365 Saint Pierre Ct · North Merritt Island, FL 32953

$83,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 34 Days on market

Built 1990 0.25 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent opportunity close to jobs , schools and shopping . 3/2 split plan with shed on a private limited access street . Priced to sell . . HUD CASE # 094-517129 - UI [ UNINSURED ] . Room sizes are estimated .

Key facts

• 0.25 acre lot
• Garage
• Built 1990

Property features AI

Exterior

• Parking: Off-street parking; Includes a garage
• Utilities: Septic tank; Electricity connected; Water connected
• Home design: Manufactured home; One level; Faces north
• Construction: Frame construction; Shingle roof
• Exterior features: Patio; Shed(s); Located on a dead-end street; County road frontage with paved road

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: 8 total rooms
• Laundry & utility: Unfurnished (no unit-specific fixtures listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $83k.

Deal economics

• At list price, monthly cash flow is $909 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Lewis Carroll Elementary School (math 72% / reading 70%, grade A-, #320 of 2,144 statewide, top 15%, 626 students, 38% FRL); Thomas Jefferson Middle School (math 63% / reading 55%, grade B, #144 of 571 statewide, top 26%, 608 students, 43% FRL); Merritt Island High School (math 32% / reading 55%, grade F, #248 of 667 statewide, top 38%, 1,546 students, 35% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: Rents rising (+2.1%/yr); 219 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $574 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $41k; list at $83k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,510 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.37% ✓
• Cap rate: 20.40%
• Cash-on-cash: 50.36%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.12% rent growth · sell at horizon

5-year hold

• IRR: 43.3%
• Equity multiple: 2.84×
• Total profit: $42,787
• Equity at exit: $12,376

10-year hold

• IRR: 48.9%
• Equity multiple: 5.52×
• Total profit: $105,138
• Equity at exit: $7,176

Cash invested: $23,240 (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 32953

• Home prices YoY: -34.5%
• Rents YoY: 2.1%
• Active inventory: 219
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,969 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$110 /mo · $1,323/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $909

Break-even live

Break-even rent $818

Max offer price $83,000

Occupancy floor 49%

Sensitivity live

Price	-10% $956	-5% $932	+0% $909	+5% $885	+10% $862
Rent	-10% $753	-5% $831	+0% $909	+5% $987	+10% $1,064
Rate	-1.0pp $951	-0.5pp $930	base $909	+0.5pp $887	+1.0pp $866

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6876 Marilane Merritt Island, FL	2.0	2.0	840	$1,300	$1.55	24d	5	0.34mi

Listing history 18 events

1. 2026-06-18
   days on market $83,000 Active 34 DOM
2. 2026-06-17
   days on market $83,000 Active 33 DOM
3. 2026-06-16
   days on market $83,000 Active 32 DOM
4. 2026-06-15
   days on market $83,000 Active 31 DOM
5. 2026-06-14
   days on market $83,000 Active 29 DOM
6. 2026-06-10
   days on market $83,000 Active 26 DOM
7. 2026-06-08
   days on market $83,000 Active 24 DOM
8. 2026-06-07
   days on market $83,000 Active 23 DOM
9. 2026-06-05
   days on market $83,000 Active 20 DOM
10. 2026-06-03
    days on market $83,000 Active 19 DOM
11. 2026-06-02
    days on market $83,000 Active 18 DOM
12. 2026-06-01
    days on market $83,000 Active 17 DOM
13. 2026-05-31
    days on market $83,000 Active 16 DOM
14. 2026-05-31
    days on market $83,000 Active 15 DOM
15. 2026-05-21
    historical Active Under Contract
16. 2026-05-14
    listed $83,000 Active
17. 2004-06-09
    soldstatus $41,200
18. 1990-10-01
    soldstatus $20,000

ⓘ 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: $1,323 · $110/mo
• Projected year-2 tax: $1,323 · $110/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,628
• − Mortgage interest: −$4,649
• − Property taxes: −$1,323
• − Insurance: −$1,212
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$2,415
• Taxable income: $10,248
• Est. tax owed @ 24.0%: −$2,460
• After-tax cash flow: $8,448/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 — North Merritt Island

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: North Merritt Island, FL
• County: Brevard County · 602,871 people
• City population: 24,834
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 24,759
• Household income: $87,262
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 849.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 13% Two or more races 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 3%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 87% English-only · Spanish 8% Tagalog/Filipino 2% French/Haitian/Cajun 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: ▼ -168.76%
• Current HPI: 320.1966
• Rent YoY: ▲ 2.12%
• 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

+315.0% since first listed

4 events — show timeline

• 2026-05-21 Contingent — SCMLS
• 2026-05-14 Listed $83,000 SCMLS
• 2004-06-09 Sold (Public Records) $41,200 Public Records
• 1990-10-01 Sold (Public Records) $20,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $1,323 · +13.3% YoY. Source: county tax records.