219-221 Harrison Ave · Cape Canaveral, FL 32920

$410,000

4 bd · 4.0 ba · 1,568 sqft · MultiFamily public records · 53 Days on market

Built 1957 6,098 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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +4.7/10.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

A few blocks from the beach. Two income streams. One smart investment. Located in one of the Space Coast's strongest beachside rental markets, just minutes from Port Canaveral and the Atlantic Ocean, this Cape Canaveral duplex delivers the trifecta: location, income potential, and no HOA. The front unit will soon be vacant and ready for your finishing touch, while the rear unit is updated with white shaker cabinets, granite countertops, hexagon tile backsplash, and a full-size GE washer and dryer- making it ideal for short-term, long-term, or vacation rental use. Both units feature easy-care tile flooring throughout. The property also offers what renters and owners value most: ample parking, including a covered carport and additional on-site spaces. A fenced yard and storage shed add extra convenience. Live in one and rent the other--or rent both and create multiple income streams in one of the Space Coast's most desirable beachside locations.

Key facts

• Granite countertops
• 6,098 sq ft lot
• 2 parking spots

Tags

• CAPE CANAVERAL DUPLEX
• WHITE SHAKER CABINETS
• GRANITE COUNTERTOPS
• HEXAGON TILE BACKSPLASH
• FULL-SIZE GE WASHER AND DRYER
• EASY-CARE TILE FLOORING

Property features AI

Finance

• Other: Homestead exempt; Zoning: R2; Pets allowed
• Financial info: No lease restrictions indicated
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking; Driveway; Guest parking; Open parking; Carport with 2 spaces
• Utilities: Public water; Public sewer; Cable available; Electricity available and connected; Water available and connected; Sewer available and connected
• Home design: Single family residence; 1 story (one level); Property faces north
• Construction: Block and concrete construction; Membrane roof; Block foundation; Built on a 0.14-acre lot (approx. 25 x 125)
• Exterior features: Front porch; Cleared lot; Storage shed(s); Other exterior features

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating listed; Wall/window air conditioning units
• Interior features: Ceiling fans; Other interior features
• Laundry & utility: Washer hookup; Dryer hookup; Inside laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $410k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/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 $378k (7.9% below list).
• Recommended offer: $378k (7.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 84/100 on livability (#34 in FL, #677 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing 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: Cape View Elementary School (math 62% / reading 62%, grade B, #608 of 2,144 statewide, top 29%, 305 students, 61% FRL); Cocoa Beach Junior/Senior High School (math 65% / reading 66%, grade B, #75 of 667 statewide, top 11%, 982 students, 30% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents rising fast (+4.0%/yr); 221 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• At $3,777/mo this rent would consume 68% of the median local household income ($67k/yr) (locally 477% 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 $12k 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 53 days — a 3% lower offer ($398k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $275k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $377,700 (7.9% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 0.92% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.02% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-42,313
• Equity at exit: $61,132

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $5,454
• Equity at exit: $35,449

Cash invested: $114,800 (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 32920

• Home prices YoY: -29.5%
• Rents YoY: 4.0%
• Active inventory: 221
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $3,777 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$345 /mo · $4,139/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$793
• Net cashflow: $318

Break-even live

Break-even rent $3,374

Max offer price $410,000

Occupancy floor 87%

Sensitivity live

Price	-10% $550	-5% $434	+0% $318	+5% $202	+10% $86
Rent	-10% $20	-5% $169	+0% $318	+5% $467	+10% $616
Rate	-1.0pp $525	-0.5pp $422	base $318	+0.5pp $212	+1.0pp $104

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,776
Total (2 units)			$3,777

