5640 Brandon St · Port St. John, FL 32927

$299,000

3 bd · 2.0 ba · 1,120 sqft · Other public records · 18 Days on market

Built 1985 10,019 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 +14.4/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +4.4/10.0
• Rent growth +3.1/5.0
• 1% rule +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely gutted and ready for a full transformation. With all interiors removed, it offers a blank canvas for investors, flippers, or visionaries looking to create a custom-designed space from the ground up. The home has a steady structure, providing a strong foundation to build upon. Located in a quiet Cocoa neighborhood, this property has strong potential to become a beautiful family home or a lucrative investment. Bring your tools, creativity, and vision — this is a full-scale project with major upside. Whether you plan to fix and flip or build your dream layout, the possibilities are wide open. Cash or renovation loans only. Sold as-is.

Key facts

• Open floor plan
• Remodeled kitchen
• New cabinets

Tags

• OPEN FLOOR PLAN
• REMODELED KITCHEN
• NEW CABINETS
• NEW QUARTZ COUNTER-TOP
• NEW APPLIANCES
• NEW ROOF

Property features AI

Finance

• Other: Property type: Residential, single family; Zoning: RU17; Lot size about 0.23 acres (0.23 / 80x125)
• HOA & community: No homeowners association listed

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Septic tank sewer; Cable connected; Electricity connected; Water connected
• Home design: Single family residence; One story; Faces west
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Built on public records living area of 1,120 (one-level)
• Exterior features: Sliding doors; Asphalt road access; Lot dimensions approximately 80 x 125

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (one-level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Kitchen open to family room; Living room open to dining room; Thermostat; Blinds
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $299k.

Deal economics

• At list price, monthly cash flow is $61 ($729/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 $235k (21.5% below list).
• Recommended offer: $235k (21.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Enterprise Elementary School (math 76% / reading 63%, grade A-, #364 of 2,144 statewide, top 19%, 599 students, 51% FRL); Space Coast Junior/Senior High School (math 45% / reading 44%, grade F, #237 of 667 statewide, top 36%, 1,534 students, 49% FRL).
• Market conditions: Rents rising (+2.5%/yr); 227 active listings in the ZIP; 5 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).
• This rent runs 33% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $9k 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 ($295k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $80k; list at $299k implies a 274% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,586 (21.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.78% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.48% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-45,938
• Equity at exit: $44,582

10-year hold

• IRR: -7.9%
• Equity multiple: 0.52×
• Total profit: $-40,521
• Equity at exit: $25,852

Cash invested: $83,720 (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 32927

• Home prices YoY: -19.4%
• Rents YoY: 2.5%
• Active inventory: 227
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,346 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$100 /mo · $1,199/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $61

Break-even live

Break-even rent $2,269

Max offer price $299,000

Occupancy floor 92%

Sensitivity live

Price	-10% $230	-5% $145	+0% $61	+5% $-24	+10% $-109
Rent	-10% $-125	-5% $-32	+0% $61	+5% $153	+10% $246
Rate	-1.0pp $211	-0.5pp $137	base $61	+0.5pp $-17	+1.0pp $-96

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5075 Hogan Pl Unit 2 Cocoa, FL	2.0	1.0	1200	$1,500	$1.25	25d	1	0.72mi
6655 Corto Rd Cocoa, FL	3.0	2.0	1441	$3,300	$2.29	16d	1	0.80mi
5215 Holden Rd Cocoa, FL	3.0	2.0	1480	$2,185	$1.48	21d	1	1.02mi
5935 Acme Ave Cocoa, FL	3.0	2.0	1404	$1,990	$1.42	25d	1	1.27mi
5960 Homestead Ave Cocoa, FL	3.0	2.0	1274	$2,065	$1.62	25d	1	1.32mi

Listing history 22 events

1. 2026-06-22
   days on market $299,000 Active 18 DOM
2. 2026-06-18
   days on market $299,000 Active 15 DOM
3. 2026-06-18
   status $299,000 Active 14 DOM
4. 2026-06-14
   remarks 659-char remark
5. 2026-06-14
   statusdays on market $299,000 Pending 14 DOM
6. 2026-06-10
   days on market $299,000 Active 12 DOM
7. 2026-06-08
   days on market $299,000 Active 10 DOM
8. 2026-06-07
   days on market $299,000 Active 9 DOM
9. 2026-06-05
   days on market $299,000 Active 6 DOM
10. 2026-06-03
    days on market $299,000 Active 5 DOM
11. 2026-06-02
    days on market $299,000 Active 4 DOM
12. 2026-06-01
    days on market $299,000 Active 3 DOM
13. 2026-05-31
    remarks 619-char remark
14. 2026-05-31
    days on market $299,000 Active 2 DOM
15. 2026-05-29
    listed $299,000 Active
16. 2025-08-09
    soldstatus $80,000 Closed 656-char remark

