5946 Deer Ln · Port St. John, FL 32927

$335,000

3 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 42 Days on market

Built 1983 10,454 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 +13.2/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +4.0/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 3-bedroom (optional 4th) with large primary. Featuring modern comfort, style and effortless Florida living. Thoughtfully renovated, this home boasts updated kitchen with quartz and smart technology appliances for convenience and extra lighting. A Spacious sunroom, approximately 400 sq ft (additional Sq Ft not in tax rolls) with separate A/C and insulated, stretches across the back, offering the perfect indoor-outdoor retreat. Designed for entertaining, it features a custom-built bar ideal for gathering, game days, or just relaxing evenings at home. Step outside to your private oasis-a sparkling heated pool with screen enclosure for year around enjoyment. Whether you're hosting friends or unwinding after a long day, this backyard paradise delivers resort-style living without ever leaving home. Additional parking for RV and double gates. This home is move-in ready, updates, NO HOA, and perfect for entertaining. Don't miss your chance to make it yours!

Key facts

• Kennedy space center
• Waterfront dining
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• LARGE BONUS SUN GAME ROOM
• WATERFRONT DINING
• KENNEDY SPACE CENTER
• PORT CANAVERAL
• WORLD FAMOUS ROCKET LAUNCHES

Property features AI

Exterior

• Parking: Attached carport (1 space)
• Security: Smoke detectors
• Utilities: Septic tank; Cable connected; Electricity connected; Water connected
• Home design: Single family residence; Two levels; Entry level on level 1; Facing east
• Construction: Fiber cement exterior
• Exterior features: Private in-ground heated pool with electric heat and pool sweep; Pool has a screen enclosure; Front porch; Glass-enclosed porch area; Patio; Fenced backyard with wood privacy fencing; Few trees; Front and rear sprinkler system; County road frontage with asphalt surface

Interior

• Kitchen: Dishwasher; Disposal; Electric oven and range; Microwave; Refrigerator; Ice maker
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 total bathrooms (1 full, 1 half)
• Heating & cooling: Central heating (electric); Central air conditioning; Electric cooling; Multiple A/C units; Wall/window unit(s)
• Interior features: Ceiling fans; Primary bathroom has a shower (no tub); Smart thermostat; Split-bedroom floor plan
• Laundry & utility: In-unit laundry; Washer hookup; Electric dryer hookup; Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-4 ($-42/yr) — negative.
• To cash-flow at today's rent, offer at most $334k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (26.1% below list).
• Recommended offer: $247k (26.1% 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: Challenger 7 Elementary School (math 63% / reading 63%, grade B, #582 of 2,144 statewide, top 28%, 501 students, 56% 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); 224 active listings in the ZIP; 6 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 34% 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 $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 42 days — a 3% lower offer ($325k) 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.
• Current owner paid $200k; list at $335k implies a 68% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,426 (26.1% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.74% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 11.3

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-55,977
• Equity at exit: $49,950

10-year hold

• IRR: -9.8%
• Equity multiple: 0.41×
• Total profit: $-55,000
• Equity at exit: $28,965

Cash invested: $93,800 (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 32927

• Home prices YoY: -19.4%
• Rents YoY: 2.5%
• Active inventory: 224
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,474 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$62 /mo · $742/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-4

Break-even live

Break-even rent $2,479

Max offer price $334,382

Occupancy floor 95%

Sensitivity live

Price	-10% $186	-5% $91	+0% $-4	+5% $-98	+10% $-193
Rent	-10% $-199	-5% $-101	+0% $-4	+5% $94	+10% $192
Rate	-1.0pp $165	-0.5pp $82	base $-4	+0.5pp $-90	+1.0pp $-179

