1417 Walter St · Cocoa, FL 32926

$85,000

4 bd · 2.0 ba · 1,519 sqft · SingleFamily public records · 243 Days on market

Built 1945 7,841 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Spacious 1-Story Home with In-Law Potential in Cocoa. This 1-story home located in the Clear Lake Village of Cocoa offers 4 bedrooms and 2 full baths. The property features 2 kitchens, providing excellent potential for a private in-law arrangement. Enjoy the spacious living room and family room, ideal for gatherings and entertaining. The home sits on a corner lot with a fenced yard, offering plenty of outdoor space. Conveniently located near local shopping and restaurants, this property provides both comfort and accessibility. The home is being sold in As-Is condition. Don't miss this opportunity—schedule your showing today before this fixer-upper is SOLD!

Key facts

• Fenced yard
• 2 kitchens
• In-law potential

Tags

• IN-LAW POTENTIAL
• 2 KITCHENS
• CORNER LOT
• FENCED YARD
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (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; 7 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $75k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $85k implies a 347% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 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 1945 — 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: 2.76% ✓
• Cap rate: 23.70%
• Cash-on-cash: 62.17%
• DSCR: 3.77
• GRM: 3.0

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: 64.1%
• Equity multiple: 3.99×
• Total profit: $71,117
• Equity at exit: $12,674

10-year hold

• IRR: 69.4%
• Equity multiple: 9.01×
• Total profit: $190,549
• Equity at exit: $7,349

Cash invested: $23,800 (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 32926

• Home prices YoY: -16.9%
• Rents YoY: 5.6%
• Active inventory: 291
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,347 high
• Mortgage (P&I): −$446
• Tax from tax record: −$140 /mo · $1,682/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $1,233

Break-even live

Break-even rent $786

Max offer price $85,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,281	-5% $1,257	+0% $1,233	+5% $1,209	+10% $1,185
Rent	-10% $1,048	-5% $1,140	+0% $1,233	+5% $1,326	+10% $1,418
Rate	-1.0pp $1,276	-0.5pp $1,255	base $1,233	+0.5pp $1,211	+1.0pp $1,189

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1202 Princeton Rd Cocoa, FL	3.0	2.0	1473	$2,150	$1.46	24d	1	0.78mi
1105 Myrtle Ln Cocoa, FL	3.0	1.5	1232	$1,800	$1.46	15d	1	1.12mi
318 Lucerne Dr Cocoa, FL	3.0	1.0	1145	$1,700	$1.48	19d	1	1.20mi
3070 Cirrus Dr Cocoa, FL	3.0	1.0–2.0	1002	$2,661	$2.66	14d	29	1.26mi
214 Lucerne Dr Unit 1381666P Cocoa, FL	3.0	1.0	1151	$3,539	$3.07	14d	1	1.27mi
3028 Winchester Dr Cocoa, FL	3.0	2.0	1125	$1,915	$1.70	22d	1	1.43mi
2811 N Indian River Dr Cocoa, FL	3.0	1.5	1800	$2,600	$1.44	24d	1	1.44mi

Listing history 15 events

1. 2026-04-16
   status Pending
2. 2026-03-12
   price $85,000
3. 2026-02-03
   price $99,900
4. 2025-12-18
   price $119,900
5. 2025-11-18
   price $129,000
6. 2025-10-17
   price $139,900
7. 2025-09-17
   price $149,900
8. 2025-08-15
   listed $159,900 Active
9. 2025-01-03
   historical
10. 2024-04-19
    status Active
11. 2024-04-10
    status Pending
12. 2024-03-30
    listed $199,000 Active
13. 2024-01-10
    historical
14. 2024-01-03
    listed $250,000 Active
15. 2014-04-30
    soldstatus $19,000

ⓘ 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: $1,682 · $140/mo
• Projected year-2 tax: $1,682 · $140/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $28,168
• − Mortgage interest: −$4,761
• − Property taxes: −$1,682
• − Insurance: −$425
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − Depreciation: −$2,473
• Taxable income: $14,320
• Est. tax owed @ 24.0%: −$3,437
• After-tax cash flow: $11,360/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

+347.4% since first listed

15 events — show timeline

• 2026-04-16 Pending — SCMLS
• 2026-03-12 Price Changed $85,000 SCMLS
• 2026-02-03 Price Changed $99,900 SCMLS
• 2025-12-18 Price Changed $119,900 SCMLS
• 2025-11-18 Price Changed $129,000 SCMLS
• 2025-10-17 Price Changed $139,900 SCMLS
• 2025-09-17 Price Changed $149,900 SCMLS
• 2025-08-15 Listed $159,900 SCMLS
• 2025-01-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-04-19 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-04-10 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-03-30 Listed $199,000 Stellar MLS as Distributed by MLS Grid
• 2024-01-10 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-01-03 Listed $250,000 Stellar MLS as Distributed by MLS Grid
• 2014-04-30 Sold (Public Records) $19,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,682 · +14.0% YoY. Source: county tax records.