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7801 Ridgewood Ave Cape Canaveral, FL	1.0–3.0	1.0–2.0	893	$2,300	$2.58	22d	3	0.23mi
504 Fillmore Ave Unit A11 Cape Canaveral, FL	3.0	2.0	1375	$3,200	$2.33	15d	1	0.25mi
425 Buchanan Ave #302 Cape Canaveral, FL	3.0	3.0	2102	$3,950	$1.88	25d	1	0.38mi
7128 Marbella Ct #204 Cape Canaveral, FL	3.0	2.0	2187	$2,695	$1.23	25d	1	0.43mi
8309 Rosalind Ave Cape Canaveral, FL	3.0	2.5	1280	$3,000	$2.34	25d	1	0.43mi
8208 Presidential Ct Cape Canaveral, FL	3.0	2.0	1185	$2,900	$2.45	25d	1	0.50mi
221 Columbia Dr #133 Cape Canaveral, FL	3.0	2.0	1200	$1,700	$1.42	25d	1	0.50mi
143 Grant Ave Cocoa Beach, FL	5.0	4.0	1888	$4,750	$2.52	15d	1	0.51mi
215 Cherie Down Ln Unit 1044464P Cape Canaveral, FL	3.0	2.5	1593	$3,931	$2.47	15d	1	0.55mi
545 Garfield Ave Unit 1 Cocoa Beach, FL	3.0	2.0	1500	$2,850	$1.90	15d	1	0.62mi
317 Lindsey Ct Unit 1526855P Cape Canaveral, FL	3.0	3.0	2023	$4,725	$2.34	15d	1	0.63mi
551 Casa Bella Dr #204 Cape Canaveral, FL	3.0	2.0	2032	$3,300	$1.62	25d	1	0.83mi
8718 Bay Ct Cape Canaveral, FL	3.0	2.5	1416	$2,600	$1.84	25d	1	0.87mi
8761 Ilex Ct Cape Canaveral, FL	3.0	2.5	1416	$4,000	$2.82	25d	1	0.88mi
8754 Honeysuckle Way Unit 1543006P Cape Canaveral, FL	3.0	2.0	1108	$4,170	$3.76	15d	1	0.88mi
8700 Ridgewood Ave Unit B310 Cape Canaveral, FL	3.0	2.0	2071	$3,200	$1.55	25d	1	0.88mi
8700 Ridgewood Ave Unit B204 Cape Canaveral, FL	3.0	2.0	1817	$5,750	$3.16	25d	1	0.90mi
401 Seaport Blvd Unit T144 Cape Canaveral, FL	3.0	2.5	1354	$3,000	$2.22	15d	1	1.02mi
171 Portside Ave #105 Cape Canaveral, FL	3.0	2.0	1562	$2,000	$1.28	15d	1	1.07mi
150 Portside Ave #201 Cape Canaveral, FL	3.0	2.0	1562	$2,200	$1.41	25d	1	1.09mi
806 Mystic Dr Unit D306 Cape Canaveral, FL	3.0	2.0	1686	$2,800	$1.66	25d	1	1.17mi
806 Mystic Dr Unit D407 Cape Canaveral, FL	3.0	2.0	1686	$3,000	$1.78	25d	1	1.17mi
816 Mystic Dr Unit A202 Cape Canaveral, FL	3.0	2.0	1994	$2,800	$1.40	20d	1	1.17mi
817 Mystic Dr Unit B302 Cape Canaveral, FL	3.0	2.0	1686	$3,300	$1.96	25d	1	1.19mi
817 Mystic Dr Unit B209 Cape Canaveral, FL	3.0	2.0	1994	$3,500	$1.76	25d	1	1.19mi
603 Shorewood Dr Unit F206 Cape Canaveral, FL	3.0	2.0	2104	$1,950	$0.93	15d	1	1.21mi
8961 Lake Dr #506 Cape Canaveral, FL	3.0	2.0	1956	$2,895	$1.48	25d	1	1.30mi
701 Solana Shores Dr #409 Cape Canaveral, FL	3.0	2.0	1921	$2,800	$1.46	15d	1	1.33mi

Listing history 11 events

1. 2026-05-21
   status Pending 958-char remark

   Show marketing remark (958 chars)

   A few blocks from the beach. Two income streams. One smart investment. Located in one of the Space Coast's strongest beachside rental markets, just minutes from Port Canaveral and the Atlantic Ocean, this Cape Canaveral duplex delivers the trifecta: location, income potential, and no HOA. The front unit will soon be vacant and ready for your finishing touch, while the rear unit is updated with white shaker cabinets, granite countertops, hexagon tile backsplash, and a full-size GE washer and dryer- making it ideal for short-term, long-term, or vacation rental use. Both units feature easy-care tile flooring throughout. The property also offers what renters and owners value most: ample parking, including a covered carport and additional on-site spaces. A fenced yard and storage shed add extra convenience. Live in one and rent the other--or rent both and create multiple income streams in one of the Space Coast's most desirable beachside locations.

2. 2026-05-21
   status Pending 958-char remark

   Show marketing remark (958 chars)

   A few blocks from the beach. Two income streams. One smart investment. Located in one of the Space Coast's strongest beachside rental markets, just minutes from Port Canaveral and the Atlantic Ocean, this Cape Canaveral duplex delivers the trifecta: location, income potential, and no HOA. The front unit will soon be vacant and ready for your finishing touch, while the rear unit is updated with white shaker cabinets, granite countertops, hexagon tile backsplash, and a full-size GE washer and dryer- making it ideal for short-term, long-term, or vacation rental use. Both units feature easy-care tile flooring throughout. The property also offers what renters and owners value most: ample parking, including a covered carport and additional on-site spaces. A fenced yard and storage shed add extra convenience. Live in one and rent the other--or rent both and create multiple income streams in one of the Space Coast's most desirable beachside locations.