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5215 Holden Rd Cocoa, FL	3.0	2.0	1480	$2,185	$1.48	20d	1	0.41mi
5935 Acme Ave Cocoa, FL	3.0	2.0	1404	$1,990	$1.42	24d	1	0.44mi
5960 Homestead Ave Cocoa, FL	3.0	2.0	1274	$2,065	$1.62	24d	1	0.69mi
4855 Balfern St Cocoa, FL	4.0	2.0	1621	$3,500	$2.16	24d	1	0.75mi
6655 Corto Rd Cocoa, FL	3.0	2.0	1441	$3,300	$2.29	15d	1	0.98mi
5075 Hogan Pl Unit 2 Cocoa, FL	2.0	1.0	1200	$1,500	$1.25	24d	1	0.98mi

Listing history 24 events

1. 2026-06-18
   days on market $335,000 Active 42 DOM
2. 2026-06-17
   days on market $335,000 Active 41 DOM
3. 2026-06-16
   days on market $335,000 Active 40 DOM
4. 2026-06-15
   days on market $335,000 Active 39 DOM
5. 2026-06-14
   days on market $335,000 Active 37 DOM
6. 2026-06-10
   statusdays on market $335,000 Active 34 DOM
7. 2026-06-08
   days on market $335,000 Active Under Contract 32 DOM
8. 2026-06-07
   days on market $335,000 Active Under Contract 31 DOM
9. 2026-06-05
   days on market $335,000 Active Under Contract 28 DOM
10. 2026-06-03
    days on market $335,000 Active Under Contract 27 DOM
11. 2026-06-03
    status $335,000 Active Under Contract 26 DOM
12. 2026-06-02
    days on market $335,000 Active 26 DOM
13. 2026-06-01
    days on market $335,000 Active 25 DOM
14. 2026-05-31
    price $335,000 Active 24 DOM
15. 2026-05-31
    days on market $345,000 Active 24 DOM
16. 2026-05-31
    days on market $345,000 Active 23 DOM
17. 2026-05-07
    listed $345,000 Active
18. 2026-05-03
    historical 999-char remark

    Show marketing remark (999 chars)

    Welcome to this beautifully updated 3-bedroom (optional 4th) with large primary. Featuring modern comfort, style and effortless Florida living. Thoughtfully renovated, this home boasts updated kitchen with quartz and smart technology appliances for convenience and extra lighting. A Spacious sunroom, approximately 400 sq ft (additional Sq Ft not in tax rolls) with separate A/C and insulated, stretches across the back, offering the perfect indoor-outdoor retreat. Designed for entertaining, it features a custom-built bar ideal for gathering, game days, or just relaxing evenings at home. Step outside to your private oasis-a sparkling heated pool with screen enclosure for year around enjoyment. Whether you're hosting friends or unwinding after a long day, this backyard paradise delivers resort-style living without ever leaving home. Additional parking for RV and double gates. This home is move-in ready, updates, NO HOA, and perfect for entertaining. Don't miss your chance to make it yours!

19. 2025-10-31
    listed $349,999 Active 999-char remark

    Show marketing remark (999 chars)

    Welcome to this beautifully updated 3-bedroom (optional 4th) with large primary. Featuring modern comfort, style and effortless Florida living. Thoughtfully renovated, this home boasts updated kitchen with quartz and smart technology appliances for convenience and extra lighting. A Spacious sunroom, approximately 400 sq ft (additional Sq Ft not in tax rolls) with separate A/C and insulated, stretches across the back, offering the perfect indoor-outdoor retreat. Designed for entertaining, it features a custom-built bar ideal for gathering, game days, or just relaxing evenings at home. Step outside to your private oasis-a sparkling heated pool with screen enclosure for year around enjoyment. Whether you're hosting friends or unwinding after a long day, this backyard paradise delivers resort-style living without ever leaving home. Additional parking for RV and double gates. This home is move-in ready, updates, NO HOA, and perfect for entertaining. Don't miss your chance to make it yours!

