985 S Fiske Blvd S Unit 985 & 987 · Rockledge, FL 32955

$425,000

4 bd · 2.0 ba · 960 sqft · MultiFamily · 18 Days on market

Built 1957 9,583 sqft lot

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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 +12.3/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

INVESTORS DREAM!!! 2 Spacious units in this beautifully updated Duplex with a large fenced in backyard right on Fiske Blvd. with quick access to US1, I-95, and shopping. Both units leased and generating income. City water and sewer. Updated electrical lines including Circuit Breaker boxes. Modern updates include lovely kitchens with whirlpool stainless steel appliances. Updated baths. Light fixtures. Vinyl plank flooring. No carpeting. Both units have mini split ac units. Roof 2023. Unit #985 has 2 bedrooms, 1 bath plus converted garage for 3rd. bedroom. & indoor laundry rm. #987 has 2 bedrooms, 1 bath with connected laundry rm. and 1 car garage. More parking space outside for both un

Key facts

• Roof 2023
• Fenced in backyard
• Mini split ac units

Tags

• FENCED IN BACKYARD
• UPDATED ELECTRICAL LINES
• VINYL PLANK FLOORING
• MINI SPLIT AC UNITS
• ROOF 2023
• CONNECTED LAUNDRY RM

Property features AI

Finance

• Financial info: Owner responsible for exterior maintenance, grounds care, and roof maintenance
• HOA & community: Laundry amenity

Exterior

• Parking: Additional off-street parking; 1-car garage
• Utilities: Public sewer
• Home design: Duplex; One level; Faces west
• Construction: Concrete and stucco construction; Shingle roof; 1 story
• Exterior features: Fenced backyard; City street frontage

Interior

• Kitchen: Electric cooktop; Electric range; Refrigerator
• Bedrooms: 5 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heating with separate meters; Other heating; Electric cooling; Wall/Window unit(s); Split system; Cooling with separate meters
• Interior features: Unfurnished; Separate electric meters
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry in unit; Multiple laundry locations

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $425k.

Deal economics

• At list price, monthly cash flow is $-78 ($-937/yr) — negative. Per door: $-39/mo.
• To cash-flow at today's rent, offer at most $414k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $362k (14.8% below list).
• Recommended offer: $362k (14.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#81 in FL, #1,315 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A, commute A-; Watch: amenities 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: Golfview Elementary Magnet School (math 32% / reading 36%, grade F, #1,744 of 2,144 statewide, top 82%, 441 students, 74% 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 61% FRL vs 43% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 42% at this address vs 55% district-wide (-13 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 317 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• At $3,619/mo this rent would consume 50% of the median local household income ($86k/yr) (locally 1273% 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 $3k of loan paydown is wiped out by about $13k 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 18 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $361,900 (14.8% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.85% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.12% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.29×
• Total profit: $-83,980
• Equity at exit: $63,369

10-year hold

• IRR: -22.6%
• Equity multiple: 0.00×
• Total profit: $-118,797
• Equity at exit: $36,746

Cash invested: $119,000 (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 32955

• Home prices YoY: -20.7%
• Rents YoY: 0.1%
• Active inventory: 317
• Price-to-rent: 19.6×

Monthly cashflow live

• Estimated rent: $3,619 medium
• Mortgage (P&I): −$2,229
• Tax est. 1.5%: −$531 /mo · $6,375/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $-78

Break-even live

Break-even rent $3,718

Max offer price $413,703

Occupancy floor 97%

Sensitivity live

Price	-10% $216	-5% $69	+0% $-78	+5% $-225	+10% $-372
Rent	-10% $-364	-5% $-221	+0% $-78	+5% $65	+10% $208
Rate	-1.0pp $136	-0.5pp $30	base $-78	+0.5pp $-188	+1.0pp $-300

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,620
Total (2 units)			$3,619

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1105 Santa Rosa Dr Rockledge, FL	3.0	2.0	1096	$2,000	$1.82	24d	1	0.04mi
616 S Kentucky Ave Cocoa, FL	3.0	1.0	960	$1,600	$1.67	20d	1	0.32mi
801 Washington St Unit A Cocoa, FL	3.0	1.5	1000	$1,760	$1.76	24d	1	0.52mi
295 Royal Tern CIR Rockledge, FL	1.0–3.0	1.0–2.0	1020	$2,467	$2.42	15d	33	0.84mi
1515 Peachtree St Cocoa, FL	3.0	2.0	1056	$1,475	$1.40	24d	1	1.00mi
27 Seminole Dr Rockledge, FL	3.0	1.0	714	$1,750	$2.45	24d	1	1.34mi
256 Barton Blvd Rockledge, FL	3.0	1.0–2.0	1012	$2,115	$2.09	15d	23	1.38mi
1616 Terrace St Cocoa, FL	3.0	2.0	850	$1,600	$1.88	24d	1	1.44mi
412 Clarence Rowe Ave Rockledge, FL	3.0	1.0	960	$1,600	$1.67	24d	1	1.46mi

Listing history 13 events

1. 2026-06-18
   days on market $425,000 Active 18 DOM
2. 2026-06-17
   days on market $425,000 Active 17 DOM
3. 2026-06-16
   days on market $425,000 Active 16 DOM
4. 2026-06-15
   days on market $425,000 Active 15 DOM
5. 2026-06-14
   days on market $425,000 Active 13 DOM
6. 2026-06-10
   days on market $425,000 Active 10 DOM
7. 2026-06-08
   days on market $425,000 Active 8 DOM
8. 2026-06-07
   days on market $425,000 Active 7 DOM
9. 2026-06-05
   days on market $425,000 Active 4 DOM
10. 2026-06-03
    days on market $425,000 Active 3 DOM
11. 2026-06-02
    days on market $425,000 Active 2 DOM
12. 2026-06-01
    remarks 695-char remark
13. 2026-06-01
    listed $425,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 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: $43,428
• − Mortgage interest: −$23,807
• − Property taxes: −$6,375
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,474
• − Management: −$3,474
• − Depreciation: −$12,364
• Taxable loss: −$8,191
• Est. tax savings @ 24.0%: +$1,966
• After-tax cash flow: $1,029/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 — Rockledge

• Score: 81/100
• State rank: #81
• US rank: #1315

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockledge, FL
• County: Brevard County · 602,871 people
• City population: 41,008
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 41,008
• Household income: $86,457
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1273.0

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 (69%)
• Race & ethnicity: White 69% Black 14% Hispanic / Latino 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Slovak 3% Romanian 2% Serbian 2%
• Foreign-born: 7% · Canada, Jamaica, Mexico
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2%

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: ▼ -81.70%
• Current HPI: 312.7435
• Rent YoY: ▲ 0.12%
• 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

+226.9% since first listed

5 events — show timeline

• 2026-05-31 Listed $425,000 SCMLS
• 2020-10-15 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2020-09-25 Listed $160,000 Stellar MLS as Distributed by MLS Grid
• 2019-09-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2019-08-30 Listed $130,000 Stellar MLS as Distributed by MLS Grid