1600 Woodland Dr #4206 · Rockledge, FL 32955

$165,000

2 bd · 2.0 ba · 1,330 sqft · Condo public records · 11 Days on market

Built 1986 $575/mo HOA · 30% of rent

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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 +9.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this open and airy second floor end unit which is one of the most spacious and inviting floor plans in the entire complex. Originally designed as a three bedroom, two bath, this thoughtfully reimagined two bedroom, two bath layout offers an expansive living area, being ideal for entertaining or simply enjoying the extra breathing room. Step inside to find an interior that has been tastefully updated with east facing plantation shutters, cool and easy-to-maintain tile flooring throughout and a modern kitchen featuring sleek S/S appliances, gleaming granite counter tops and elegant white cabinetry. Both bathrooms carry the same clean and classic fixtures and cabinetry, creating a cohesive and refined look throughout the home. The stackable W/ D are tucked away for easy access. This end unit offers natural light flooding in from multiple angles, offering a sense of openness and tranquility. Community pool/spa. 1 car carport and additional assigned parking. See addit. remarks. Nestled in a peaceful area away from the hustle and bustle, this condo provides a quiet retreat while still being just minutes from shopping, dining, and top-rated schools. Golf enthusiasts will appreciate being just around the corner from the Rockledge Country Club and its scenic 18-hole course. For beach lovers and adventurers, Port Canaveral, Kennedy Space Center, and the Atlantic coastline are just a short drive away. Whether you're looking for a full-time residence or a lock-and-leave Florida getaway, this move-in-ready home checks all the boxes. Come experience the lifestyle you've been waiting for!

Key facts

• Plantation shutters
• Tile flooring
• Modern kitchen

Tags

• SECOND FLOOR END UNIT
• EXPANSIVE LIVING AREA
• PLANTATION SHUTTERS
• TILE FLOORING
• MODERN KITCHEN
• S S APPLIANCES

Property features AI

Finance

• Other: Unit is unfurnished; Residential current use
• HOA & community: Association: The Oaks of Country Club Condo; Monthly association fee; Association amenities include barbecue, car wash area, spa/hot tub, maintenance of grounds, part-time management, trash service, and water; Association fee covers maintenance of grounds and trash; Association fee amount available (monthly)

Exterior

• Parking: Assigned parking; Detached 1-space carport
• Security: Fire alarm
• Utilities: Public sewer; Water connected; Sewer connected; Electricity connected; Cable available
• Home design: Condominium; One level; 2 total stories in building; Entry on second level; Facing east; End unit on second floor (unit location noted in directions)
• Construction: Brick and concrete construction; Shingle (and other) roof; Built with standard foundation (information not specified)
• Exterior features: Covered rear porch; Screened porch; Few trees on lot; Asphalt road access; Fire alarm

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Ice maker
• Bedrooms: 2 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floorplan; Breakfast bar; Ceiling fans; Vaulted ceilings; Pantry; Walk-in closet(s); Split bedrooms; Primary bathroom with shower (no separate tub) and tub/shower combo
• Laundry & utility: In-unit laundry; Washer; Dryer; Washer/Dryer stacked

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (11.0% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $147k (11.0% below list) — sets the bar for cash-flow.

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); John F. Kennedy Middle School (math 67% / reading 59%, grade B+, #111 of 571 statewide, top 20%, 673 students, 41% FRL); Rockledge Senior High School (math 27% / reading 49%, grade F, #328 of 667 statewide, top 50%, 1,558 students, 50% FRL).
• Market conditions: Rents flat; 317 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 18y 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: HOA is 30% of rent.

