3417 Rocky Gap Pl · Cocoa, FL 32926

$332,000

4 bd · 2.0 ba · 1,776 sqft · SingleFamily public records · 52 Days on market

Built 2003 0.25 ac lot $8/mo HOA ↓ 2% since listing

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Why this score? — see what drove the C- 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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.7/10.0
• 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

Brand NEW roof! This home has recently been renovated with fresh interior and exterior paint, new stainless steel appliances, and more. Spacious, split-plan home close to SR 528 and Eastern Florida State College! This home is located on a quarter-acre lot in a quiet, HOA managed community. The home features a formal living and dining room area, a large screened in patio, and a 2 car garage! Vaulted ceilings and large windows make the home feel more spacious than it already is! Schedule a showing today to see all the possibilities!

Key facts

• New ductwork
• 2019 roof
• 0.25 acre lot

Tags

• 2019 ROOF
• 2023 AC WITH UV FILTER
• NEW DUCTWORK

Property features AI

Finance

• HOA & community: Association: Trails End HOA; Annual association fee of $100

Exterior

• Parking: 2-car garage; Garage with door opener; Electric vehicle charging station(s); Off-street parking; RV access/parking
• Security: Closed-circuit cameras; Smoke detectors
• Utilities: Septic tank; Cable available; Water connected
• Home design: Single Family Residence; Residential use
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Covered rear porch; Screened porch; Porch; Backyard with wood fencing; Located on a cul-de-sac; North-facing

Interior

• Kitchen: Convection oven; Electric oven; Electric range; Dishwasher; Disposal; Microwave; Refrigerator; Ice maker
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Electric cooling
• Interior features: Breakfast bar; Built-in features; Ceiling fans; Eat-in kitchen; Pantry; Smart thermostat; Split bedroom floorplan; Walk-in closets
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $332k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/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 $322k (3.1% below list).
• Recommended offer: $322k (3.1% below list) — sets the bar for 1% rule.

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); Cocoa High School (math 21% / reading 27%, grade F, #529 of 667 statewide, top 80%, 1,551 students, 73% FRL) — zoned schools average 77% FRL vs 43% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 55% district-wide (-30 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).
• At $3,218/mo this rent would consume 55% of the median local household income ($71k/yr) (locally 782% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 52 days — a 3% lower offer ($322k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $23k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $214k; list at $332k implies a 55% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $321,848 (3.1% below list)

Questions for the listing agent

1. It's been on market 52 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• 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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-18,563
• Equity at exit: $49,502

10-year hold

• IRR: 7.1%
• Equity multiple: 1.60×
• Total profit: $55,315
• Equity at exit: $28,705

Cash invested: $92,960 (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: 8.6×

Monthly cashflow live

• Estimated rent: $3,218 medium
• Mortgage (P&I): −$1,741
• Tax from tax record: −$237 /mo · $2,841/yr
• Insurance: −$138
• HOA: −$8
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $418

Break-even live

Break-even rent $2,689

Max offer price $332,000

Occupancy floor 82%

Sensitivity live

Price	-10% $606	-5% $512	+0% $418	+5% $325	+10% $231
Rent	-10% $164	-5% $291	+0% $418	+5% $546	+10% $673
Rate	-1.0pp $586	-0.5pp $503	base $418	+0.5pp $332	+1.0pp $245

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: $83,000
• Closing costs: $9,960
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2721 Sullivan Ct Cocoa, FL	5.0	2.0	1841	$3,900	$2.12	24d	1	0.45mi
3070 Cirrus Dr Cocoa, FL	3.0	1.0–2.0	1002	$2,661	$2.66	14d	29	0.70mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 15 events

1. 2026-05-02
   status Pending
2. 2026-04-28
   price $332,000
3. 2026-04-20
   price $337,000
4. 2026-03-29
   price $342,000
5. 2026-03-23
   price $347,000
6. 2026-03-17
   price $350,000
7. 2026-03-08
   listed $355,000 Active
8. 2019-04-12
   soldstatus $214,000 536-char remark

   Show marketing remark (536 chars)

   Brand NEW roof! This home has recently been renovated with fresh interior and exterior paint, new stainless steel appliances, and more. Spacious, split-plan home close to SR 528 and Eastern Florida State College! This home is located on a quarter-acre lot in a quiet, HOA managed community. The home features a formal living and dining room area, a large screened in patio, and a 2 car garage! Vaulted ceilings and large windows make the home feel more spacious than it already is! Schedule a showing today to see all the possibilities!

9. 2018-12-18
   listed $214,000 536-char remark

   Show marketing remark (536 chars)

   Brand NEW roof! This home has recently been renovated with fresh interior and exterior paint, new stainless steel appliances, and more. Spacious, split-plan home close to SR 528 and Eastern Florida State College! This home is located on a quarter-acre lot in a quiet, HOA managed community. The home features a formal living and dining room area, a large screened in patio, and a 2 car garage! Vaulted ceilings and large windows make the home feel more spacious than it already is! Schedule a showing today to see all the possibilities!

10. 2018-10-10
    historical 400-char remark

    Show marketing remark (400 chars)

    Spacious, split-plan home close to SR 528 and Eastern Florida State College! This home is located on a quarter-acre lot in a quiet, HOA managed community. The home features a formal living and dining room area, a large screened in patio, and a 2 car garage! Vaulted ceilings and large windows make the home feel more spacious than it already is! Schedule a showing today to see all the possibilities!

11. 2018-07-26
    listed $209,000 400-char remark

    Show marketing remark (400 chars)

    Spacious, split-plan home close to SR 528 and Eastern Florida State College! This home is located on a quarter-acre lot in a quiet, HOA managed community. The home features a formal living and dining room area, a large screened in patio, and a 2 car garage! Vaulted ceilings and large windows make the home feel more spacious than it already is! Schedule a showing today to see all the possibilities!

12. 2007-06-05
    soldstatus $232,500
13. 2007-06-01
    soldstatus $232,500
14. 2007-02-27
    listed $239,000
15. 2001-10-26
    soldstatus $340,000

ⓘ 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: $2,841 · $237/mo
• Projected year-2 tax: $2,841 · $237/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $38,622
• − Mortgage interest: −$18,597
• − Property taxes: −$2,841
• − Insurance: −$1,660
• − Repairs & maintenance: −$3,090
• − Management: −$3,090
• − HOA: −$96
• − Depreciation: −$9,658
• Taxable loss: −$410
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $5,120/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

-2.4% since first listed

15 events — show timeline

• 2026-05-02 Pending — SCMLS
• 2026-04-28 Price Changed $332,000 SCMLS
• 2026-04-20 Price Changed $337,000 SCMLS
• 2026-03-29 Price Changed $342,000 SCMLS
• 2026-03-23 Price Changed $347,000 SCMLS
• 2026-03-17 Price Changed $350,000 SCMLS
• 2026-03-08 Listed $355,000 SCMLS
• 2019-04-12 Sold (MLS) $214,000 SCMLS
• 2018-12-18 Listed $214,000 SCMLS
• 2018-10-10 Listing Removed — SCMLS
• 2018-07-26 Listed $209,000 SCMLS
• 2007-06-05 Sold (Public Records) $232,500 Public Records
• 2007-06-01 Sold (MLS) $232,500 SCMLS
• 2007-02-27 Listed $239,000 SCMLS
• 2001-10-26 Sold (Public Records) $340,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,841 · +7.2% YoY. Source: county tax records.