    Show marketing remark (656 chars)

    Completely gutted and ready for a full transformation. With all interiors removed, it offers a blank canvas for investors, flippers, or visionaries looking to create a custom-designed space from the ground up. The home has a steady structure, providing a strong foundation to build upon. Located in a quiet Cocoa neighborhood, this property has strong potential to become a beautiful family home or a lucrative investment. Bring your tools, creativity, and vision — this is a full-scale project with major upside. Whether you plan to fix and flip or build your dream layout, the possibilities are wide open. Cash or renovation loans only. Sold as-is.

17. 2025-08-04
    soldstatus $80,000
18. 2025-07-09
    status Pending 656-char remark

    Show marketing remark (656 chars)

    Completely gutted and ready for a full transformation. With all interiors removed, it offers a blank canvas for investors, flippers, or visionaries looking to create a custom-designed space from the ground up. The home has a steady structure, providing a strong foundation to build upon. Located in a quiet Cocoa neighborhood, this property has strong potential to become a beautiful family home or a lucrative investment. Bring your tools, creativity, and vision — this is a full-scale project with major upside. Whether you plan to fix and flip or build your dream layout, the possibilities are wide open. Cash or renovation loans only. Sold as-is.

19. 2025-07-09
    historical 656-char remark

    Show marketing remark (656 chars)

    Completely gutted and ready for a full transformation. With all interiors removed, it offers a blank canvas for investors, flippers, or visionaries looking to create a custom-designed space from the ground up. The home has a steady structure, providing a strong foundation to build upon. Located in a quiet Cocoa neighborhood, this property has strong potential to become a beautiful family home or a lucrative investment. Bring your tools, creativity, and vision — this is a full-scale project with major upside. Whether you plan to fix and flip or build your dream layout, the possibilities are wide open. Cash or renovation loans only. Sold as-is.

20. 2025-07-01
    listed $80,000 Active 656-char remark

    Show marketing remark (656 chars)

    Completely gutted and ready for a full transformation. With all interiors removed, it offers a blank canvas for investors, flippers, or visionaries looking to create a custom-designed space from the ground up. The home has a steady structure, providing a strong foundation to build upon. Located in a quiet Cocoa neighborhood, this property has strong potential to become a beautiful family home or a lucrative investment. Bring your tools, creativity, and vision — this is a full-scale project with major upside. Whether you plan to fix and flip or build your dream layout, the possibilities are wide open. Cash or renovation loans only. Sold as-is.

21. 1989-05-01
    soldstatus $57,800
22. 1986-12-01
    soldstatus $53,000

ⓘ 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: $1,199 · $100/mo
• Projected year-2 tax: $2,482 · $207/mo
• Expected delta: +$1,282/yr (+$107/mo · 106.9%)

ⓘ 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 ≥107°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: $28,150
• − Mortgage interest: −$16,749
• − Property taxes: −$1,199
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − Depreciation: −$8,698
• Taxable loss: −$4,495
• Est. tax savings @ 24.0%: +$1,079
• After-tax cash flow: $1,807/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 — Port St. John

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Port St. John, FL
• County: Brevard County · 602,871 people
• City population: 28,493
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 29,219
• Household income: $86,075
• Rent vs Own: 7.7% rent · 92.3% own
• Severe rent burden: 192.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 5% Black 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -79.36%
• Current HPI: 330.5099
• Rent YoY: ▲ 2.48%
• 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

+464.2% since first listed

8 events — show timeline

• 2026-05-29 Listed $299,000 Stellar MLS as Distributed by MLS Grid
• 2025-08-09 Sold (MLS) $80,000 SCMLS
• 2025-08-04 Sold (Public Records) $80,000 Public Records
• 2025-07-09 Pending — SCMLS
• 2025-07-09 Listing Removed — SCMLS
• 2025-07-01 Listed $80,000 SCMLS
• 1989-05-01 Sold (Public Records) $57,800 Public Records
• 1986-12-01 Sold (Public Records) $53,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,199 · +11.0% YoY. Source: county tax records.