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $166,840 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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. 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: 1.07% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 7.8

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-19,695
• Equity at exit: $25,646

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-6,312
• Equity at exit: $14,871

Cash invested: $48,160 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$902
• Tax from tax record: −$267 /mo · $3,209/yr
• Insurance: −$72
• HOA: −$84
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $127

Break-even live

Break-even rent $1,677

Max offer price $172,000

Occupancy floor 88%

Sensitivity live

Price	-10% $224	-5% $175	+0% $127	+5% $78	+10% $29
Rent	-10% $-19	-5% $54	+0% $127	+5% $199	+10% $272
Rate	-1.0pp $213	-0.5pp $170	base $127	+0.5pp $82	+1.0pp $37

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 Plover Dr Sebastian, FL	3.0	2.0	1200	$2,400	$2.00	24d	1	0.25mi
629 W Marlin Cir Unit NA Sebastian, FL	2.0	2.0	1104	$1,400	$1.27	14d	1	0.30mi
909 Sequoia St Sebastian, FL	2.0	2.0	1156	$1,845	$1.60	24d	1	0.42mi
7629 Chasta Rd Sebastian, FL	2.0	2.0	958	$1,600	$1.67	24d	1	0.51mi
7606 Cedar Bark Rd Sebastian, FL	2.0	2.0	1273	$1,800	$1.41	24d	1	0.51mi
7597 Cedar Bark Rd Sebastian, FL	2.0	2.0	902	$1,700	$1.88	24d	1	0.54mi
830 Lychee Dr Sebastian, FL	2.0	2.0	1269	$2,000	$1.58	24d	1	0.60mi
805 Beech Ct Sebastian, FL	2.0	2.0	1556	$1,995	$1.28	24d	1	0.63mi
914 Pecan Cir Sebastian, FL	2.0	1.0	1000	$1,600	$1.60	24d	1	0.74mi
7419 Tourmaline Dr Unit Annual Grant-Valkaria, FL	3.0	2.0	1676	$2,200	$1.31	24d	1	0.77mi
621 Hyacinth Cir Sebastian, FL	2.0	2.0	1324	$1,850	$1.40	24d	1	0.78mi
904 Red Bud Rd Sebastian, FL	3.0	2.0	1278	$1,500	$1.17	24d	1	0.83mi
702 Lark Dr Sebastian, FL	3.0	2.0	1296	$1,775	$1.37	24d	1	0.86mi
7349 Tourmaline Dr Grant, FL	3.0	2.0	1735	$2,200	$1.27	24d	1	0.86mi
706 Hyacinth Cir Sebastian, FL	2.0	2.0	1062	$1,750	$1.65	24d	1	0.92mi
8520 US Highway 1 Unit D5 Sebastian, FL	2.0	2.0	1533	$1,250	$0.82	14d	1	0.98mi
8520 US Highway 1 #10 Sebastian, FL	2.0	2.0	1091	$1,800	$1.65	24d	1	0.98mi
1207 Marigold Dr Sebastian, FL	2.0	2.0	1104	$1,500	$1.36	24d	1	1.02mi
7181 Blue Shore Rd Grant, FL	3.0	2.0	1598	$1,995	$1.25	24d	1	1.06mi
1112 Pocatella Dr Sebastian, FL	2.0	2.0	1370	$1,900	$1.39	24d	1	1.44mi

HOA detail

• Monthly dues: $84 · $1,008/yr

Listing history 15 events

1. 2026-06-18
   days on market $172,000 Active 35 DOM
2. 2026-06-17
   days on market $172,000 Active 34 DOM
3. 2026-06-16
   days on market $172,000 Active 33 DOM
4. 2026-06-15
   days on market $172,000 Active 32 DOM
5. 2026-06-14
   days on market $172,000 Active 30 DOM
6. 2026-06-10
   days on market $172,000 Active 27 DOM
7. 2026-06-08
   days on market $172,000 Active 25 DOM
8. 2026-06-07
   days on market $172,000 Active 24 DOM
9. 2026-06-05
   days on market $172,000 Active 21 DOM
10. 2026-06-03
    days on market $172,000 Active 20 DOM
11. 2026-06-02
    days on market $172,000 Active 19 DOM
12. 2026-06-01
    days on market $172,000 Active 18 DOM
13. 2026-05-31
    days on market $172,000 Active 17 DOM
14. 2026-05-31
    days on market $172,000 Active 16 DOM
15. 2026-05-13
    listed $172,000 Active

ⓘ 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: $3,209 · $267/mo
• Projected year-2 tax: $3,209 · $267/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $22,051
• − Mortgage interest: −$9,635
• − Property taxes: −$3,209
• − Insurance: −$860
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − HOA: −$1,008
• − Depreciation: −$5,004
• Taxable loss: −$1,192
• Est. tax savings @ 24.0%: +$286
• After-tax cash flow: $1,806/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

1 event — show timeline

• 2026-05-13 Listed $172,000 SCMLS

Property tax history

+21.2%/yr

Latest (2025): $3,209 · +2.4% YoY. Source: county tax records.