20. 2019-12-30
    soldstatus $200,000 1078-char remark

    Show marketing remark (1078 chars)

    Don't miss this charming home with all the bells and whistles. Watch the rockets launch from the upstairs master bedroom window. Plus, the 400 sq. ft. attached all-seasons room overlooks the heated screened in pool with shade sails, paver BBQ patio w/ BBQ grill for those endless days of entertaining. Poolside shower, pool cleaner, child safety barrier and deck space overlook the spacious fenced in yard. Beautifully maintained exterior with large garden shed with front and rear doors. Whole house surge protector, upgraded windows and doors, skylights, this home has it all. New roof installation under contract! Covered carport area keeps the sun off your vehicles. Lovely galley style kitchen with new stainless fridge and inside laundry make this home a must see. One year home warranty is included, and transferable termite bond in place. Sewer recently pumped. Pride of ownership shines throughout this home inside and out. Landscaped with beautiful plants and a fairytale exterior. Newer HVAC and hot water heater plus a Culligan reverse osmosis drinking water system.

21. 2019-12-30
    soldstatus $200,000

    Show marketing remark (1078 chars)

    Don't miss this charming home with all the bells and whistles. Watch the rockets launch from the upstairs master bedroom window. Plus, the 400 sq. ft. attached all-seasons room overlooks the heated screened in pool with shade sails, paver BBQ patio w/ BBQ grill for those endless days of entertaining. Poolside shower, pool cleaner, child safety barrier and deck space overlook the spacious fenced in yard. Beautifully maintained exterior with large garden shed with front and rear doors. Whole house surge protector, upgraded windows and doors, skylights, this home has it all. New roof installation under contract! Covered carport area keeps the sun off your vehicles. Lovely galley style kitchen with new stainless fridge and inside laundry make this home a must see. One year home warranty is included, and transferable termite bond in place. Sewer recently pumped. Pride of ownership shines throughout this home inside and out. Landscaped with beautiful plants and a fairytale exterior. Newer HVAC and hot water heater plus a Culligan reverse osmosis drinking water system.

22. 2019-06-20
    listed $210,000 1078-char remark

    Show marketing remark (1078 chars)

    Don't miss this charming home with all the bells and whistles. Watch the rockets launch from the upstairs master bedroom window. Plus, the 400 sq. ft. attached all-seasons room overlooks the heated screened in pool with shade sails, paver BBQ patio w/ BBQ grill for those endless days of entertaining. Poolside shower, pool cleaner, child safety barrier and deck space overlook the spacious fenced in yard. Beautifully maintained exterior with large garden shed with front and rear doors. Whole house surge protector, upgraded windows and doors, skylights, this home has it all. New roof installation under contract! Covered carport area keeps the sun off your vehicles. Lovely galley style kitchen with new stainless fridge and inside laundry make this home a must see. One year home warranty is included, and transferable termite bond in place. Sewer recently pumped. Pride of ownership shines throughout this home inside and out. Landscaped with beautiful plants and a fairytale exterior. Newer HVAC and hot water heater plus a Culligan reverse osmosis drinking water system.

23. 1990-10-01
    soldstatus $58,000
24. 1984-11-01
    soldstatus $54,700

ⓘ 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: $742 · $62/mo
• Projected year-2 tax: $2,780 · $232/mo
• Expected delta: +$2,039/yr (+$170/mo · 274.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 21 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: $29,691
• − Mortgage interest: −$18,765
• − Property taxes: −$742
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,375
• − Management: −$2,375
• − Depreciation: −$9,745
• Taxable loss: −$5,987
• Est. tax savings @ 24.0%: +$1,437
• After-tax cash flow: $1,395/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

+530.7% since first listed

8 events — show timeline

• 2026-05-07 Listed $345,000 SCMLS
• 2026-05-03 Listing Removed — SCMLS
• 2025-10-31 Listed $349,999 SCMLS
• 2019-12-30 Sold (Public Records) $200,000 Public Records
• 2019-12-30 Sold (MLS) $200,000 SCMLS
• 2019-06-20 Listed $210,000 SCMLS
• 1990-10-01 Sold (Public Records) $58,000 Public Records
• 1984-11-01 Sold (Public Records) $54,700 Public Records

Property tax history

-2.4%/yr

Latest (2025): $742 · +17.8% YoY. Source: county tax records.