4145 Gatewood St · Cocoa, FL 32926

$110,000

2 bd · 2.0 ba · 791 sqft · Condo public records · 31 Days on market

Built 1986 $230/mo HOA · 13% of rent

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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 +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corner lot - Corner views! You OWN house and LAND! MOTIVATED SELLER. .. Quiet community ~ pool and shuffle board to have fun with friends or lounge around. Florida room spans most of the length of the home to catch the breeze from the East and watch the gorgeous sunrise. Split floor plan for privacy. Extra storage room. . great Florida get away.

Key facts

• Updated electrical
• New plumbing
• Updated kitchen

Tags

• 3 SEASON SCREEN PORCH
• CORNER LOT
• UPDATED KITCHEN
• UPDATED ELECTRICAL
• NEW PLUMBING
• ON DEMAND WATER HEATER

Property features AI

Finance

• Other: Unfurnished; Lot size approximately 0.27 acres
• HOA & community: Part of Cedar Lakes Mobile Home Park CO-OP; Monthly association fee of $230; Association covers cable TV, internet, and grounds maintenance; Community amenities include cable TV, clubhouse, and grounds maintenance

Exterior

• Parking: Carport (1 space); RV access/parking
• Utilities: Public sewer; Cable connected; Sewer connected; Water connected
• Home design: Manufactured home; Faces west; Single-family use
• Construction: Aluminum siding and frame construction; Shingle roof
• Exterior features: Screened porch; Porch

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Tankless and electric water heaters

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#344 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, employment D-.
• 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: Saturn Elementary School (math 23% / reading 29%, grade F, #2,015 of 2,144 statewide, top 94%, 643 students, 81% FRL); Ronald Mcnair Magnet Middle School (math 58% / reading 50%, grade B-, #196 of 571 statewide, top 36%, 364 students, 58% FRL); Rockledge Senior High School (math 27% / reading 49%, grade F, #328 of 667 statewide, top 50%, 1,558 students, 50% FRL) — zoned schools average 63% FRL vs 43% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 55% district-wide (-16 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.6%/yr); 291 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $761 of loan paydown is wiped out by about $3k 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 + 5.6% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $56k; list at $110k implies a 96% 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; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.57% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.17%
• DSCR: 1.76
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.49×
• Total profit: $15,012
• Equity at exit: $16,401

10-year hold

• IRR: 23.1%
• Equity multiple: 3.27×
• Total profit: $69,818
• Equity at exit: $9,511

Cash invested: $30,800 (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 32926

• Home prices YoY: -16.9%
• Rents YoY: 5.6%
• Active inventory: 291
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,729 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$72 /mo · $870/yr
• Insurance: −$46
• HOA: −$230
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $441

Break-even live

Break-even rent $1,171

Max offer price $110,000

Occupancy floor 70%

Sensitivity live

Price	-10% $503	-5% $472	+0% $441	+5% $410	+10% $378
Rent	-10% $304	-5% $372	+0% $441	+5% $509	+10% $577
Rate	-1.0pp $496	-0.5pp $469	base $441	+0.5pp $412	+1.0pp $383

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6500 June Dr Cocoa, FL	2.0	1.0	720	$1,500	$2.08	24d	1	0.52mi
557 Cox St Cocoa, FL	3.0	1.0	814	$1,730	$2.13	24d	1	1.44mi

HOA detail condo

• Monthly dues: $230 · $2,760/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-05-31
   status $110,000 Pending 31 DOM
2. 2026-05-31
   days on market $110,000 Active Under Contract 31 DOM
3. 2026-05-31
   days on market $110,000 Active Under Contract 30 DOM
4. 2026-05-16
   historical Active Under Contract
5. 2026-04-30
   listed $110,000 Active
6. 2021-04-12
   soldstatus $56,000 Closed 349-char remark

   Show marketing remark (349 chars)

   Corner lot - Corner views! You OWN house and LAND! MOTIVATED SELLER. .. Quiet community ~ pool and shuffle board to have fun with friends or lounge around. Florida room spans most of the length of the home to catch the breeze from the East and watch the gorgeous sunrise. Split floor plan for privacy. Extra storage room. . great Florida get away.

7. 2021-03-19
   historical Backups 349-char remark

   Show marketing remark (349 chars)

   Corner lot - Corner views! You OWN house and LAND! MOTIVATED SELLER. .. Quiet community ~ pool and shuffle board to have fun with friends or lounge around. Florida room spans most of the length of the home to catch the breeze from the East and watch the gorgeous sunrise. Split floor plan for privacy. Extra storage room. . great Florida get away.

8. 2021-02-24
   price $65,000 349-char remark

   Show marketing remark (349 chars)

   Corner lot - Corner views! You OWN house and LAND! MOTIVATED SELLER. .. Quiet community ~ pool and shuffle board to have fun with friends or lounge around. Florida room spans most of the length of the home to catch the breeze from the East and watch the gorgeous sunrise. Split floor plan for privacy. Extra storage room. . great Florida get away.

