209 Liberty Ln · Melbourne Beach, FL 32951

$215,000

2 bd · 1.0 ba · 440 sqft · Manufactured public records · 4 Days on market

Built 1970 871 sqft lot $325/mo HOA · 15% 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 +13.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Schools +4.7/10.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

YOUR COZY BEACHSIDE ESCAPE AWAITS! Discover the ultimate coastal lifestyle at 209 Liberty Lane, located in the highly sought-after, active ocean-to-river community of A1A Condo Park. This 2-bed, 2-bath, furnished, manufactured getaway is the perfect beachside retreat, low-maintenance second home, or seasonal escape. Enjoy a vibrant golf-cart community complete with private beach access, a refreshing community pool, a lively clubhouse, and shuffleboard courts. Just steps from the sand, local seaside dining, and top-rated Gemini Elementary, this property delivers the ideal mix of relaxation and community convenience. Pack your flip-flops--your affordable piece of paradise is ready!

Key facts

• Shuffleboard courts
• Community pool
• Private beach access

Tags

• PRIVATE BEACH ACCESS
• COMMUNITY POOL
• LIVELY CLUBHOUSE
• SHUFFLEBOARD COURTS
• TOP-RATED GEMINI ELEMENTARY

Property features AI

Finance

• HOA & community: Association with monthly fee of $325; Association amenities include beach access, clubhouse, laundry, grounds maintenance, cable TV, and water; Association fee covers cable TV, grounds maintenance, and water

Exterior

• Parking: Additional off-street parking
• Utilities: Public sewer; Cable available; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured home; Faces north
• Construction: Frame construction with vinyl siding
• Exterior features: Few trees on the lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning; Electric cooling
• Interior features: Furnished; Awning-covered patio or porch; Deck; Gazebo on the property
• Laundry & utility: Stacked washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $15 ($181/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (1.1% below list).
• Recommended offer: $213k (1.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#249 in FL, #3,935 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, employment B+; Watch: amenities F, commute F, cost of living 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: Gemini Elementary School (math 80% / reading 79%, grade A, #116 of 2,144 statewide, top 6%, 468 students, 20% FRL); Herbert C. Hoover Middle School (math 67% / reading 64%, grade A-, #95 of 571 statewide, top 17%, 506 students, 38% FRL); Melbourne Senior High School (math 43% / reading 57%, grade D+, #175 of 667 statewide, top 27%, 2,249 students, 31% FRL).
• Market conditions: 218 active listings in the ZIP; solid renter incomes; 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 $6k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $14k; list at $215k implies a 1383% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,571 (1.1% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-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: 0.99% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 8.4

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-33,737
• Equity at exit: $32,057

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-27,566
• Equity at exit: $18,589

Cash invested: $60,200 (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 32951

• Active inventory: 218
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,126 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$122 /mo · $1,466/yr
• Insurance: −$90
• HOA: −$325
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $15

Break-even live

Break-even rent $2,107

Max offer price $215,000

Occupancy floor 94%

Sensitivity live

Price	-10% $137	-5% $76	+0% $15	+5% $-46	+10% $-107
Rent	-10% $-153	-5% $-69	+0% $15	+5% $99	+10% $183
Rate	-1.0pp $123	-0.5pp $70	base $15	+0.5pp $-41	+1.0pp $-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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $325 · $3,900/yr
• Likely covers: pool

Listing history 3 events

1. 2026-06-22
   days on market $215,000 Active 4 DOM
2. 2026-06-18
   remarks 692-char remark
3. 2026-06-18
   listed $215,000 Active 1 DOM

ⓘ 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: $1,466 · $122/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$318/yr (+$27/mo · 21.7%)

ⓘ 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 · 20 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: $25,509
• − Mortgage interest: −$12,043
• − Property taxes: −$1,466
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − HOA: −$3,900
• − Depreciation: −$6,255
• Taxable loss: −$3,312
• Est. tax savings @ 24.0%: +$795
• After-tax cash flow: $976/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 — Melbourne Beach

• Score: 75/100
• State rank: #249
• US rank: #3935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brevard County · 602,871 people
• City population: 11,299
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 11,299
• Household income: $98,420
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 196.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -209.56%
• Current HPI: 379.9073
• Rent YoY: —
• 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

+2587.5% since first listed

5 events — show timeline

• 2026-06-10 Listed $215,000 SCMLS
• 1990-12-30 Sold (Public Records) $14,500 Public Records
• 1990-10-01 Sold (Public Records) $14,500 Public Records
• 1988-01-01 Sold (Public Records) $13,500 Public Records
• 1985-07-01 Sold (Public Records) $8,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,466 · +3.2% YoY. Source: county tax records.