104 Woodsmill Blvd #20 · Cocoa, FL 32926

$189,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 160 Days on market

Built 1998 0.35 ac lot $245/mo HOA · 13% of rent ↓ 55% 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 +14.7/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• 1% rule +4.6/10.0
• DSCR +4.5/10.0
• 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

Immaculate 2 bedroom 2 bath home in the popular Lost Lakes gated 55+ community! Large open floor plan with lots of beautiful features. Come take a look and make an offer!

Key facts

• Gated community
• Low hoa fee
• New windows

Tags

• GATED COMMUNITY
• LOW HOA FEE
• WATERPROOF LAMINATE FLOORING
• LIGHT AND BRIGHT KITCHEN
• NEW WINDOWS

Property features AI

Finance

• Other: Senior community; Furnished status: negotiable
• HOA & community: Part of Lost Lakes association; Monthly association fee ($245) includes cable TV, internet, pest control, and security; Community amenities: boat launch, clubhouse, fitness center, gated access, pickleball, RV/boat storage, shuffleboard, spa/hot tub, tennis courts

Exterior

• Parking: Attached 2-car carport; Off-street parking
• Security: Gated community with guard; Security gate
• Utilities: Public sewer; Cable connected
• Home design: Manufactured home; Faces north
• Construction: Aluminum siding; Shingle roof
• Exterior features: Shed(s); Sprinklers in front and rear; Community spa/hot tub

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Split bedrooms
• Laundry & utility: Washer; Dryer; In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $-78 ($-930/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (3.6% below list).
• Recommended offer: $166k (12.0% 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: 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); 298 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).
• This rent runs 31% 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 $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

• It's been on market 160 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $189k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major 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 $166,320 (12.0% 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 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.96% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 8.6

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: -15.8%
• Equity multiple: 0.42×
• Total profit: $-30,513
• Equity at exit: $28,181

10-year hold

• IRR: -2.8%
• Equity multiple: 0.79×
• Total profit: $-11,114
• Equity at exit: $16,341

Cash invested: $52,920 (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 32926

• Home prices YoY: -16.9%
• Rents YoY: 5.6%
• Active inventory: 298
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,823 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$79
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$245
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-78

Break-even live

Break-even rent $1,921

Max offer price $175,309

Occupancy floor 99%

Sensitivity live

Price	-10% $29	-5% $-24	+0% $-78	+5% $-131	+10% $-184
Rent	-10% $-221	-5% $-149	+0% $-78	+5% $-6	+10% $66
Rate	-1.0pp $18	-0.5pp $-29	base $-78	+0.5pp $-126	+1.0pp $-176

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4300 Florida 524 Cocoa, FL	1.0–2.0	1.0–2.0	950	$1,880	$1.98	15d	197	1.18mi
4164 Fishermans Pl Cocoa, FL	2.0	2.0	1200	$1,625	$1.35	25d	1	1.19mi

HOA detail

• Monthly dues: $245 · $2,940/yr
• Likely covers: security

Listing history 8 events

1. 2026-05-10
   status Active
2. 2026-05-07
   status Pending
3. 2025-12-11
   listed $189,000 Active
4. 2016-08-16
   historical 170-char remark

   Show marketing remark (170 chars)

   Immaculate 2 bedroom 2 bath home in the popular Lost Lakes gated 55+ community! Large open floor plan with lots of beautiful features. Come take a look and make an offer!

5. 2014-11-14
   listed $79,000 170-char remark

   Show marketing remark (170 chars)

   Immaculate 2 bedroom 2 bath home in the popular Lost Lakes gated 55+ community! Large open floor plan with lots of beautiful features. Come take a look and make an offer!

6. 1999-09-23
   soldstatus $56,000
7. 1998-01-08
   soldstatus $1,205,000
8. 1995-12-18
   soldstatus $418,000

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $1,569 · $131/mo
• Expected delta: +$641/yr (+$53/mo · 69.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 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: $21,872
• − Mortgage interest: −$10,587
• − Property taxes: −$928
• − Insurance: −$2,448
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − HOA: −$2,940
• − Depreciation: −$5,498
• Taxable loss: −$4,028
• Est. tax savings @ 24.0%: +$967
• After-tax cash flow: $37/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

• Census place: Cocoa, FL
• 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

-54.8% since first listed

8 events — show timeline

• 2026-05-10 Relisted — SCMLS
• 2026-05-07 Pending — SCMLS
• 2025-12-11 Listed $189,000 SCMLS
• 2016-08-16 Listing Removed — SCMLS
• 2014-11-14 Listed $79,000 SCMLS
• 1999-09-23 Sold (Public Records) $56,000 Public Records
• 1998-01-08 Sold (Public Records) $1,205,000 Public Records
• 1995-12-18 Sold (Public Records) $418,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $928 · +4.3% YoY. Source: county tax records.