9. 2021-02-02
   price $69,000 349-char remark

   Show marketing remark (349 chars)

   Corner lot - Corner views! You OWN house and LAND! MOTIVATED SELLER. .. Quiet community ~ pool and shuffle board to have fun with friends or lounge around. Florida room spans most of the length of the home to catch the breeze from the East and watch the gorgeous sunrise. Split floor plan for privacy. Extra storage room. . great Florida get away.

10. 2020-08-13
    price $79,000 349-char remark

    Show marketing remark (349 chars)

    Corner lot - Corner views! You OWN house and LAND! MOTIVATED SELLER. .. Quiet community ~ pool and shuffle board to have fun with friends or lounge around. Florida room spans most of the length of the home to catch the breeze from the East and watch the gorgeous sunrise. Split floor plan for privacy. Extra storage room. . great Florida get away.

11. 2020-06-12
    price $84,000 349-char remark

    Show marketing remark (349 chars)

    Corner lot - Corner views! You OWN house and LAND! MOTIVATED SELLER. .. Quiet community ~ pool and shuffle board to have fun with friends or lounge around. Florida room spans most of the length of the home to catch the breeze from the East and watch the gorgeous sunrise. Split floor plan for privacy. Extra storage room. . great Florida get away.

12. 2020-02-11
    price $85,000 349-char remark

    Show marketing remark (349 chars)

    Corner lot - Corner views! You OWN house and LAND! MOTIVATED SELLER. .. Quiet community ~ pool and shuffle board to have fun with friends or lounge around. Florida room spans most of the length of the home to catch the breeze from the East and watch the gorgeous sunrise. Split floor plan for privacy. Extra storage room. . great Florida get away.

13. 2019-12-23
    listed $90,000 Active 349-char remark

    Show marketing remark (349 chars)

    Corner lot - Corner views! You OWN house and LAND! MOTIVATED SELLER. .. Quiet community ~ pool and shuffle board to have fun with friends or lounge around. Florida room spans most of the length of the home to catch the breeze from the East and watch the gorgeous sunrise. Split floor plan for privacy. Extra storage room. . great Florida get away.

14. 2017-02-24
    soldstatus $35,000 439-char remark

    Show marketing remark (439 chars)

    Corner lot home with NO age restrictions. Owner just Re-textured and painted the Interior of the home. Interior also has nice wood laminate and Brand NEW carpet in Living and bedrooms. Split bedrooms with fans in each room. All appliances including the Washer/dryer stay. Large screened in patio and additions utility room for storage. Added landscaping including Banana plant. Community has Pool, activities and Boat storage is available.

15. 2017-01-13
    listed $37,500 439-char remark

    Show marketing remark (439 chars)

    Corner lot home with NO age restrictions. Owner just Re-textured and painted the Interior of the home. Interior also has nice wood laminate and Brand NEW carpet in Living and bedrooms. Split bedrooms with fans in each room. All appliances including the Washer/dryer stay. Large screened in patio and additions utility room for storage. Added landscaping including Banana plant. Community has Pool, activities and Boat storage is available.

16. 2016-03-03
    historical
17. 2015-07-17
    listed $35,450
18. 2013-11-27
    soldstatus $26,000
19. 2013-05-11
    listed $32,000
20. 1995-06-16
    soldstatus $2,636,500

ⓘ 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: $870 · $72/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$43/yr (+$4/mo · 5.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $20,748
• − Mortgage interest: −$6,162
• − Property taxes: −$870
• − Insurance: −$550
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − HOA: −$2,760
• − Depreciation: −$3,200
• Taxable income: $3,886
• Est. tax owed @ 24.0%: −$933
• After-tax cash flow: $4,356/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 — Cocoa

• Score: 72/100
• State rank: #344
• US rank: #5979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brevard County · 602,871 people
• City population: 67,424
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 23,505
• Household income: $70,735
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 782.0

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 (72%)
• Race & ethnicity: White 72% Black 11% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 91% English-only · Spanish 6% Vietnamese 1% German/W. Germanic 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: ▼ -68.32%
• Current HPI: 335.1251
• Rent YoY: ▲ 5.60%
• 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

-95.8% since first listed

17 events — show timeline

• 2026-05-16 Contingent — SCMLS
• 2026-04-30 Listed $110,000 SCMLS
• 2021-04-12 Sold (MLS) $56,000 SCMLS
• 2021-03-19 Contingent — SCMLS
• 2021-02-24 Price Changed $65,000 SCMLS
• 2021-02-02 Price Changed $69,000 SCMLS
• 2020-08-13 Price Changed $79,000 SCMLS
• 2020-06-12 Price Changed $84,000 SCMLS
• 2020-02-11 Price Changed $85,000 SCMLS
• 2019-12-23 Listed $90,000 SCMLS
• 2017-02-24 Sold (MLS) $35,000 SCMLS
• 2017-01-13 Listed $37,500 SCMLS
• 2016-03-03 Listing Removed — SCMLS
• 2015-07-17 Listed $35,450 SCMLS
• 2013-11-27 Sold (MLS) $26,000 SCMLS
• 2013-05-11 Listed $32,000 SCMLS
• 1995-06-16 Sold (Public Records) $2,636,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $870 · +9.9% YoY. Source: county tax records.