451 Egret Cir · Micco, FL 32976

$174,900

2 bd · 2.0 ba · 1,071 sqft · Manufactured public records · 189 Days on market

Built 1988 3,920 sqft lot

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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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.5/10.0
• 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

Move in Ready, Fully Remodeled, Perimeter lot home in the renowned Barefoot Bay community. Recent Updates Include; Metal Roof, Stainless Appliances, New Plumbing, Flooring, Remodeled Bathrooms & Kitchen, New HVAC, interior paint & Enclosed porch. Move in and enjoy the active, amenity filled lifestyle Barefoot Bay offers.

Key facts

• Perimeter lot
• Metal roof
• New plumbing

Tags

• PERIMETER LOT
• METAL ROOF
• STAINLESS APPLIANCES
• NEW PLUMBING
• REMODELED BATHROOMS
• REMODELED KITCHEN

Property features AI

Finance

• Financial info: Pets allowed (breed restrictions and number limit may apply)
• HOA & community: Association: BBRD; Association covers common areas, recreation facilities, reserve fund, and trash; Community amenities include clubhouse, pool, tennis and pickleball courts, shuffleboard, billiard room, and trails/paths

Exterior

• Parking: Assigned parking; Carport (1 space); Driveway
• Utilities: Public water; County sewer
• Home design: Single-story manufactured home; Faces west; Has a view
• Construction: Manufactured construction; Metal roof
• Exterior features: Enclosed porch; Porch; Shed(s); Beach access; Paved road

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Electric water heater
• Bedrooms: Two bedrooms (12x11 and 13x13)
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Single-hung windows; Walk-in closet(s); Unfurnished
• Laundry & utility: Washer and dryer; Laundry area located outside; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 189 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $175k implies a 150% 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.05% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.92%
• DSCR: 1.22
• GRM: 8.0

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-15,495
• Equity at exit: $26,078

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $3,188
• Equity at exit: $15,122

Cash invested: $48,972 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,830 high
• Mortgage (P&I): −$917
• Tax from tax record: −$255 /mo · $3,061/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $201

Break-even live

Break-even rent $1,576

Max offer price $174,900

Occupancy floor 84%

Sensitivity live

Price	-10% $300	-5% $250	+0% $201	+5% $151	+10% $102
Rent	-10% $56	-5% $129	+0% $201	+5% $273	+10% $346
Rate	-1.0pp $289	-0.5pp $245	base $201	+0.5pp $156	+1.0pp $109

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	0.22mi
629 W Marlin Cir Unit NA Sebastian, FL	2.0	2.0	1104	$1,400	$1.27	15d	1	0.45mi
7606 Cedar Bark Rd Sebastian, FL	2.0	2.0	1273	$1,800	$1.41	24d	1	0.50mi
7629 Chasta Rd Sebastian, FL	2.0	2.0	958	$1,600	$1.67	24d	1	0.50mi
7597 Cedar Bark Rd Sebastian, FL	2.0	2.0	902	$1,700	$1.88	24d	1	0.52mi
909 Sequoia St Sebastian, FL	2.0	2.0	1156	$1,845	$1.60	24d	1	0.59mi
830 Lychee Dr Sebastian, FL	2.0	2.0	1269	$2,000	$1.58	24d	1	0.67mi
8520 US Highway 1 #10 Sebastian, FL	2.0	2.0	1091	$1,800	$1.65	24d	1	0.85mi
621 Hyacinth Cir Sebastian, FL	2.0	2.0	1324	$1,850	$1.40	24d	1	0.90mi
914 Pecan Cir Sebastian, FL	2.0	1.0	1000	$1,600	$1.60	24d	1	0.93mi
904 Red Bud Rd Sebastian, FL	3.0	2.0	1278	$1,500	$1.17	24d	1	0.97mi
706 Hyacinth Cir Sebastian, FL	2.0	2.0	1062	$1,750	$1.65	24d	1	1.03mi
702 Lark Dr Sebastian, FL	3.0	2.0	1296	$1,775	$1.37	24d	1	1.04mi
1207 Marigold Dr Sebastian, FL	2.0	2.0	1104	$1,500	$1.36	24d	1	1.18mi

Listing history 16 events

1. 2026-05-31
   days on market $174,900 Active 189 DOM
2. 2026-05-31
   days on market $174,900 Active 188 DOM
3. 2026-02-06
   price $174,900
4. 2026-02-06
   price $174,900
5. 2026-02-06
   price $174,900
6. 2025-11-23
   listed $189,900 Active
7. 2025-11-22
   listed $189,900 Active
8. 2023-05-03
   soldstatus $70,000
9. 2023-05-02
   soldstatus $70,000 Closed
10. 2023-04-14
    historical Contingent
11. 2023-04-12
    status Active
12. 2023-04-02
    historical Contingent
13. 2023-04-01
    listed $75,000 Active
14. 2011-01-31
    soldstatus $45,900
15. 2001-03-21
    soldstatus $45,000
16. 1988-08-01
    soldstatus $60,600

ⓘ 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: $3,061 · $255/mo
• Projected year-2 tax: $3,061 · $255/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 4/10 Moderate
• 🌡 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: $21,965
• − Mortgage interest: −$9,797
• − Property taxes: −$3,061
• − Insurance: −$874
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$5,088
• Taxable loss: −$370
• Est. tax savings @ 24.0%: +$89
• After-tax cash flow: $2,500/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

+188.6% since first listed

14 events — show timeline

• 2026-02-06 Price Changed $174,900 Beaches MLS
• 2026-02-06 Price Changed $174,900 SCMLS
• 2026-02-06 Price Changed $174,900 RAIRCMLS
• 2025-11-23 Listed $189,900 SCMLS
• 2025-11-22 Listed $189,900 RAIRCMLS
• 2023-05-03 Sold (Public Records) $70,000 Public Records
• 2023-05-02 Sold (MLS) $70,000 SCMLS
• 2023-04-14 Contingent — SCMLS
• 2023-04-12 Relisted — SCMLS
• 2023-04-02 Contingent — SCMLS
• 2023-04-01 Listed $75,000 SCMLS
• 2011-01-31 Sold (Public Records) $45,900 Public Records
• 2001-03-21 Sold (Public Records) $45,000 Public Records
• 1988-08-01 Sold (Public Records) $60,600 Public Records

Property tax history

+11.4%/yr

Latest (2025): $3,061 · +0.0% YoY. Source: county tax records.