3. 2026-04-03
   listed $410,000 Active 958-char remark

   Show marketing remark (958 chars)

   A few blocks from the beach. Two income streams. One smart investment. Located in one of the Space Coast's strongest beachside rental markets, just minutes from Port Canaveral and the Atlantic Ocean, this Cape Canaveral duplex delivers the trifecta: location, income potential, and no HOA. The front unit will soon be vacant and ready for your finishing touch, while the rear unit is updated with white shaker cabinets, granite countertops, hexagon tile backsplash, and a full-size GE washer and dryer- making it ideal for short-term, long-term, or vacation rental use. Both units feature easy-care tile flooring throughout. The property also offers what renters and owners value most: ample parking, including a covered carport and additional on-site spaces. A fenced yard and storage shed add extra convenience. Live in one and rent the other--or rent both and create multiple income streams in one of the Space Coast's most desirable beachside locations.

4. 2026-04-03
   listed $410,000 Active 958-char remark

   Show marketing remark (958 chars)

   A few blocks from the beach. Two income streams. One smart investment. Located in one of the Space Coast's strongest beachside rental markets, just minutes from Port Canaveral and the Atlantic Ocean, this Cape Canaveral duplex delivers the trifecta: location, income potential, and no HOA. The front unit will soon be vacant and ready for your finishing touch, while the rear unit is updated with white shaker cabinets, granite countertops, hexagon tile backsplash, and a full-size GE washer and dryer- making it ideal for short-term, long-term, or vacation rental use. Both units feature easy-care tile flooring throughout. The property also offers what renters and owners value most: ample parking, including a covered carport and additional on-site spaces. A fenced yard and storage shed add extra convenience. Live in one and rent the other--or rent both and create multiple income streams in one of the Space Coast's most desirable beachside locations.

5. 2026-04-03
   listed $410,000 Active

   Show marketing remark (958 chars)

   A few blocks from the beach. Two income streams. One smart investment. Located in one of the Space Coast's strongest beachside rental markets, just minutes from Port Canaveral and the Atlantic Ocean, this Cape Canaveral duplex delivers the trifecta: location, income potential, and no HOA. The front unit will soon be vacant and ready for your finishing touch, while the rear unit is updated with white shaker cabinets, granite countertops, hexagon tile backsplash, and a full-size GE washer and dryer- making it ideal for short-term, long-term, or vacation rental use. Both units feature easy-care tile flooring throughout. The property also offers what renters and owners value most: ample parking, including a covered carport and additional on-site spaces. A fenced yard and storage shed add extra convenience. Live in one and rent the other--or rent both and create multiple income streams in one of the Space Coast's most desirable beachside locations.

6. 2005-10-06
   soldstatus $275,000
7. 2005-09-30
   soldstatus $275,000
8. 2005-05-17
   listed $299,900
9. 2000-04-28
   soldstatus $94,500
10. 1987-01-01
    soldstatus $61,900
11. 1972-02-01
    soldstatus $119,000

ⓘ 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: $4,139 · $345/mo
• Projected year-2 tax: $4,139 · $345/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 6/10 Major FEMA zone X (shaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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: $45,324
• − Mortgage interest: −$22,966
• − Property taxes: −$4,139
• − Insurance: −$2,050
• − Repairs & maintenance: −$3,626
• − Management: −$3,626
• − Depreciation: −$11,927
• Taxable loss: −$3,010
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $4,539/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 — Cape Canaveral

• Score: 84/100
• State rank: #34
• US rank: #677

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cape Canaveral, FL
• County: Brevard County · 602,871 people
• City population: 10,005
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 10,005
• Household income: $66,955
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 477.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6%
• Common ancestry: Romanian 5% Lithuanian 5% Serbian 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 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: ▼ -125.71%
• Current HPI: 300.9707
• Rent YoY: ▲ 4.02%
• 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

+244.5% since first listed

11 events — show timeline

• 2026-05-21 Pending — SCMLS
• 2026-05-21 Pending — SCMLS
• 2026-04-03 Listed $410,000 Stellar MLS as Distributed by MLS Grid
• 2026-04-03 Listed $410,000 SCMLS
• 2026-04-03 Listed $410,000 SCMLS
• 2005-10-06 Sold (Public Records) $275,000 Public Records
• 2005-09-30 Sold (MLS) $275,000 SCMLS
• 2005-05-17 Listed $299,900 SCMLS
• 2000-04-28 Sold (Public Records) $94,500 Public Records
• 1987-01-01 Sold (Public Records) $61,900 Public Records
• 1972-02-01 Sold (Public Records) $119,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $4,139 · +3.4% YoY. Source: county tax records.