2426 Granville Dr · Cocoa, FL 32926

$169,900

3 bd · 2.0 ba · 1,025 sqft · SingleFamily public records · 161 Days on market

Built 1957 10,454 sqft lot

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Why this score? — see what drove the C 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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.7/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready! Affordable 3 bedroom, 1 bath home with new carpet, new appliances, new water heater and new paint inside and out. The bathroom has a new vanity and toilet. Ceiling fans throughout the house. Central location, close to shopping and easy access to SR 524, which leads east to the beach or head west to the Orlando area. Relax on your screened porch and look out to the large fenced yard. Recent 4 point inspection. Call today to view.

Key facts

• Ranch style
• Eat-in kitchen
• Screen porch

Tags

• RANCH STYLE
• SCREEN PORCH
• GENEROUS BACKYARD
• EAT-IN KITCHEN
• DESIRABLE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#344 in FL) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, employment D-.
• 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: Cambridge Elementary Magnet School (math 38% / reading 31%, grade F, #1,709 of 2,144 statewide, top 81%, 495 students, 78% FRL); Cocoa High School (math 21% / reading 27%, grade F, #529 of 667 statewide, top 80%, 1,551 students, 73% FRL) — zoned schools average 76% FRL vs 43% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 55% district-wide (-26 pts) — the specific schools serving this property underperform the Brevard average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.6%/yr); 291 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 4,602 units permitted in Brevard County in 2024 (702 in 5+ unit buildings).
• This rent runs 32% of the median local income ($71k/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 $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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.12% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.6% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,946
• Equity at exit: $25,333

10-year hold

• IRR: 11.2%
• Equity multiple: 1.98×
• Total profit: $46,806
• Equity at exit: $14,690

Cash invested: $47,572 (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 32926

• Home prices YoY: -16.9%
• Rents YoY: 5.6%
• Active inventory: 291
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,896 high
• Mortgage (P&I): −$891
• Tax from tax record: −$215 /mo · $2,576/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $321

Break-even live

Break-even rent $1,489

Max offer price $169,900

Occupancy floor 78%

Sensitivity live

Price	-10% $418	-5% $369	+0% $321	+5% $273	+10% $225
Rent	-10% $172	-5% $246	+0% $321	+5% $396	+10% $471
Rate	-1.0pp $407	-0.5pp $365	base $321	+0.5pp $277	+1.0pp $233

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 University Ln #408 Cocoa, FL	2.0	2.0	864	$1,400	$1.62	14d	1	0.43mi
1704 University Ln #701 Cocoa, FL	2.0	2.0	864	$1,225	$1.42	24d	1	0.45mi
1524 Clearlake Rd Cocoa, FL	1.0–2.0	1.0	720	$1,822	$2.53	19d	6	0.51mi
1660 Rosetine St Unit 1 Cocoa, FL	2.0	2.0	1200	$1,645	$1.37	19d	1	0.55mi
1514 Clearlake Rd #110 Cocoa, FL	2.0	2.0	1070	$1,295	$1.21	24d	1	0.59mi
3070 Cirrus Dr Cocoa, FL	3.0	1.0–2.0	1002	$2,661	$2.66	14d	29	0.72mi
318 Lucerne Dr Cocoa, FL	3.0	1.0	1145	$1,700	$1.48	19d	1	0.75mi
312 Bellair Dr Cocoa, FL	2.0	1.0	984	$1,700	$1.73	24d	1	0.79mi
214 Lucerne Dr Unit 1381666P Cocoa, FL	3.0	1.0	1151	$3,539	$3.07	14d	1	0.82mi
1202 Princeton Rd Cocoa, FL	3.0	2.0	1473	$2,150	$1.46	24d	1	0.86mi
3028 Winchester Dr Cocoa, FL	3.0	2.0	1125	$1,915	$1.70	21d	1	0.90mi
1706 Pineda St Cocoa, FL	3.0	2.0	1020	$1,700	$1.67	24d	1	0.92mi
1711 Dixon Blvd Cocoa, FL	2.0	1.0	740	$1,262	$1.70	19d	2	1.20mi
1711 Dixon Blvd #246 Cocoa, FL	2.0	1.0	837	$1,350	$1.61	14d	1	1.21mi
1305 N Fiske Blvd Cocoa, FL	2.0	1.0	750	$1,275	$1.70	19d	1	1.43mi
1105 Myrtle Ln Cocoa, FL	3.0	1.5	1232	$1,800	$1.46	14d	1	1.49mi

Listing history 16 events

1. 2026-04-24
   status Pending
2. 2026-03-13
   price $169,900
3. 2026-01-16
   price $179,900
4. 2025-12-22
   price $189,900
5. 2025-11-14
   listed $199,900 Active
6. 2022-04-06
   soldstatus $210,000
7. 2022-04-05
   soldstatus $210,000 Closed 447-char remark

   Show marketing remark (447 chars)

   Move in Ready! Affordable 3 bedroom, 1 bath home with new carpet, new appliances, new water heater and new paint inside and out. The bathroom has a new vanity and toilet. Ceiling fans throughout the house. Central location, close to shopping and easy access to SR 524, which leads east to the beach or head west to the Orlando area. Relax on your screened porch and look out to the large fenced yard. Recent 4 point inspection. Call today to view.

