813 Moment St · Sharpes, FL 32926

$348,000

4 bd · 2.0 ba · 1,654 sqft · SingleFamily public records · 199 Days on market

Built 2021 5,663 sqft lot $29/mo HOA · 1% of rent ↓ 7% since listing

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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 +11.3/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained 4-bedroom, 2-bath home in Cocoa's desirable Hickory Ridge community. Built in 2021, it feels like new construction but includes premium upgrades—paid-off solar panels, a whole-home water softener, a smart fridge with calendar features, and more. There are so many upgrades that a full list is available in the Documents tab for buyers to review. Situated on a prime corner lot, the home offers a bright open layout, spacious bedrooms, and a modern kitchen that flows into the living area. The fenced backyard and covered patio create the perfect space for relaxing or entertaining. Conveniently located near Cocoa Village, Cape Canaveral, and Highwa

Key facts

• Smart fridge
• Covered patio
• Prime corner lot

Tags

• PAID-OFF SOLAR PANELS
• WHOLE-HOME WATER SOFTENER
• SMART FRIDGE
• FENCED BACKYARD
• COVERED PATIO
• PRIME CORNER LOT

Property features AI

Finance

• HOA & community: Community managed by Advanced Property Management; Annual association fee; Association amenities include a jogging path

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Security: 24-hour security; Owned security system; Smoke detectors
• Utilities: Public sewer; Water connected; Electricity connected; Cable available; Sewer connected
• Home design: Single family residence; One story; North-facing
• Construction: Block and stucco construction; Membrane and shingle roof
• Exterior features: Covered front porch; Patio; Screened porch; Vinyl privacy fencing in back yard; Shed(s); Sprinklers in front; Corner lot

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Microwave; Refrigerator; Freezer; Ice maker; Pantry; Water softener (owned)
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Breakfast bar; Eat-in kitchen; Entrance foyer; Open floorplan; Pantry; Split bedroom layout; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer hookup (in unit); Electric dryer hookup; Dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $348k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (29.7% below list).
• Recommended offer: $245k (29.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#302 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: employment C-, amenities F, health & safety 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: Fairglen Elementary School (math 34% / reading 38%, grade F, #1,670 of 2,144 statewide, top 78%, 617 students, 71% FRL); Cocoa High School (math 21% / reading 27%, grade F, #529 of 667 statewide, top 80%, 1,551 students, 73% FRL) — zoned schools average 72% FRL vs 43% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 55% district-wide (-25 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; 1 comparable units currently listed for rent nearby; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 42% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 199 days — a 12% lower offer ($306k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $244,715 (29.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 11.9

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: -16.5%
• Equity multiple: 0.40×
• Total profit: $-58,119
• Equity at exit: $51,888

10-year hold

• IRR: -4.8%
• Equity multiple: 0.66×
• Total profit: $-33,347
• Equity at exit: $30,089

Cash invested: $97,440 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,447 medium
• Mortgage (P&I): −$1,825
• Tax from tax record: −$62 /mo · $742/yr
• Insurance: −$145
• HOA: −$29
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-128

Break-even live

Break-even rent $2,609

Max offer price $325,475

Occupancy floor —

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: $87,000
• Closing costs: $10,440
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4005 Fennec Ln Cocoa, FL	3.0–5.0	2.0–3.0	2136	$2,898	$1.36	13d	7	0.67mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: water

Listing history 14 events

1. 2026-06-10
   days on market $348,000 Active 199 DOM
2. 2026-06-08
   days on market $348,000 Active 197 DOM
3. 2026-06-07
   days on market $348,000 Active 196 DOM
4. 2026-06-05
   days on market $348,000 Active 193 DOM
5. 2026-06-03
   days on market $348,000 Active 192 DOM
6. 2026-06-02
   days on market $348,000 Active 191 DOM
7. 2026-06-01
   days on market $348,000 Active 190 DOM
8. 2026-05-31
   days on market $348,000 Active 189 DOM
9. 2026-05-31
   days on market $348,000 Active 188 DOM
10. 2026-03-18
    price $348,000
11. 2026-03-06
    price $350,000
12. 2026-02-24
    price $355,000
13. 2026-01-26
    price $365,000
14. 2025-11-23
    listed $375,000 Active

ⓘ 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: $742 · $62/mo
• Projected year-2 tax: $2,888 · $241/mo
• Expected delta: +$2,147/yr (+$179/mo · 289.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 22 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: $29,366
• − Mortgage interest: −$19,493
• − Property taxes: −$742
• − Insurance: −$1,740
• − Repairs & maintenance: −$2,349
• − Management: −$2,349
• − HOA: −$348
• − Depreciation: −$10,124
• Taxable loss: −$7,779
• Est. tax savings @ 24.0%: +$1,867
• After-tax cash flow: $337/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 — Sharpes

• Score: 73/100
• State rank: #302
• US rank: #5144

Category grades

Amenities F Commute A+ Cost of living A+ Crime A+ Employment C- 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

-7.2% since first listed

5 events — show timeline

• 2026-03-18 Price Changed $348,000 SCMLS
• 2026-03-06 Price Changed $350,000 SCMLS
• 2026-02-24 Price Changed $355,000 SCMLS
• 2026-01-26 Price Changed $365,000 SCMLS
• 2025-11-23 Listed $375,000 SCMLS

Property tax history

+112.4%/yr

Latest (2025): $742 · +17.8% YoY. Source: county tax records.