9931 Oak St · Micco, FL 32976

$339,000

3 bd · 2.0 ba · 1,518 sqft · SingleFamily public records · 2 Days on market

Built 2001

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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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.7/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Old Florida charm at its finest! Nestled in the quaint and highly sought-after Little Hollywood community between Melbourne and Sebastian, this concrete block home with a metal roof sits on an oversized lot and was built by one of the area's premier custom builders. This charming coastal neighborhood is known for its laid-back atmosphere, friendly neighbors, and unique character. Residents enjoy access to a private community day dock for only $100 a year--perfect for launching a kayak, fishing, or simply taking in the beauty of the Indian River. With no HOA and no restrictions, there's plenty of room to bring the boat, RV, trailer, and all your toys. The home already features an aerobic sep

Key facts

• Screened back porch
• Newer metal roof
• Oversized lot

Tags

• NEWER METAL ROOF
• OVERSIZED LOT
• DAY DOCK
• AEROBIC SEPTIC SYSTEM
• SCREENED BACK PORCH

Property features AI

Exterior

• Parking: Attached garage; Additional parking; 2-car garage
• Utilities: Aerobic septic; Cable connected; Electricity connected; Water connected
• Home design: Single family residence; Faces west
• Construction: Block, concrete and stucco construction; Metal roof; Pets allowed
• Exterior features: Covered rear porch; Screened porch; Storm shutters; Other exterior features; Corner lot; City street frontage; Asphalt road surface

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Water softener (owned)
• Bedrooms: 3 bedrooms
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Entrance foyer; Pantry; Primary bathroom with shower (no tub); Split bedroom layout; Walk-in closet(s); 7 total rooms
• Laundry & utility: In-unit laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/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 $284k (16.2% below list).
• Recommended offer: $284k (16.2% below list) — sets the bar for 1% rule.

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: 186 active listings in the ZIP; 4 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 $2k of loan paydown is wiped out by about $10k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $28k; list at $339k implies a 1124% 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 $284,235 (16.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.84% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 9.9

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-43,930
• Equity at exit: $50,546

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-24,431
• Equity at exit: $29,311

Cash invested: $94,920 (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: 186
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,842 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$152 /mo · $1,821/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $175

Break-even live

Break-even rent $2,621

Max offer price $339,000

Occupancy floor 89%

Sensitivity live

Price	-10% $367	-5% $271	+0% $175	+5% $79	+10% $-17
Rent	-10% $-50	-5% $62	+0% $175	+5% $287	+10% $399
Rate	-1.0pp $345	-0.5pp $261	base $175	+0.5pp $87	+1.0pp $-3

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9605 Riverview Dr Sebastian, FL	2.0	2.0	1264	$2,800	$2.22	25d	1	0.62mi
7989 143rd St Sebastian, FL	2.0	2.0	1687	$3,000	$1.78	22d	1	0.62mi
12906 83rd Ave Sebastian, FL	3.0	2.0	1230	$2,900	$2.36	22d	1	0.71mi
13570 Westport Dr #105 Sebastian, FL	3.0	2.0	1261	$2,500	$1.98	22d	1	1.20mi

Listing history 3 events

1. 2026-06-22
   days on marketlisting id $339,000 Active 2 DOM
2. 2026-06-19
   remarks 699-char remark
3. 2026-06-19
   listed $339,000 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: $1,821 · $152/mo
• Projected year-2 tax: $2,814 · $234/mo
• Expected delta: +$993/yr (+$83/mo · 54.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $34,108
• − Mortgage interest: −$18,989
• − Property taxes: −$1,821
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,729
• − Management: −$2,729
• − Depreciation: −$9,862
• Taxable loss: −$3,716
• Est. tax savings @ 24.0%: +$892
• After-tax cash flow: $2,988/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

+804.0% since first listed

4 events — show timeline

• 2026-06-18 Listed $339,000 SCMLS
• 1999-07-12 Sold (Public Records) $27,700 Public Records
• 1991-02-01 Sold (Public Records) $91,000 Public Records
• 1974-12-01 Sold (Public Records) $37,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,821 · +9.7% YoY. Source: county tax records.