8. 2022-02-24
   price $1,600
9. 2022-02-23
   historical Backups 447-char remark

   Show marketing remark (447 chars)

   Move in Ready! Affordable 3 bedroom, 1 bath home with new carpet, new appliances, new water heater and new paint inside and out. The bathroom has a new vanity and toilet. Ceiling fans throughout the house. Central location, close to shopping and easy access to SR 524, which leads east to the beach or head west to the Orlando area. Relax on your screened porch and look out to the large fenced yard. Recent 4 point inspection. Call today to view.

10. 2022-02-04
    listed $215,000 Active 447-char remark

    Show marketing remark (447 chars)

    Move in Ready! Affordable 3 bedroom, 1 bath home with new carpet, new appliances, new water heater and new paint inside and out. The bathroom has a new vanity and toilet. Ceiling fans throughout the house. Central location, close to shopping and easy access to SR 524, which leads east to the beach or head west to the Orlando area. Relax on your screened porch and look out to the large fenced yard. Recent 4 point inspection. Call today to view.

11. 2016-09-27
    soldstatus $77,000
12. 2016-09-22
    soldstatus $77,000 394-char remark

    Show marketing remark (394 chars)

    Affordable, Move in Ready! 3 bedroom, 1 bath with new carpet, new blinds, new ceiling fans, new interior paint, new plumbing, updated electric panel, newer windows, new paint on the eaves, soffit and gables. Open floor plan. Some awning type hurricane shutters. Relax on the screened porch and look out to the large fenced yard. This home is ready for a new family to enjoy. Call today to view.

13. 2016-07-08
    listed $79,000 394-char remark

    Show marketing remark (394 chars)

    Affordable, Move in Ready! 3 bedroom, 1 bath with new carpet, new blinds, new ceiling fans, new interior paint, new plumbing, updated electric panel, newer windows, new paint on the eaves, soffit and gables. Open floor plan. Some awning type hurricane shutters. Relax on the screened porch and look out to the large fenced yard. This home is ready for a new family to enjoy. Call today to view.

14. 2008-05-28
    soldstatus $72,500
15. 2008-05-21
    soldstatus $72,500
16. 2008-03-21
    listed $79,000

ⓘ 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: $2,576 · $215/mo
• Projected year-2 tax: $2,576 · $215/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $22,751
• − Mortgage interest: −$9,517
• − Property taxes: −$2,576
• − Insurance: −$850
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$4,943
• Taxable income: $1,226
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $3,562/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 — Cocoa

• Score: 72/100
• State rank: #344
• US rank: #5979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brevard County · 602,871 people
• City population: 67,424
• Metro: Palm Bay-Melbourne-Titusville, FL
• Population (ZIP): 23,505
• Household income: $70,735
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 782.0

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 (72%)
• Race & ethnicity: White 72% Black 11% Hispanic / Latino 10% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 91% English-only · Spanish 6% Vietnamese 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: ▼ -68.32%
• Current HPI: 335.1251
• Rent YoY: ▲ 5.60%
• 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

+115.1% since first listed

16 events — show timeline

• 2026-04-24 Pending — SCMLS
• 2026-03-13 Price Changed $169,900 SCMLS
• 2026-01-16 Price Changed $179,900 SCMLS
• 2025-12-22 Price Changed $189,900 SCMLS
• 2025-11-14 Listed $199,900 SCMLS
• 2022-04-06 Sold (Public Records) $210,000 Public Records
• 2022-04-05 Sold (MLS) $210,000 SCMLS
• 2022-02-24 Price Changed $1,600 RENT.
• 2022-02-23 Contingent — SCMLS
• 2022-02-04 Listed $215,000 SCMLS
• 2016-09-27 Sold (Public Records) $77,000 Public Records
• 2016-09-22 Sold (MLS) $77,000 SCMLS
• 2016-07-08 Listed $79,000 SCMLS
• 2008-05-28 Sold (Public Records) $72,500 Public Records
• 2008-05-21 Sold (MLS) $72,500 SCMLS
• 2008-03-21 Listed $79,000 SCMLS

Property tax history

+8.3%/yr

Latest (2025): $2,576 · -6.1% YoY. Source: county tax records.