Recommended offer $146,801 (11.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• GRM: 7.1

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: -25.4%
• Equity multiple: 0.17×
• Total profit: $-38,425
• Equity at exit: $24,602

10-year hold

• IRR: -44.1%
• Equity multiple: -0.34×
• Total profit: $-61,704
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$865
• Tax from tax record: −$125 /mo · $1,501/yr
• Insurance: −$69
• HOA: −$575
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-103

Break-even live

Break-even rent $2,069

Max offer price $146,801

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 Woodland Dr Unit 1 Rockledge, FL	3.0	2.0	1426	$1,995	$1.40	14d	1	0.02mi
1147 Manatee Dr Rockledge, FL	3.0	2.0	1810	$2,095	$1.16	18d	1	0.62mi
1675 S Fiske Blvd #155 Rockledge, FL	2.0	2.0	1170	$1,750	$1.50	13d	1	0.66mi
1525 S Fiske Blvd Rockledge, FL	1.0–2.0	1.0	890	$1,500	$1.69	23d	1	0.70mi
944 Kentucky Ave Rockledge, FL	3.0	2.0	1236	$1,945	$1.57	18d	1	1.04mi
1607 Amalfi Dr Cocoa, FL	3.0–4.0	2.0	1750	$2,488	$1.42	13d	5	1.07mi
1515 Huntington Ln Rockledge, FL	2.0	1.0–2.0	470	$1,762	$3.75	23d	3	1.10mi
1515 Huntington Ln Rockledge, FL	2.0	1.0–2.0	470	$1,725	$3.67	14d	4	1.10mi
1105 Santa Rosa Dr Rockledge, FL	3.0	2.0	1096	$2,000	$1.82	23d	1	1.19mi
1913 Woodhaven Cir Rockledge, FL	2.0	2.0	930	$1,597	$1.72	13d	3	1.31mi
1001 Cascade Cir Rockledge, FL	2.0–3.0	2.0	1274	$1,705	$1.34	14d	6	1.36mi
616 S Kentucky Ave Cocoa, FL	3.0	1.0	960	$1,600	$1.67	18d	1	1.37mi
516 Donley St Cocoa, FL	2.0	2.0	1485	$1,800	$1.21	18d	1	1.43mi
412 Clarence Rowe Ave Rockledge, FL	3.0	1.0	960	$1,600	$1.67	23d	1	1.44mi
305 Laredo Dr Cocoa, FL	1.0–3.0	1.0–2.0	1481	$2,002	$1.35	13d	28	1.49mi

HOA detail condo

• Monthly dues: $575 · $6,900/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-18
   days on market $165,000 Active 11 DOM
2. 2026-06-17
   days on market $165,000 Active 10 DOM
3. 2026-06-16
   days on market $165,000 Active 9 DOM
4. 2026-06-15
   days on market $165,000 Active 8 DOM
5. 2026-06-14
   days on market $165,000 Active 6 DOM
6. 2026-06-10
   days on market $165,000 Active 3 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   listed $165,000 Active 1 DOM

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

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,501 · $125/mo
• Projected year-2 tax: $1,501 · $125/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $23,257
• − Mortgage interest: −$9,243
• − Property taxes: −$1,501
• − Insurance: −$825
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − HOA: −$6,900
• − Depreciation: −$4,800
• Taxable loss: −$3,733
• Est. tax savings @ 24.0%: +$896
• After-tax cash flow: $-340/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

+129.5% since first listed

21 events — show timeline

• 2026-06-06 Listed $165,000 SCMLS
• 2026-04-30 Listing Removed — SCMLS
• 2026-04-09 Price Changed $165,000 SCMLS
• 2025-11-18 Listed $187,950 SCMLS
• 2025-11-13 Listing Removed — SCMLS
• 2025-06-08 Price Changed $199,000 SCMLS
• 2025-05-13 Listed $215,000 SCMLS
• 2025-03-31 Listing Removed — SCMLS
• 2024-09-30 Listed $275,000 SCMLS
• 2019-07-30 Sold (Public Records) $145,000 Public Records
• 2019-07-26 Sold (MLS) $145,000 SCMLS
• 2019-06-20 Listed $149,900 SCMLS
• 2019-05-30 Listing Removed — SCMLS
• 2019-04-25 Listed $159,000 SCMLS
• 2009-07-14 Sold (Public Records) $65,000 Public Records
• 2009-07-10 Sold (MLS) $65,000 SCMLS
• 2008-10-14 Listed $65,000 SCMLS
• 2004-07-30 Sold (Public Records) $80,100 Public Records
• 2000-08-03 Sold (Public Records) $56,500 Public Records
• 1990-08-01 Sold (Public Records) $61,500 Public Records
• 1986-10-01 Sold (Public Records) $71,900 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,501 · +3.2% YoY. Source: county tax records.